12550 Carson St #65 · Hawaiian Gardens, CA 90716

$219,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 93 Days on market

Built 1989 Good condition $228/sqft · 27% above area Est $172k · 27% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +7.3/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME IN THIS FABULOUSE LOCATION DO NOT LAST! 2 bedrooms and 1 bathroom updated and well maintained mobile home sits in an interior location of the Lakewood Mobile Estates community bordering the City of Cypress. With very low space rent, this home is in a 55+ senior park of approximately 200 homes with plenty of amenities including: swimming pool, indoor spa, bingo/clubhouse and a pool table (2) game room. This home has large bedroom with a walk-in closet, . This home provides a wonderful open floor plan and dual pane windows that allow for a bright and spaciousness that you can feel as soon as you walk in through the front door. Large master bedroom with a walk-in closet, laminate wood looking floors, double pane windows cozy kitchen with newer counter-tops. MAKE IT A POINT TO SEE THIS BEAUTIFUL HOME BEFORE IT'S GONE!

Key facts

• Updated mobile home
• Open floor plan
• Indoor spa

Tags

• UPDATED MOBILE HOME
• INTERIOR LOCATION
• SWIMMING POOL
• INDOOR SPA
• GAME ROOM
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#341 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A, commute A, housing B; Watch: health & safety D+, schools F, crime F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 12 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $99k; list at $219k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $172,323
• List price: $219,000
• Delta: 27.09%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12550 Carson St #113	0.07mi	2/2.0	960 (0%)	13mo	$150,000	$156	86
12550 Carson St #124	0.00mi	2/2.0	1,000 (+4%)	13mo	$200,000	$200	82
12550 Carson St #57	0.00mi	2/2.0	880 (-8%)	8mo	$175,000	$199	80
12550 Carson St #96	0.00mi	2/2.0	880 (-8%)	11mo	$145,000	$165	77
12550 E Carson St #29	0.00mi	2/2.0	880 (-8%)	12mo	$175,000	$199	76
9080 Bloomfield Ave #79	0.19mi	3/2.0 (+1)	1,040 (+8%)	1mo	$129,900	$125	71
12550 Carson St #21	0.00mi	3/2.0 (+1)	1,056 (+10%)	9mo	$186,500	$177	71
22221 S Bloomfield Ave #16	0.30mi	2/2.0	1,080 (+12%)	3mo	$180,000	$167	63
9080 Bloomfield Ave #135	0.30mi	3/2.0 (+1)	1,056 (+10%)	4mo	$185,000	$175	61
9080 Bloomfield Ave #86	0.30mi	2/2.0	1,000 (+4%)	23mo	$35,000	$35	60
9080 Bloomfield Ave #134	0.30mi	3/2.0 (+1)	1,044 (+9%)	11mo	$175,000	$168	57
9080 Bloomfield Ave #77	0.27mi	3/2.0 (+1)	1,100 (+15%)	4mo	$168,000	$153	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $18,509
• Equity at exit: $32,654

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $85,772
• Equity at exit: $18,935

Cash invested: $61,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90716

• Home prices YoY: -19.9%
• Active inventory: 12
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $847

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 67%

Sensitivity live

Price	-10% $998	-5% $923	+0% $847	+5% $771	+10% $696
Rent	-10% $611	-5% $729	+0% $847	+5% $965	+10% $1,083
Rate	-1.0pp $957	-0.5pp $903	base $847	+0.5pp $790	+1.0pp $733

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21600 Bloomfield Ave Hawaiian Gardens, CA	1.0	1.0	650	$2,020	$3.11	8d	2	0.21mi
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,844	$3.51	0d	6	0.49mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	5d	2	0.50mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	18d	1	0.53mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	0d	3	0.62mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	45d	1	0.64mi
12100 226th St Hawaiian Gardens, CA	2.0	1.0	757	$2,195	$2.90	0d	1	0.71mi
9802 Bloomfield Ave Cypress, CA	1.0	1.0	770	$2,490	$3.23	0d	2	0.77mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	3d	1	0.79mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	45d	1	0.80mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	0d	1	0.95mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	14d	1	0.99mi
20743 Elaine Ave Lakewood, CA	2.0	1.0	740	$2,650	$3.58	8d	1	1.06mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	25d	1	1.07mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	8d	1	1.07mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$2,616	$3.02	0d	26	1.07mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	45d	1	1.08mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	45d	1	1.20mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	45d	1	1.28mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	23d	1	1.30mi
3190 Claremore Ave Long Beach, CA	1.0	1.0	850	$2,050	$2.41	6d	1	1.33mi
11555 216th St Lakewood, CA	1.0	1.0	630	$2,315	$3.67	8d	2	1.33mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	8d	1	1.38mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	45d	1	1.38mi
11509 216th St Lakewood, CA	1.0–2.0	1.0–2.0	816	$2,950	$3.62	3d	1	1.39mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	45d	1	1.46mi
11441 216th St Unit 215-09 Lakewood, CA	2.0	2.0	975	$2,650	$2.72	21d	1	1.46mi
11441 216th St Lakewood, CA	2.0	2.0	975	$2,650	$2.72	45d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $219,000 Active 93 DOM
2. 2026-06-18
   days on market $219,000 Active 90 DOM
3. 2026-06-17
   days on market $219,000 Active 89 DOM
4. 2026-06-16
   days on market $219,000 Active 88 DOM
5. 2026-06-15
   days on market $219,000 Active 87 DOM
6. 2026-06-13
   days on market $219,000 Active 85 DOM
7. 2026-06-13
   days on market $219,000 Active 84 DOM
8. 2026-06-09
   days on market $219,000 Active 81 DOM
9. 2026-06-08
   days on market $219,000 Active 80 DOM
10. 2026-06-07
    days on market $219,000 Active 79 DOM
11. 2026-06-04
    days on market $219,000 Active 76 DOM
12. 2026-06-03
    days on market $219,000 Active 75 DOM
13. 2026-06-02
    days on market $219,000 Active 74 DOM
14. 2026-06-01
    days on market $219,000 Active 73 DOM
15. 2026-05-31
    days on market $219,000 Active 72 DOM
16. 2026-03-20
    listed $219,000 Active 830-char remark

    Show marketing remark (830 chars)

    HOME IN THIS FABULOUSE LOCATION DO NOT LAST! 2 bedrooms and 1 bathroom updated and well maintained mobile home sits in an interior location of the Lakewood Mobile Estates community bordering the City of Cypress. With very low space rent, this home is in a 55+ senior park of approximately 200 homes with plenty of amenities including: swimming pool, indoor spa, bingo/clubhouse and a pool table (2) game room. This home has large bedroom with a walk-in closet, . This home provides a wonderful open floor plan and dual pane windows that allow for a bright and spaciousness that you can feel as soon as you walk in through the front door. Large master bedroom with a walk-in closet, laminate wood looking floors, double pane windows cozy kitchen with newer counter-tops. MAKE IT A POINT TO SEE THIS BEAUTIFUL HOME BEFORE IT'S GONE!

17. 2020-09-15
    soldstatus $99,000 Closed Sale 327-char remark

    Show marketing remark (327 chars)

    WELCOM HOME!!! 2 BEDROOM AND 2 BATH VERY NICE QUIET SENIOR MOBILE HOME PARK IN CONVENIENT LOCATION HAWAIIAN GARDENS. MANY SHOPS RESTAURANTS AND MARKETS AND FWYS NEARBY. COMMUNITY POOL LIBRARY. HOME WITH 960 SF. VERY ROOMY AND COMFORTABLE INSIDE. 2 YEARS NEW FLOOR COPPER PLUMING NEWER ROOF. GOOD SIZES FRONT PATIO AND STORAGE.

18. 2020-09-07
    status Pending Sale 327-char remark

    Show marketing remark (327 chars)

    WELCOM HOME!!! 2 BEDROOM AND 2 BATH VERY NICE QUIET SENIOR MOBILE HOME PARK IN CONVENIENT LOCATION HAWAIIAN GARDENS. MANY SHOPS RESTAURANTS AND MARKETS AND FWYS NEARBY. COMMUNITY POOL LIBRARY. HOME WITH 960 SF. VERY ROOMY AND COMFORTABLE INSIDE. 2 YEARS NEW FLOOR COPPER PLUMING NEWER ROOF. GOOD SIZES FRONT PATIO AND STORAGE.

19. 2020-08-14
    historical Active Under Contract 327-char remark

    Show marketing remark (327 chars)

    WELCOM HOME!!! 2 BEDROOM AND 2 BATH VERY NICE QUIET SENIOR MOBILE HOME PARK IN CONVENIENT LOCATION HAWAIIAN GARDENS. MANY SHOPS RESTAURANTS AND MARKETS AND FWYS NEARBY. COMMUNITY POOL LIBRARY. HOME WITH 960 SF. VERY ROOMY AND COMFORTABLE INSIDE. 2 YEARS NEW FLOOR COPPER PLUMING NEWER ROOF. GOOD SIZES FRONT PATIO AND STORAGE.

20. 2020-08-11
    listed $107,000 Active 327-char remark

    Show marketing remark (327 chars)

    WELCOM HOME!!! 2 BEDROOM AND 2 BATH VERY NICE QUIET SENIOR MOBILE HOME PARK IN CONVENIENT LOCATION HAWAIIAN GARDENS. MANY SHOPS RESTAURANTS AND MARKETS AND FWYS NEARBY. COMMUNITY POOL LIBRARY. HOME WITH 960 SF. VERY ROOMY AND COMFORTABLE INSIDE. 2 YEARS NEW FLOOR COPPER PLUMING NEWER ROOF. GOOD SIZES FRONT PATIO AND STORAGE.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,856
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$6,371
• Taxable income: $7,101
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $8,461/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a 55+ senior park offers a spacious and open floor plan with updated kitchens and bathrooms. The home is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value
• Both Replace window treatments — New curtains or blinds can improve the home's aesthetic and energy efficiency
• Both Install smart home devices — Smart locks, thermostats, and lighting can increase convenience and energy savings
• Both Add outdoor lighting — Well-lit exterior can enhance safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Replace window treatments — New curtains or blinds can improve the home's aesthetic and energy efficiency ↑
• Both Install smart home devices — Smart locks, thermostats, and lighting can increase convenience and energy savings ↑
• Both Add outdoor lighting — Well-lit exterior can enhance safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Hawaiian Gardens

• Score: 66/100
• State rank: #341
• US rank: #11666

Category grades

Amenities A Commute A Cost of living F Crime F Employment C+ Housing B Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Gardens, CA
• City population: 13,743
• Population (ZIP): 13,743

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% Asian 11% White 7% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Italian 1%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 61% Korean 5% Other Asian/Pacific 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.15%
• Current HPI: 496.7459
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+104.7% since first listed

5 events — show timeline

• 2026-03-20 Listed $219,000 CRMLS
• 2020-09-15 Sold (MLS) $99,000 CRMLS
• 2020-09-07 Pending — CRMLS
• 2020-08-14 Contingent — CRMLS
• 2020-08-11 Listed $107,000 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $400 · +5.0% YoY. Source: county tax records.