1065 Lomita Blvd #127 · West Carson, CA 90710

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 5 Days on market

Built 1974 Est $266k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful mobile sisuated on two lots. large island kitchen with lots of cupboard space. A wonderful feature of this home is that the windows have been replaced by triple pane glass. This keeps the home cool in the summer and warmer in the winter. The home in very well kept and the side yard has an area with a gasbo and BBQing area. This is a must see.

Key facts

• 2 parking spots
• Community pool
• Built 1974

Property features AI

Finance

• Other: Located in San Rafael Mobile Park (manager approval required); Directions: Lomita Blvd turn into San Rafael Mobile Park
• HOA & community: Part of an association; Senior community; Rent includes association dues; Land lease of $1,495 monthly

Exterior

• Parking: Two parking spaces; Two carport spaces
• Utilities: Water from district/public or other source; Sewer or septic (unknown)
• Home design: Single-story mobile home (12' x 60'); Mobile home remains on site
• Construction: Year built per public records; Living area per assessor's data
• Exterior features: Association pool; Street lighting

Interior

• Kitchen: Refrigerator; Electric stove
• Bathrooms: Two 3/4 bathrooms
• Interior features: Community spa (association-maintained); Entry at ground level
• Laundry & utility: Washer included; Dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Cap rate 12.5% vs local median 2.9% in West Carson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 64 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 44% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.1% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $65k; list at $199k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.25%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $266,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 W Lomita Blvd #153	0.00mi	2/2.0	1,440 (0%)	1mo	$266,000	$185	99
1065 Lomita Blvd #449	0.08mi	2/2.0	1,440 (0%)	2mo	$337,000	$234	95
1065 Lomita Blvd #391	0.08mi	2/2.0	1,440 (0%)	4mo	$305,000	$212	94
1065 Lomita Blvd #7	0.14mi	2/2.0	1,440 (0%)	5mo	$295,000	$205	90
1065 Lomita Blvd #172	0.14mi	2/2.0	1,440 (0%)	7mo	$241,000	$167	88
1065 Lomita Blvd #248	0.04mi	2/2.0	1,536 (+7%)	3mo	$250,000	$163	84
1065 Lomita Blvd #147	0.14mi	2/2.0	1,344 (-7%)	0mo	$160,000	$119	82
1065 Lomita Blvd #92	0.14mi	3/2.0 (+1)	1,440 (0%)	9mo	$286,500	$199	81
1065 Lomita Blvd #180	0.00mi	3/2.0 (+1)	1,554 (+8%)	2mo	$375,000	$241	80
1065 Lomita Blvd #199	0.14mi	2/2.0	1,550 (+8%)	1mo	$222,500	$144	80
1065 Lomita Blvd #387	0.14mi	2/2.0	1,344 (-7%)	11mo	$191,500	$142	74
760 Lomita Blvd #116	0.60mi	3/2.0 (+1)	1,620 (+12%)	8mo	$295,000	$182	39

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $33,994
• Equity at exit: $29,672

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $116,152
• Equity at exit: $17,206

Cash invested: $55,720 (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 90710

• Rents YoY: 3.1%
• Active inventory: 64
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,048 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,033

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,171	-5% $1,102	+0% $1,033	+5% $964	+10% $896
Rent	-10% $792	-5% $913	+0% $1,033	+5% $1,153	+10% $1,274
Rate	-1.0pp $1,133	-0.5pp $1,084	base $1,033	+0.5pp $981	+1.0pp $929

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	44d	1	0.28mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.45mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	16d	1	0.49mi
1340 255th St W Apt 1 Harbor City, CA	2.0	2.0	932	$2,595	$2.78	0d	1	0.62mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	6d	1	0.62mi
1623 255th St W Harbor City, CA	3.0	3.0	1344	$3,995	$2.97	0d	1	0.77mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	0.83mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	12d	1	0.86mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	22d	1	0.90mi
256 W Lomita Blvd Wilmington, CA	3.0	1.0	1000	$1,800	$1.80	22d	1	0.92mi
1500 W Pacific Coast Hwy Wilmington, CA	2.0–3.0	2.0	1117	$3,700	$3.31	0d	1	0.92mi
1444 260th St #22 Harbor City, CA	2.0	2.0	935	$2,950	$3.16	8d	1	1.04mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	22d	1	1.05mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	0d	1	1.05mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.07mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	17d	1	1.08mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	1.09mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	44d	1	1.10mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.10mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	1.10mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	6d	1	1.11mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	19d	1	1.11mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	1.13mi
1316 1/2 W Anaheim St Harbor City, CA	2.0	1.0	900	$2,100	$2.33	25d	1	1.17mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.21mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.24mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$3,400	$2.30	44d	2	1.25mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	25d	1	1.28mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.31mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.33mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	23d	1	1.39mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	44d	1	1.48mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	8d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $199,000 Active 5 DOM
2. 2026-06-18
   days on market $199,000 Active 2 DOM
3. 2026-06-17
   listed $199,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,582
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,927
• − Management: −$2,927
• − Depreciation: −$5,789
• Taxable income: $9,812
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $10,042/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.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• 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

-74.6% since first listed

17 events — show timeline

• 2026-06-16 Listed $199,000 CRMLS
• 2011-06-25 Sold (MLS) $65,000 CRMLS
• 2011-06-15 Pending — CRMLS
• 2011-06-10 Listed $69,500 CRMLS
• 2004-07-01 Listing Removed — CRMLS
• 2004-02-16 Listed $81,000 CRMLS
• 2003-08-30 Price Changed $81,000 CRMLS
• 2003-08-30 Price Changed $81,000 CRMLS
• 2003-08-30 Price Changed $81,000 CRMLS
• 2003-08-30 Price Changed $81,000 CRMLS
• 2003-08-29 Sold (MLS) $73,500 CRMLS
• 2003-08-29 Price Changed $785,000 CRMLS
• 2003-08-29 Sold (MLS) $73,500 CRMLS
• 2003-08-29 Sold (MLS) $73,500 CRMLS
• 2003-08-29 Price Changed $785,000 CRMLS
• 2003-08-29 Sold (MLS) $73,500 CRMLS
• 2003-08-29 Price Changed $785,000 CRMLS