5711 Columbia #82 · Quartz Hill, CA 93536

$99,999

1 bd · 1.0 ba · 612 sqft · Manufactured · 12 Days on market

Built 1966 20 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a great opportunity to buy this lovely little mobile home and start your journey toward homeownership. This unit of 1 bed 1 bath with approx. 612 sqft has been recently renovated with new paint, flooring, and windows. It sits on a generously sized lot; the backyard features a large tree that offers welcome shade just as summer begins. Come take a look and see for yourself how comfortable it is.

Key facts

• Generously sized lot
• Recently renovated
• 19.83 acre lot

Tags

• RECENTLY RENOVATED
• GENEROUSLY SIZED LOT

Property features AI

Finance

• Other: Lot density approximately 6–10 units per acre; Living area source: Assessor's data; Lot size source: Other
• HOA & community: Park-managed community (manager approval required)

Exterior

• Parking: Located within QH Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-family mobile home; Single-story; Entry on main level; Facing direction not specified
• Construction: Mobile home — approximately 12 ft by 51 ft; Year built referenced in remarks
• Exterior features: In-ground community pool; Street lighting; Suburban setting; Mobile home remains on site; Model: Sportcraft

Interior

• Kitchen: Garbage disposal; Gas oven; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling; Heating details noted in remarks
• Interior features: One-level home; Entry at ground level
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.2% vs local median 4.1% in Quartz Hill — 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 58/100 on livability (#703 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gregg Anderson Academy (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 867 students, 27% FRL); Joe Walker Middle (736 students, 60% FRL); Quartz Hill High (3,066 students, 42% FRL).
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 1140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,999

Questions for the listing agent

1. Built in 1966 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.63%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.91×
• Total profit: $25,533
• Equity at exit: $14,910

10-year hold

• IRR: 29.1%
• Equity multiple: 3.23×
• Total profit: $62,390
• Equity at exit: $8,646

Cash invested: $28,000 (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 93536

• Rents YoY: -1.2%
• Active inventory: 1140
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $738

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 54%

Sensitivity live

Price	-10% $807	-5% $773	+0% $738	+5% $704	+10% $669
Rent	-10% $595	-5% $667	+0% $738	+5% $810	+10% $881
Rate	-1.0pp $788	-0.5pp $764	base $738	+0.5pp $712	+1.0pp $686

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 West Avenue L Lancaster, CA	1.0	1.0	531	$1,645	$3.10	0d	1	0.78mi

Listing history 9 events

1. 2026-06-21
   days on market $99,999 Active 12 DOM
2. 2026-06-18
   days on market $99,999 Active 9 DOM
3. 2026-06-17
   days on market $99,999 Active 8 DOM
4. 2026-06-16
   days on market $99,999 Active 7 DOM
5. 2026-06-15
   days on market $99,999 Active 6 DOM
6. 2026-06-13
   days on market $99,999 Active 4 DOM
7. 2026-06-13
   days on market $99,999 Active 3 DOM
8. 2026-06-10
   remarks 405-char remark
9. 2026-06-10
   listed $99,999 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 8/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥97°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,709
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,909
• Taxable income: $7,725
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $7,003/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Quartz Hill

• Score: 58/100
• State rank: #703
• US rank: #21208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartz Hill, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 73,412
• Household income: $106,903
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1998.0

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: White 39% Hispanic / Latino 37% Two or more races 19% Black 13% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 75% English-only · Spanish 19% Tagalog/Filipino 2% Arabic 1%

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: ▼ -268.64%
• Current HPI: 357.0605
• Rent YoY: ▼ -1.20%
• 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

+170.3% since first listed

22 events — show timeline

• 2026-06-09 Listed $99,999 CRMLS
• 2026-06-08 Listed $99,999 AVMLS
• 2024-11-01 Listing Removed — CRMLS
• 2024-10-11 Price Changed $80,000 AVMLS
• 2024-10-11 Price Changed $80,000 CRMLS
• 2024-08-16 Price Changed $89,990 CRMLS
• 2024-08-13 Price Changed $89,990 AVMLS
• 2024-07-26 Price Changed $99,000 AVMLS
• 2024-07-26 Price Changed $99,000 CRMLS
• 2024-07-02 Listed $114,990 CRMLS
• 2023-07-12 Sold (MLS) $70,000 AVMLS
• 2023-07-12 Sold (MLS) $70,000 CRMLS
• 2023-07-11 Pending — CRMLS
• 2023-06-30 Sold (MLS) $70,000 CRMLS
• 2023-05-28 Pending — CRMLS
• 2023-05-28 Pending — AVMLS
• 2023-05-22 Listed $70,000 AVMLS
• 2023-05-22 Listed $70,000 CRMLS
• 2018-10-05 Listing Removed — AVMLS
• 2018-10-03 Sold (MLS) $35,000 AVMLS
• 2018-09-18 Pending — AVMLS
• 2018-09-14 Listed $37,000 AVMLS