3157 E I Ave Unit E2 · Lancaster, CA 93535

$139,900

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 20 Days on market

Built 1969 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Elegance Meets Modern Comfort! Welcome home to this impeccably refurbished 3-bedroom, 2-bathroom mobile home. Step inside to discover a bright, open floor plan with large picture windows that flood the living room and third bedroom with natural light. The heart of the home is a chef-inspired kitchen featuring refreshed cabinetry, solid surface countertops, a dedicated pantry, and a built-in wine cabinet. The oversized primary suite serves as a private retreat, boasting a completely remodeled bathroom with a trendy vessel sink and a sleek vanity. Throughout the home, you'll find fresh paint, new flooring, and energy-efficient LED recessed lighting. Enjoy the charming front porch framed by a classic white picket fence and a private, fenced yard. This home also features a covered carport and access to a large community pool. Centrally located near schools, shopping, and dining, this move-in ready gem is priced to sell and will not last!

Key facts

• Open floor plan
• Remodeled bathroom
• Dedicated pantry

Tags

• REFURBISHED MOBILE HOME
• OPEN FLOOR PLAN
• CHEF INSPIRED KITCHEN
• DEDICATED PANTRY
• BUILT IN WINE CABINET
• REMODELED BATHROOM

Property features AI

Finance

• Other: Directions: Mobile home park is located on East Avenue I and 32nd Street East
• HOA & community: Mobile home park community (Western Skies)

Exterior

• Parking: Located in Western Skies mobile home park
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-story mobile home; Mobile home remains on site; Entry level: 1; Model: Unknown
• Construction: Wood construction; Concrete slab foundation; 20 ft wide by 50 ft long (mobile home dimensions); Year built source: Assessor
• Exterior features: Community pool; Street lighting; Paved road access; Rectangular lot shape

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Shower and shower-in-tub options
• Heating & cooling: Central cooling; Natural gas central furnace
• Interior features: Ceiling fan; One-level living; Front door entry
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,722/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 2494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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 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?
4. 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?
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: 1.95% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.27%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $85,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45415 E 28th St E #45	0.43mi	4/2.0 (+1)	922 (-8%)	1mo	$90,000	$98	61
3753 East Ave. I #96	0.69mi	2/2.0 (-1)	960 (-4%)	2mo	$80,000	$83	54
3753 E Avenue I #7	0.36mi	2/1.0 (-1)	887 (-11%)	12mo	$75,000	$85	46

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.15×
• Total profit: $45,157
• Equity at exit: $20,860

10-year hold

• IRR: 34.4%
• Equity multiple: 3.73×
• Total profit: $107,065
• Equity at exit: $12,096

Cash invested: $39,172 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,184

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 52%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	0.93mi
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	24d	1	1.34mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	24d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $139,900 Active 20 DOM
2. 2026-06-17
   days on market $139,900 Active 19 DOM
3. 2026-06-16
   days on market $139,900 Active 18 DOM
4. 2026-06-15
   days on market $139,900 Active 17 DOM
5. 2026-06-13
   days on market $139,900 Active 15 DOM
6. 2026-06-13
   days on market $139,900 Active 14 DOM
7. 2026-06-09
   days on market $139,900 Active 11 DOM
8. 2026-06-08
   days on market $139,900 Active 10 DOM
9. 2026-06-07
   days on market $139,900 Active 9 DOM
10. 2026-06-04
    days on market $139,900 Active 6 DOM
11. 2026-06-03
    days on market $139,900 Active 5 DOM
12. 2026-06-02
    days on market $139,900 Active 4 DOM
13. 2026-06-01
    days on market $139,900 Active 3 DOM
14. 2026-05-31
    days on market $139,900 Active 2 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,669
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$4,070
• Taxable income: $12,737
• Est. tax owed @ 24.0%: −$3,057
• After-tax cash flow: $11,150/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 80/100 Cosmetic rehab

This turnkey mobile home is in excellent condition with modern updates and a charming curb appeal, making it a great investment for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value.
• Both Add a small outdoor seating area — Improves both resale and rental value by adding a functional and attractive outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value. ↑
• Both Add a small outdoor seating area — Improves both resale and rental value by adding a functional and attractive outdoor space. ↑

ⓘ 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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $139,900 CRMLS
• 2026-05-29 Listed $139,900 AVMLS