6150 E Avenue T #49 · Palmdale, CA 93552

$145,900

4 bd · 2.0 ba · 1,000 sqft · Manufactured · 41 Days on market

Built 1965 Good condition 2,000 sqft lot ↓ 9% since listing

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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 +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready home located in a well-maintained community in East Palmdale! Situated at 6150 E Ave T Space 49, this charming residence offers comfortable living with an inviting floor plan, perfect for first-time buyers, downsizers, or anyone seeking affordable homeownership. Enjoy the benefit of LOW space rent while living in a convenient location close to local schools, shopping centers, restaurants, parks, and everyday amenities. Commuters will appreciate the easy access to nearby freeways and major thoroughfares, making travel throughout the Antelope Valley and surrounding areas simple and convenient. This well-kept home combines affordability, comfort, and convenience i

Key facts

• 2,000 sq ft lot
• Built 1965
• Listed 41 days

Property features AI

Finance

• Other: Unit label/insignia number: 131380; Serial number: 505529203X; Length: 100 ft, Width: 10 ft; Dec number: AAE6303
• HOA & community: Park name: Joshua View MHP; Park manager: Olvin; New space rent / park deposit: $890

Exterior

• Utilities: 100 amp electrical service; Individual utility meter
• Home design: Mobile home (space #49); Includes porch; All ages park
• Construction: Metal roof; Siding exterior; Manufactured in 1965; Skirted; Model/Trade name: Sahara
• Exterior features: Wood fencing; Clubhouse/rec room (park amenity)

Interior

• Kitchen: Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace; Refrigerator wall/window unit
• Interior features: Gas range; Porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $146k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Keppel Union Elementary (rural): math 23% / reading 33% proficiency, ranked #1,089 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 2 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).
• At $3,655/mo this rent would consume 51% of the median local household income ($86k/yr) (locally 747% 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 $1k 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 + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($142k) 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 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.51% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.20%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 53.5%
• Equity multiple: 3.35×
• Total profit: $96,100
• Equity at exit: $21,754

10-year hold

• IRR: 58.7%
• Equity multiple: 6.83×
• Total profit: $238,022
• Equity at exit: $12,615

Cash invested: $40,852 (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 93552

• Home prices YoY: -6.4%
• Active inventory: 128
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,655 medium
• Mortgage (P&I): −$765
• Tax est. 1.5%: −$182 /mo · $2,188/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $1,879

Break-even live

Break-even rent $1,276

Max offer price $145,900

Occupancy floor 44%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36805 Alder St Palmdale, CA	3.0	2.0	1189	$2,700	$2.27	19d	1	0.91mi
37210 Sabal Ave Palmdale, CA	3.0	2.0	1198	$2,395	$2.00	1d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $145,900 Active 41 DOM
2. 2026-06-17
   days on market $145,900 Active 40 DOM
3. 2026-06-16
   days on market $145,900 Active 39 DOM
4. 2026-06-15
   days on market $145,900 Active 38 DOM
5. 2026-06-13
   days on market $145,900 Active 36 DOM
6. 2026-06-13
   days on market $145,900 Active 35 DOM
7. 2026-06-09
   days on market $145,900 Active 32 DOM
8. 2026-06-08
   days on market $145,900 Active 31 DOM
9. 2026-06-07
   days on market $145,900 Active 30 DOM
10. 2026-06-04
    days on market $145,900 Active 27 DOM
11. 2026-06-03
    days on market $145,900 Active 26 DOM
12. 2026-06-02
    days on market $145,900 Active 25 DOM
13. 2026-06-01
    days on market $145,900 Active 24 DOM
14. 2026-05-31
    days on market $145,900 Active 23 DOM
15. 2026-05-08
    listed $145,900 Active
16. 2026-04-29
    historical
17. 2026-02-18
    price $146,000
18. 2025-12-30
    price $147,000
19. 2025-12-30
    price $147,000
20. 2025-10-17
    price $148,000
21. 2025-10-17
    price $148,000
22. 2025-10-06
    listed $160,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,860
• − Mortgage interest: −$8,173
• − Property taxes: −$2,188
• − Insurance: −$730
• − Repairs & maintenance: −$3,509
• − Management: −$3,509
• − Depreciation: −$4,244
• Taxable income: $21,508
• Est. tax owed @ 24.0%: −$5,162
• After-tax cash flow: $17,388/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 move-in ready home in Palmdale offers a good condition with modern updates and a good location. It is ready for a new owner or renter to move in.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value.
• Both Landscaping improvements — Improves curb appeal and can increase property value.
• Both Upgrading HVAC units — Improves comfort and can increase property value.
• Both Adding a small outdoor entertainment area — Can increase property value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Improves curb appeal and can increase property value. ↑
• Both Upgrading HVAC units — Improves comfort and can increase property value. ↑
• Both Adding a small outdoor entertainment area — Can increase property value and appeal to potential buyers/renters. ↑

ⓘ 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: Keppel Union Elementary
• NCES district ID: 0619440
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $48,099
• Composite: 27.26/100
• National rank: #12432
• State rank: #1089 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,639
• Household income: $85,954
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 747.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% Black 13% White 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada, Dominican Republic
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 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: ▼ -27.00%
• Current HPI: 394.1607
• Rent YoY: —
• 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

-8.8% since first listed

8 events — show timeline

• 2026-05-08 Listed $145,900 AVMLS
• 2026-04-29 Listing Removed — CRMLS
• 2026-02-18 Price Changed $146,000 AVMLS
• 2025-12-30 Price Changed $147,000 AVMLS
• 2025-12-30 Price Changed $147,000 CRMLS
• 2025-10-17 Price Changed $148,000 AVMLS
• 2025-10-17 Price Changed $148,000 CRMLS
• 2025-10-06 Listed $160,000 CRMLS