1700 E Avenue Q14 #14 · Palmdale, CA 93550

$239,900

3 bd · 2.0 ba · 1,316 sqft · Condo public records · 55 Days on market

Built 1989 $440/mo HOA · 18% of rent

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.2/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath condominium offering a great opportunity for homeowners and investors alike! This spacious unit features a functional layout and generous living areas, ready for your personal touch. While the property does need some TLC, it presents incredible potential to truly make it your own or transform it into a strong rental investment. Conveniently located near shopping centers, dining, and with easy access to the 14 Freeway, making commuting a breeze. Don't miss this chance to add value and create something special--this is the opportunity you've been waiting for!

Key facts

• Near dining
• $440 HOA
• 2 garage spots

Tags

• EASY ACCESS TO 14 FREEWAY
• NEAR SHOPPING CENTERS
• NEAR DINING

Property features AI

Finance

• Other: Living area and lot size sourced from assessor data
• HOA & community: Part of an association (Casa de Pueblo of Palmdale); Monthly association fee of $440; Association provides water, front yard maintenance, and trash; Community has street lighting and sidewalks; Community contains 84 units

Exterior

• Parking: Attached garage with rear entry; Paved parking; 2 parking spaces (garage and total)
• Utilities: Public sewer; District/public water
• Home design: Attached condominium; Two stories; Attached property
• Construction: House structure type; No accessory dwelling unit
• Exterior features: No pool

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Two-level home; Front and rear entry; All bedrooms located upstairs; Main entry on level 1
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $23 ($272/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: crime F, amenities F, cost of living F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Palmdale Learning Plaza (783 students, 80% FRL); Cactus Medical Health And Technology Magnet Academy (865 students, 92% FRL); Palmdale High (2,443 students, 74% FRL).
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $2,510/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 4384% 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 $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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $240k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-40,299
• Equity at exit: $35,770

10-year hold

• IRR: -11.9%
• Equity multiple: 0.33×
• Total profit: $-44,702
• Equity at exit: $20,742

Cash invested: $67,172 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$100
• HOA: −$440
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $23

Break-even live

Break-even rent $2,481

Max offer price $239,900

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $91	+0% $23	+5% $-45	+10% $-113
Rent	-10% $-176	-5% $-76	+0% $23	+5% $122	+10% $221
Rate	-1.0pp $144	-0.5pp $84	base $23	+0.5pp $-39	+1.0pp $-103

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38318 17th St E Palmdale, CA	3.0	1.0	1053	$2,650	$2.52	0d	1	0.28mi
1715 Boysenberry Way Palmdale, CA	4.0	3.0	1744	$2,900	$1.66	0d	1	0.38mi
1621 E Avenue Q6 Palmdale, CA	4.0	2.0	1574	$2,600	$1.65	3d	1	0.56mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,150	$2.56	0d	8	0.63mi
37938 Palm Vista Ave Unit A Palmdale, CA	3.0	1.0	1223	$2,150	$1.76	0d	1	0.65mi
38238 11th St E Palmdale, CA	1.0–2.0	1.0–2.0	750	$1,695	$2.26	0d	3	0.72mi
37414 Drexel St Palmdale, CA	3.0	2.5	1452	$2,500	$1.72	0d	1	0.76mi
38705 20th St E Palmdale, CA	3.0	1.5	1150	$1,895	$1.65	0d	1	0.78mi
38728 17th St E Palmdale, CA	2.0	1.0	921	$2,050	$2.23	0d	1	0.81mi
1138 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,455	$1.94	15d	1	0.81mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,800	$2.76	18d	1	0.85mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,400	$2.37	0d	1	0.85mi
2260 E Avenue Q4 #70 Palmdale, CA	4.0	2.0	1443	$2,999	$2.08	0d	1	0.86mi
38225 9th St E Unit 1 Palmdale, CA	2.0	2.5	1500	$2,500	$1.67	0d	1	1.00mi
38572 10th Pl E Apt 4 Palmdale, CA	2.0	1.0	950	$1,850	$1.95	0d	1	1.02mi
38707 12th St E Apt 8 Palmdale, CA	2.0	1.5	1100	$1,550	$1.41	0d	1	1.02mi
38707 12th St E Palmdale, CA	2.0–3.0	1.5–2.5	1150	$1,950	$1.70	0d	3	1.02mi
38707 12th St E Apt 1 Palmdale, CA	3.0	2.5	1200	$1,950	$1.62	0d	1	1.02mi
38707 12th St E Apt 8 Palmdale, CA	2.0	1.5	1100	$1,550	$1.41	21d	1	1.02mi
38728 12th St E Palmdale, CA	2.0	1.0	980	$2,800	$2.86	4d	1	1.03mi
38722 11th St E Palmdale, CA	2.0–3.0	2.0	1011	$2,290	$2.27	0d	4	1.09mi
38604 10th St E Unit 5 Palmdale, CA	2.0	1.0	950	$1,850	$1.95	0d	1	1.11mi
38594 Friendly Ave Palmdale, CA	3.0	1.0	988	$2,600	$2.63	0d	1	1.24mi
38594 Friendly Ave Palmdale, CA	3.0	1.0	988	$2,700	$2.73	7d	1	1.24mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	0d	1	1.24mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	8d	1	1.44mi
518 East Avenue Q4 Unit 5 Palmdale, CA	2.0	1.0	875	$2,150	$2.46	0d	1	1.45mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $239,900 Active 55 DOM
2. 2026-06-18
   days on market $239,900 Active 52 DOM
3. 2026-06-17
   days on market $239,900 Active 51 DOM
4. 2026-06-16
   days on market $239,900 Active 50 DOM
5. 2026-06-15
   days on market $239,900 Active 49 DOM
6. 2026-06-13
   days on market $239,900 Active 47 DOM
7. 2026-06-13
   days on market $239,900 Active 46 DOM
8. 2026-06-10
   remarks 621-char remark
9. 2026-06-10
   price $239,900 Active 43 DOM
10. 2026-06-09
    days on market $265,000 Active 43 DOM
11. 2026-06-08
    days on market $265,000 Active 42 DOM
12. 2026-06-07
    days on market $265,000 Active 41 DOM
13. 2026-06-04
    days on market $265,000 Active 38 DOM
14. 2026-06-03
    days on market $265,000 Active 37 DOM
15. 2026-06-02
    days on market $265,000 Active 36 DOM
16. 2026-06-01
    days on market $265,000 Active 35 DOM
17. 2026-05-31
    days on market $265,000 Active 34 DOM
18. 2026-04-27
    listed $265,000 Active
19. 2026-04-06
    listed $265,000 Active 590-char remark

    Show marketing remark (590 chars)

    Charming 3-bedroom, 2-bath condominium offering a great opportunity for homeowners and investors alike! This spacious unit features a functional layout and generous living areas, ready for your personal touch. While the property does need some TLC, it presents incredible potential to truly make it your own or transform it into a strong rental investment. Conveniently located near shopping centers, dining, and with easy access to the 14 Freeway, making commuting a breeze. Don't miss this chance to add value and create something special--this is the opportunity you've been waiting for!

20. 2012-12-18
    soldstatus $62,500 282-char remark

    Show marketing remark (282 chars)

    Convenient 2 story attached townhouse. This 3 bedroom, 2 bath home has Tile Flooring at Entry, Living Room, Kitchen and hallway and a 2 car garage. Located in well maintained complex and within walking distance to schools and shopping. Purchase this home for as little as 3% Down!!!

21. 2012-11-02
    listed $59,900 282-char remark

    Show marketing remark (282 chars)

    Convenient 2 story attached townhouse. This 3 bedroom, 2 bath home has Tile Flooring at Entry, Living Room, Kitchen and hallway and a 2 car garage. Located in well maintained complex and within walking distance to schools and shopping. Purchase this home for as little as 3% Down!!!

22. 1995-08-31
    soldstatus $50,500

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,115
• − Mortgage interest: −$13,438
• − Property taxes: −$1,943
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − HOA: −$5,280
• − Depreciation: −$6,979
• Taxable loss: −$3,542
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,122/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 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): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+424.8% since first listed

5 events — show timeline

• 2026-04-27 Listed $265,000 CRMLS
• 2026-04-06 Listed $265,000 AVMLS
• 2012-12-18 Sold (MLS) $62,500 AVMLS
• 2012-11-02 Listed $59,900 AVMLS
• 1995-08-31 Sold (Public Records) $50,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,943 · +9.3% YoY. Source: county tax records.