14039 Lake Glen Dr #67 · La Mirada, CA 90638

$290,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 1 Days on market

Built 1976 Good condition Est $300k · at est.

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Why this score? — see what drove the C+ 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 +25.5/30.0
• ARV discount +8.9/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Senior Park Community 55+. .. Senior Park community, featuring a large Clubhouse with Beautiful Lake Entrance. This 3-bedroom 2 bath home features an open concept kitchen living room, the kitchen has newer cabinets, granite counter tops, Lazy Susan, and pantry. Large master bedroom and bathroom, with lots of storage. This home has a long covered patio that walks out to the lush greenbelt, great to sit and relax and enjoy the day or evening, and great for entertaining. The carport is covered and you can easily put two to three cars depending on the size, it also has a back private area with a nice sized shed. This is a must see. Call for an appt today!

Key facts

• Pantry
• Lazy susan
• Newer cabinets

Tags

• LARGE CLUBHOUSE
• NEWER CABINETS
• GRANITE COUNTER TOPS
• LAZY SUSAN
• PANTRY
• LONG COVERED PATIO

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed
• Financial info: Land lease (monthly)
• HOA & community: Senior community; Lake Park La Mirada park; Community features: fishing, lake, sidewalks, curbs, gutters, street lighting

Exterior

• Parking: Attached carport (2 carport spaces, tandem); Concrete driveway; Guest and private parking available; Private road with paved surface
• Security: Gated community; Resident manager; Carbon monoxide detector(s); Smoke detector
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected; Sewer connected; Water connected; Telephone in street; Cable available
• Home design: Single-story; Entry at front door; Faces south; Mobile home remains (24' x 60'); Double-bodied unit
• Construction: Brick and hardboard construction; Composition shingle roof; Pier jacks foundation; Brick skirt
• Exterior features: Covered front porch; Open concrete patio; Awning; Rain gutters; In-ground tile pool (private and community, heated); Block/masonry privacy fence; Landscaped lot; Greenbelt and lake access; Shed (1)

Interior

• Kitchen: Gas cooktop; Built-in range; Electric oven; Gas oven; Refrigerator; Dishwasher; Kitchen open to family room; Remodeled kitchen; Kitchen island
• Bedrooms: Primary bedroom; All bedrooms on main level; Jack & Jill bedroom configuration
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Soaking tub; Walk-in shower; Bathtub; Hollywood (Jack & Jill) bathroom; Granite counters in bathrooms
• Heating & cooling: Forced air heating; Central electric cooling
• Interior features: Unfurnished; Pantry; Granite counters; Tandem layout; Sliding glass doors; Double-pane windows with screens; Drapes/curtains; Carbon monoxide and smoke detectors; Gated community with resident manager; Community heated in-ground spa; Linen closet/storage
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 9.1% vs local median 2.4% in La Mirada — 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 73/100 on livability (#149 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; Watch: health & safety D, cost of living F.
• Norwalk-La Mirada Unified (suburban): math 28% / reading 61% proficiency, ranked #177 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 52 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 37% of the median local income ($110k/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 $2k of loan paydown is wiped out by about $9k 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 + 6.1% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,000

Questions for the listing agent

1. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14044 Lake Glen Dr #38	0.03mi	2/2.0 (-1)	1,248 (0%)	0mo	$275,000	$220	94
14038 Lake Glen Dr #40	0.04mi	3/2.0	1,354 (+8%)	22mo	$325,000	$240	66

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $7,077
• Equity at exit: $43,240

10-year hold

• IRR: 14.6%
• Equity multiple: 2.35×
• Total profit: $109,258
• Equity at exit: $25,074

Cash invested: $81,200 (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 90638

• Rents YoY: 6.1%
• Active inventory: 52
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,396 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $678

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 75%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12202 Colima Rd Whittier, CA	3.0	2.0	1224	$4,000	$3.27	10d	1	0.53mi
13857 Leffingwell Rd Whittier, CA	2.0–3.0	2.0	1100	$3,490	$3.17	1d	1	0.57mi
14105 Leffingwell Rd Whittier, CA	1.0–2.0	1.0–1.5	598	$2,350	$3.93	1d	1	0.59mi
13919 Coteau Dr Whittier, CA	2.0	1.0	790	$2,625	$3.32	7d	1	0.60mi
14035 Coteau Dr Whittier, CA	1.0–2.0	1.0–1.5	725	$2,350	$3.24	1d	3	0.66mi
14130 Bay St La Mirada, CA	3.0	3.5	1460	$3,950	$2.71	43d	1	0.66mi
13987 Coteau Dr #10 Whittier, CA	3.0	2.0	1426	$3,250	$2.28	16d	1	0.67mi
14515 Leffingwell Rd Whittier, CA	2.0	1.0	1050	$2,495	$2.38	1d	6	0.93mi
14820 Ragan Dr La Mirada, CA	3.0	2.0	1358	$3,600	$2.65	12d	1	0.97mi
11442 Colima Rd Whittier, CA	2.0	2.0	900	$2,300	$2.56	1d	1	1.01mi
14055 Honeysuckle Ln Unit 1/2 Whittier, CA	3.0	3.0	1200	$3,200	$2.67	1d	1	1.11mi
12123 Laurel Ave Whittier, CA	3.0	2.0	1238	$4,200	$3.39	1d	1	1.12mi
11622 Carmenita Rd Whittier, CA	2.0–4.0	1.0–2.5	1049	$3,340	$3.18	1d	1	1.18mi
11920 Laurel Ave Unit A Whittier, CA	3.0	1.0	1200	$3,500	$2.92	1d	1	1.18mi

Listing history 2 events

1. 2026-06-18
   remarks 660-char remark
2. 2026-06-18
   listed $290,000 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 6/10 Major 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,747
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,260
• − Management: −$3,260
• − Depreciation: −$8,436
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $7,241/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 · 3 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a covered patio and a carport, making it suitable for both resale and rental. A fresh coat of paint on the exterior siding would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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: Norwalk-La Mirada Unified
• NCES district ID: 0627690
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 61% ▲ 14.00%
• Median HH income: $65,950
• Composite: 39.62/100
• National rank: #3919
• State rank: #177 of 517 in CA

Livability — La Mirada

• Score: 73/100
• State rank: #149
• US rank: #5020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Mirada, CA
• County: Los Angeles County · 9,444,647 people
• City population: 45,933
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 45,933
• Household income: $109,649
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 814.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 26% Asian 23% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, South Korea, China
• Languages at home: 56% English-only · Spanish 25% Korean 10% Tagalog/Filipino 3%

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: ▼ -892.51%
• Current HPI: 370.4661
• Rent YoY: ▲ 6.07%
• 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

1 event — show timeline

• 2026-06-17 Listed $290,000 CRMLS