17705 S Western Unit 118 Ave · Torrance, CA 90248

$139,900

2 bd · 2.0 ba · 1,040 sqft · SingleFamily · 159 Days on market

Built 1977 $135/sqft · 9% above area Est $128k · 9% over

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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
• Schools +5.9/10.0
• Livability +3.8/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA ONLY land rent

Key facts

• Dual ac heater unit
• Newer outside paint
• Great outdoor area

Tags

• LARGE LIVING AND DINING AREA
• DUAL AC HEATER UNIT
• NEWER OUTSIDE PAINT
• DUAL PANE WINDOWS
• GREAT OUTDOOR AREA
• UPGRADED TILE SHOWERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/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: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 2.16% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.40%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $128,012
• List price: $139,900
• Delta: 9.29%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 W 180th	0.43mi	3/2.0 (+1)	1,153 (+11%)	3mo	$600,000	$520	54
17019 S Harvard Blvd	0.47mi	3/1.0 (+1)	999 (-4%)	13mo	$775,000	$776	51
1825 West 182nd St	0.28mi	3/2.0 (+1)	1,170 (+12%)	16mo	$881,000	$753	48
18311 S Harvard Blvd	0.42mi	3/1.5 (+1)	1,187 (+14%)	4mo	$820,000	$691	46
1657 W 184th St	0.42mi	3/1.5 (+1)	1,187 (+14%)	7mo	$799,000	$673	44
2306 W 177th St	0.49mi	3/1.5 (+1)	1,151 (+11%)	12mo	$920,000	$799	43
17104 Van Ness Ave	0.53mi	3/2.0 (+1)	1,148 (+10%)	13mo	$960,000	$836	42
2008 West 166th St	0.72mi	3/1.0 (+1)	1,081 (+4%)	11mo	$750,000	$694	42
1619 W 183rd St	0.43mi	3/2.0 (+1)	1,187 (+14%)	12mo	$875,000	$737	41
1636 W 182nd St	0.37mi	3/2.0 (+1)	1,187 (+14%)	16mo	$820,000	$691	41
1486 W 186th St	0.74mi	2/1.0	1,132 (+9%)	8mo	$800,000	$707	40
18107 S Harvard Blvd	0.31mi	3/1.0 (+1)	1,195 (+15%)	19mo	$630,000	$527	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 2.73×
• Total profit: $67,612
• Equity at exit: $20,860

10-year hold

• IRR: 46.6%
• Equity multiple: 5.47×
• Total profit: $175,254
• 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 90248

• Active inventory: 27
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,017 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,417

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,513	-5% $1,465	+0% $1,417	+5% $1,368	+10% $1,320
Rent	-10% $1,178	-5% $1,298	+0% $1,417	+5% $1,536	+10% $1,655
Rate	-1.0pp $1,487	-0.5pp $1,452	base $1,417	+0.5pp $1,381	+1.0pp $1,344

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	3d	1	0.21mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	16d	1	0.44mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	1	0.44mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	25d	1	0.50mi
18405 Haas Ave Torrance, CA	3.0	2.0	1240	$3,500	$2.82	44d	1	0.56mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	25d	1	0.61mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.61mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.74mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	0.88mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	4d	1	0.88mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	1	0.88mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	18d	1	0.90mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	44d	1	0.93mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	25d	1	1.03mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	44d	1	1.04mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	1.05mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	13d	1	1.05mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	44d	1	1.07mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.08mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	25d	1	1.10mi
17032 Falda Ave Torrance, CA	3.0	2.0	1487	$4,995	$3.36	0d	1	1.11mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	44d	1	1.13mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	44d	1	1.17mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	1.22mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	25d	1	1.23mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	20d	1	1.27mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	25d	1	1.27mi
1040 W 165th Pl Unit A Gardena, CA	3.0	3.0	1500	$4,500	$3.00	0d	1	1.27mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,501	$3.00	0d	1	1.27mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	5d	1	1.30mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	1	1.36mi
17302 Yukon Ave Torrance, CA	2.0	2.0	990	$2,782	$2.81	25d	2	1.38mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	20d	1	1.43mi
17035 Yukon Ave Torrance, CA	1.0	1.0	720	$2,195	$3.05	44d	1	1.46mi
3619 W 172nd St Torrance, CA	3.0	2.0	999	$4,200	$4.20	44d	1	1.48mi
16915 Yukon Ave Unit 6 Torrance, CA	2.0	1.0	903	$2,650	$2.93	25d	1	1.48mi
16700 Yukon Ave #108 Torrance, CA	2.0	2.0	859	$3,200	$3.73	44d	1	1.49mi
16724 Yukon Ave Torrance, CA	1.0	1.0	705	$2,595	$3.68	25d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $139,900 Active 159 DOM
2. 2026-06-18
   days on market $139,900 Active 156 DOM
3. 2026-06-17
   days on market $139,900 Active 155 DOM
4. 2026-06-16
   days on market $139,900 Active 154 DOM
5. 2026-06-15
   days on market $139,900 Active 153 DOM
6. 2026-06-13
   days on market $139,900 Active 151 DOM
7. 2026-06-13
   days on market $139,900 Active 150 DOM
8. 2026-06-09
   days on market $139,900 Active 147 DOM
9. 2026-06-08
   days on market $139,900 Active 146 DOM
10. 2026-06-07
    days on market $139,900 Active 145 DOM
11. 2026-06-04
    days on market $139,900 Active 142 DOM
12. 2026-06-03
    days on market $139,900 Active 141 DOM
13. 2026-06-02
    days on market $139,900 Active 140 DOM
14. 2026-06-01
    days on market $139,900 Active 139 DOM
15. 2026-05-31
    pricedays on market $139,900 Active 138 DOM
16. 2026-05-13
    price $170,000 21-char remark

    Show marketing remark (21 chars)

    No HOA ONLY land rent

17. 2026-05-12
    listed $180,000 Active 21-char remark

    Show marketing remark (21 chars)

    No HOA ONLY land rent

18. 2026-05-03
    price $149,900 1016-char remark

    Show marketing remark (1016 chars)

    Wow!!! Best priced mobile home in the park. Stunning move-in ready 2-bedroom 2-bathroom home with a large LIVING AND DINING AREA is now available. Enjoy the Well kept laminate wood flooring, fixtures, a spectacular roof, dual AC/Heater unit, newer outside paint, dual pane windows, and a great outdoor area for family and friends gathering. Both bathrooms have been tastefully upgraded with tile showers and a deluxe tile tub. The Stove, Fridge, Washer & Dryer will remain in the unit. The Main Bedroom has walk in closet and a adjoining full bath. Park is a great All Age Manufactured Home Community in the South Bay Region of LA County. Enjoy community amenities like a large pool, jacuzzi, Club House and Laundry facilities. There is a community Club House for parties, celebrations, and park events. Close to shopping, public transportation, and easy freeway access to the 110, 405, and 91 freeways. Space rent is 2150 per month. This Great Community is a few minutes away from Redondo and Manhattan Beach.

19. 2026-03-26
    price $159,900 1016-char remark

    Show marketing remark (1016 chars)

    Wow!!! Best priced mobile home in the park. Stunning move-in ready 2-bedroom 2-bathroom home with a large LIVING AND DINING AREA is now available. Enjoy the Well kept laminate wood flooring, fixtures, a spectacular roof, dual AC/Heater unit, newer outside paint, dual pane windows, and a great outdoor area for family and friends gathering. Both bathrooms have been tastefully upgraded with tile showers and a deluxe tile tub. The Stove, Fridge, Washer & Dryer will remain in the unit. The Main Bedroom has walk in closet and a adjoining full bath. Park is a great All Age Manufactured Home Community in the South Bay Region of LA County. Enjoy community amenities like a large pool, jacuzzi, Club House and Laundry facilities. There is a community Club House for parties, celebrations, and park events. Close to shopping, public transportation, and easy freeway access to the 110, 405, and 91 freeways. Space rent is 2150 per month. This Great Community is a few minutes away from Redondo and Manhattan Beach.

20. 2026-02-01
    historical
21. 2026-01-13
    listed $164,900 Active 1016-char remark

    Show marketing remark (1016 chars)

    Wow!!! Best priced mobile home in the park. Stunning move-in ready 2-bedroom 2-bathroom home with a large LIVING AND DINING AREA is now available. Enjoy the Well kept laminate wood flooring, fixtures, a spectacular roof, dual AC/Heater unit, newer outside paint, dual pane windows, and a great outdoor area for family and friends gathering. Both bathrooms have been tastefully upgraded with tile showers and a deluxe tile tub. The Stove, Fridge, Washer & Dryer will remain in the unit. The Main Bedroom has walk in closet and a adjoining full bath. Park is a great All Age Manufactured Home Community in the South Bay Region of LA County. Enjoy community amenities like a large pool, jacuzzi, Club House and Laundry facilities. There is a community Club House for parties, celebrations, and park events. Close to shopping, public transportation, and easy freeway access to the 110, 405, and 91 freeways. Space rent is 2150 per month. This Great Community is a few minutes away from Redondo and Manhattan Beach.

ⓘ 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 4/10 Moderate 4 d/yr ≥86°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,207
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − Depreciation: −$4,070
• Taxable income: $15,709
• Est. tax owed @ 24.0%: −$3,770
• After-tax cash flow: $13,231/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• City population: 153,473
• Population (ZIP): 11,144

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 32% Hispanic / Latino 31% Black 21% Two or more races 12% White 7%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: British 1%
• Foreign-born: 37% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 25% Other Asian/Pacific 10% Tagalog/Filipino 6%

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: ▼ -318.63%
• Current HPI: 409.9768
• Rent YoY: —
• Metro: —
• 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

+3.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $170,000 FSBO.com
• 2026-05-12 Listed $180,000 FSBO.com
• 2026-05-03 Price Changed $149,900 CRMLS
• 2026-03-26 Price Changed $159,900 CRMLS
• 2026-02-01 Coming Soon — CRMLS
• 2026-01-13 Listed $164,900 CRMLS