2545 E Avenue I #11 · Lancaster, CA 93535

$179,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 98 Days on market

Manufactured home Built 2004 Good condition 5,000 sqft lot $144/sqft · 57% below area

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Manufactured-home adj. -5.0

Listing remarks MLS

This beautiful home is set in a breath-taking community. Close-to-town and entertainment venues, this 3 bedroom 2 bath home features not only a covered patio, but a covered carport, with spaces for 3 cars. The yard is fenced both front and rear. Looking for a lifestyle? Why worry about yard work? Lancaster Performing Arts, Lancaster Sports Complex, the many parks and softball fields, and Downtown Lancaster with it's walking-space, bistros, shops and recreation are close-by.

Key facts

• Clubhouse
• Fenced yard
• Covered carport

Tags

• COVERED PATIO
• COVERED CARPORT
• FENCED YARD
• PLAYGROUND
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.2% 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-, crime F, cost of living 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.
• Zoned schools: Eastside Elementary (428 students, 91% FRL); Gifford C. Cole Middle (703 students, 92% FRL); Eastside High (2,650 students, 61% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents flat; 1646 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 33% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k 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 98 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $420,538
• List price: $179,900
• Delta: -57.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2545 E Ave I #81	0.00mi	3/2.0	1,344 (+8%)	2mo	$170,000	$126	86
45465 25th St E #11	0.26mi	2/2.0 (-1)	1,248 (0%)	3mo	$184,000	$147	80
2545 E Avenue I #14	0.00mi	3/2.0	1,344 (+8%)	11mo	$140,000	$104	78
45465 25th St E #28	0.22mi	2/2.0 (-1)	1,248 (0%)	10mo	$162,000	$130	76
2545 E Ave I #6	0.00mi	3/2.0	1,344 (+8%)	13mo	$144,000	$107	76
45465 E 25th St #262	0.21mi	3/2.0	1,176 (-6%)	6mo	$175,000	$149	76
45465 25th E #268	0.26mi	3/2.0	1,188 (-5%)	7mo	$197,000	$166	74
45465 25th St #93	0.21mi	3/2.0	1,178 (-6%)	10mo	$95,000	$81	73
2550 E Avenue I Space 29	0.28mi	3/2.0	1,368 (+10%)	10mo	$119,000	$87	63
2121 E Avenue I #64	0.42mi	3/2.0	1,344 (+8%)	10mo	$168,500	$125	59
2121 E Avenue I #17	0.42mi	3/2.0	1,344 (+8%)	12mo	$155,000	$115	57
2121 E Avenue I #28	0.42mi	3/2.0	1,404 (+12%)	4mo	$175,000	$125	56

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-6,264
• Equity at exit: $26,824

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $9,874
• Equity at exit: $15,554

Cash invested: $50,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 9 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $149,450 ($129/sqft)
• Median days on market: 67 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +161.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1646
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$943
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$75
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $445

Break-even live

Break-even rent $1,362

Max offer price $179,900

Occupancy floor 72%

Sensitivity live

Price	-10% $547	-5% $496	+0% $445	+5% $394	+10% $343
Rent	-10% $293	-5% $369	+0% $445	+5% $521	+10% $597
Rate	-1.0pp $536	-0.5pp $491	base $445	+0.5pp $398	+1.0pp $351

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: $44,975
• Closing costs: $5,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 E Avenue I #49 Lancaster, CA	3.0	2.0	1344	$2,295	$1.71	0d	1	0.45mi
2121 E Avenue I #49 Lancaster, CA	3.0	2.0	1344	$2,295	$1.71	2d	1	0.45mi
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	119d	1	0.78mi
1786 Linn Way Unit 1788 Lancaster, CA	3.0	1.0	948	$1,900	$2.00	67d	1	0.81mi
1786 Linn Way Unit 1786 Lancaster, CA	3.0	1.0	1130	$2,250	$1.99	61d	1	0.81mi
45414 17th St E Lancaster, CA	3.0	2.0	1385	$2,400	$1.73	0d	1	0.86mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	113d	1	0.86mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	87d	1	1.10mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$2,995	$2.30	43d	1	1.10mi
2533 Topaz Ln Lancaster, CA	2.0	2.0	1102	$2,295	$2.08	7d	1	1.33mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	119d	1	1.37mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	6d	1	1.41mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	117d	1	1.41mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	61d	1	1.42mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	112d	1	1.42mi

Property features AI

Finance

• Other: Park manager: Anthony (661-946-1277)Manufacturer: Fleetwood HomesModel: 3523BDimensions: 52 ft by 12 ftLabel/Serial numbers on record
• HOA & community: Park amenities include pool and clubhouse/rec roomNew space rent listed

Exterior

• Utilities: Cable TV availableNatural gas
• Home design: Mobile homeLocated in a park (Lido Estates), Space #11
• Construction: Composition shingle roofSiding exteriorManufactured in 2005Skirted
• Exterior features: Chain link fencingAwningPorch

Interior

• Kitchen: DishwasherRefrigeratorGas rangeGarbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Natural gas heatingCentral air
• Interior features: DishwasherRefrigeratorGas rangeGarbage disposal

Listing history 50 events

1. 2026-09-23
   days on market $179,900 Active 98 DOM
2. 2026-09-22
   days on market $179,900 Active 97 DOM
3. 2026-09-21
   days on market $179,900 Active 96 DOM
4. 2026-09-20
   days on market $179,900 Active 95 DOM
5. 2026-09-19
   days on market $179,900 Active 94 DOM
6. 2026-09-18
   days on market $179,900 Active 93 DOM
7. 2026-09-17
   days on market $179,900 Active 92 DOM
8. 2026-09-16
   days on market $179,900 Active 91 DOM
9. 2026-09-15
   days on market $179,900 Active 90 DOM
10. 2026-09-14
    days on market $179,900 Active 89 DOM
11. 2026-09-13
    status $179,900 Active 88 DOM
12. 2026-09-02
    remarks 665-char remark
13. 2026-07-22
    status $179,900 Pending 88 DOM
14. 2026-07-22
    days on market $179,900 Active 88 DOM
15. 2026-07-21
    days on market $179,900 Active 87 DOM
16. 2026-07-20
    days on market $179,900 Active 86 DOM
17. 2026-07-18
    days on market $179,900 Active 84 DOM
18. 2026-07-18
    days on market $179,900 Active 83 DOM
19. 2026-07-16
    days on market $179,900 Active 82 DOM
20. 2026-07-15
    days on market $179,900 Active 81 DOM
21. 2026-07-14
    days on market $179,900 Active 80 DOM
22. 2026-07-13
    days on market $179,900 Active 79 DOM
23. 2026-07-13
    days on market $179,900 Active 78 DOM
24. 2026-07-11
    days on market $179,900 Active 77 DOM
25. 2026-07-10
    days on market $179,900 Active 76 DOM
26. 2026-07-09
    days on market $179,900 Active 75 DOM
27. 2026-07-07
    days on market $179,900 Active 73 DOM
28. 2026-07-06
    days on market $179,900 Active 72 DOM
29. 2026-07-06
    days on market $179,900 Active 71 DOM
30. 2026-07-05
    days on market $179,900 Active 70 DOM
31. 2026-07-03
    days on market $179,900 Active 69 DOM
32. 2026-07-02
    days on market $179,900 Active 68 DOM
33. 2026-07-01
    days on market $179,900 Active 67 DOM
34. 2026-06-30
    days on market $179,900 Active 66 DOM
35. 2026-06-29
    days on market $179,900 Active 65 DOM
36. 2026-06-28
    days on market $179,900 Active 64 DOM
37. 2026-06-27
    days on market $179,900 Active 63 DOM
38. 2026-06-26
    days on market $179,900 Active 62 DOM
39. 2026-06-24
    days on market $179,900 Active 60 DOM
40. 2026-06-22
    days on market $179,900 Active 58 DOM
41. 2026-06-21
    days on market $179,900 Active 57 DOM
42. 2026-06-18
    days on market $179,900 Active 54 DOM
43. 2026-06-17
    days on market $179,900 Active 53 DOM
44. 2026-06-16
    days on market $179,900 Active 52 DOM
45. 2026-06-15
    days on market $179,900 Active 51 DOM
46. 2026-06-13
    days on market $179,900 Active 49 DOM
47. 2026-06-13
    days on market $179,900 Active 48 DOM
48. 2026-06-09
    days on market $179,900 Active 45 DOM
49. 2026-06-08
    days on market $179,900 Active 44 DOM
50. 2026-06-07
    days on market $179,900 Active 43 DOM

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$678/yr (+$56/mo · 98.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 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: $23,102
• − Mortgage interest: −$10,077
• − Property taxes: −$689
• − Insurance: −$900
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,233
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $4,739/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 75/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This well-maintained mobile home in a desirable community offers a good investment opportunity with minimal updates needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen countertops — Modernizes the space and adds value ↑
• Both Install smart home features — Improves convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Eastside Elementary Middle Gifford C. Cole Middle High Eastside High

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

C Composite livability gradescore 68/100

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 · 10,940,515 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Park manager: Anthony (661-946-1277)Manufacturer: Fleetwood HomesModel: 3523BDimensions: 52 ft by 12 ftLabel/Serial numbers on record
• HOA & community: Park amenities include pool and clubhouse/rec roomNew space rent listed

Exterior

• Utilities: Cable TV availableNatural gas
• Home design: Mobile homeLocated in a park (Lido Estates), Space #11
• Construction: Composition shingle roofSiding exteriorManufactured in 2005Skirted
• Exterior features: Chain link fencingAwningPorch

Interior

• Kitchen: DishwasherRefrigeratorGas rangeGarbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Natural gas heatingCentral air
• Interior features: DishwasherRefrigeratorGas rangeGarbage disposal

Price history

+33.3% since first listed

5 events — show timeline

• 2026-04-24 Listed $179,900 AVMLS
• 2022-05-25 Pending — CRMLS
• 2022-05-25 Sold (MLS) $130,000 CRMLS
• 2022-05-16 Contingent — CRMLS
• 2022-04-28 Listed $135,000 CRMLS

Property tax history

+4.7%/yr

Latest (2025): $689 · +4.7% YoY. Source: county tax records.