37641 Sandra · Palmdale, CA 93550

$349,000

3 bd · 3.0 ba · 1,557 sqft · SingleFamily public records · 10 Days on market

Built 1984 6,978 sqft lot Est $492k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• 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

PROBATE SALE – INVESTOR SPECIAL! Opportunity knocks at 37641 Sandra Lane in Palmdale. This 3-bedroom, 3-bath home is a major fixer with significant deferred maintenance and repairs needed throughout. Ideal for investors, contractors, flippers, or cash buyers looking for their next project. The property offers a functional floor plan and ample potential for renovation, value-add improvements, or long-term investment. Sold in its present "AS-IS" condition with no repairs, credits, or warranties from the seller. Buyer to conduct their own investigations regarding condition, permits, zoning, and all aspects of the property. Subject to Probate Court requirements, if applicable. B

Key facts

• 6,978 sq ft lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• Financial info: Total units: 1; Assessments: Unknown
• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Attached garage; Two garage spaces (two total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Two total stories; Single-family house; No accessory dwelling unit
• Construction: Year built per assessor; No common walls
• Exterior features: House; No pool; Lot characterized as 0-1 unit/acre; Lot size and elevation per assessor's data

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Central furnace heating; Cooling available (see remarks)
• Interior features: Two-story layout; Main-level entry; Main level has one bedroom and one bathroom
• Laundry & utility: Laundry available (details in remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $26 ($312/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (19.3% below list).
• Recommended offer: $282k (19.3% below list) — sets the bar for 1% rule.
• 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+1.8%/yr); 408 active listings in the ZIP; 10 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 $2,818/mo this rent would consume 54% 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 $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $73k; list at $349k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,751 (19.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $492,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37727 Dixie Dr	0.14mi	3/3.0	1,470 (-6%)	10mo	$490,000	$333	76
37707 Dixie Dr	0.11mi	3/2.0	1,470 (-6%)	8mo	$465,000	$316	75
130 Mountainside Dr	0.21mi	3/2.0	1,426 (-8%)	0mo	$505,000	$354	72
234 Tahquitz	0.15mi	3/3.0	1,732 (+11%)	7mo	$455,000	$263	68
37437 Conifer	0.49mi	3/2.0	1,509 (-3%)	0mo	$310,000	$205	68
125 E Avenue R4	0.18mi	3/2.5	1,737 (+12%)	12mo	$468,000	$269	60
206 Tahquitz Pl	0.14mi	3/2.0	1,346 (-14%)	11mo	$430,000	$319	58
37825 E 5th St	0.39mi	3/2.0	1,366 (-12%)	1mo	$460,000	$337	57
555 Conifer Dr	0.56mi	4/2.0 (+1)	1,509 (-3%)	9mo	$510,000	$338	52
38248 Gunton Dr	0.74mi	3/2.0	1,550 (-0%)	10mo	$450,000	$290	52
37457 3rd St E	0.24mi	4/2.0 (+1)	1,748 (+12%)	13mo	$537,000	$307	49
38225 Gunton Dr	0.70mi	3/2.0	1,700 (+9%)	11mo	$434,900	$256	39

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-58,456
• Equity at exit: $52,037

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-63,024
• Equity at exit: $30,175

Cash invested: $97,720 (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: 408
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,818 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $26

Break-even live

Break-even rent $2,785

Max offer price $349,000

Occupancy floor 94%

Sensitivity live

Price	-10% $224	-5% $125	+0% $26	+5% $-73	+10% $-172
Rent	-10% $-197	-5% $-85	+0% $26	+5% $137	+10% $249
Rate	-1.0pp $202	-0.5pp $115	base $26	+0.5pp $-64	+1.0pp $-156

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Katherine Ct Palmdale, CA	3.0	3.0	1386	$2,900	$2.09	0d	1	0.07mi
38232 Delacour Dr Palmdale, CA	3.0	2.0	1328	$3,000	$2.26	0d	1	0.67mi
38225 9th St E Unit 1 Palmdale, CA	2.0	2.5	1500	$2,500	$1.67	0d	1	0.96mi
38457 Sumac Ave Palmdale, CA	3.0	2.0	1125	$2,900	$2.58	0d	1	1.02mi
38454 Sumac Ave Palmdale, CA	4.0	2.0	1433	$2,990	$2.09	0d	1	1.03mi
38508 Sumac Ave Palmdale, CA	3.0	2.0	1125	$2,300	$2.04	0d	1	1.08mi
1138 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,455	$1.94	14d	1	1.09mi
37938 Palm Vista Ave Unit A Palmdale, CA	3.0	1.0	1223	$2,150	$1.76	0d	1	1.13mi
504 East Avenue Q3 Apt 3 Palmdale, CA	2.0	1.5	1150	$1,650	$1.43	0d	1	1.23mi
144 E Avenue Q Palmdale, CA	4.0	1.5	1150	$2,499	$2.17	0d	1	1.37mi

Listing history 8 events

1. 2026-06-21
   days on market $349,000 Active 10 DOM
2. 2026-06-18
   days on market $349,000 Active 7 DOM
3. 2026-06-17
   days on market $349,000 Active 6 DOM
4. 2026-06-16
   days on market $349,000 Active 5 DOM
5. 2026-06-15
   days on market $349,000 Active 4 DOM
6. 2026-06-13
   days on market $349,000 Active 2 DOM
7. 2026-06-13
   remarks 683-char remark
8. 2026-06-13
   listed $349,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 6/10 Major 5 d/yr ≥100°F today · 13 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: $33,810
• − Mortgage interest: −$19,549
• − Property taxes: −$2,690
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$10,153
• Taxable loss: −$5,737
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $1,689/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

+326.1% since first listed

4 events — show timeline

• 2026-06-11 Listed $349,000 CRMLS
• 2015-03-27 Listing Removed — AVMLS
• 1996-11-08 Sold (Public Records) $73,000 Public Records
• 1995-03-30 Listed $81,900 AVMLS

Property tax history

+3.2%/yr

Latest (2025): $2,690 · +8.6% YoY. Source: county tax records.