5535 Cisero Dr · Palmdale, CA 93552

$350,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 6 Days on market

Built 1996 5,696 sqft lot Est $475k · 26% 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market, due to previous cancelation. Beautiful very well maintained house in move in condition, new carpet, new kitchen & bathroom floors, granite kitchen counter tops & newly painted inside. Seller has upgraded new window shutters. House is located in a very quiet neighborhood, close to schools, shops, restaurants & freeway access.

Key facts

• Backyard space
• 5,696 sq ft lot
• 2 garage spots

Tags

• FUNCTIONAL FLOOR PLAN
• LIVING AREA WITH FIREPLACE
• BACKYARD SPACE
• CONVENIENT COMMUTER ACCESS

Property features AI

Finance

• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-family house; Single-story
• Construction: No common walls; Year built from public records
• Exterior features: Front yard; Back yard; No pool

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home with front entry; Living room; Walk-in closet; Dining room fireplace
• Laundry & utility: Separate laundry room; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $304k (13.2% below list).
• Recommended offer: $304k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); Shadow Hills Engineering And Design Magnet Academy (891 students, 92% FRL); William J. (Pete) Knight High (2,793 students, 55% FRL).
• Market conditions: 129 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 42% of the median local income ($86k/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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 22y 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 $184k; list at $350k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,771 (13.2% 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: 0.87% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $474,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36918 57th E	0.14mi	3/2.0	1,113 (-13%)	0mo	$400,000	$359	71
36820 57th St E	0.14mi	3/2.0	1,189 (-7%)	13mo	$485,000	$408	71
5382 Sunburst	0.15mi	3/2.0	1,127 (-12%)	7mo	$437,000	$388	67
37334 E 55th St	0.59mi	4/2.0 (+1)	1,250 (-3%)	0mo	$435,000	$348	63
36829 Burroughs Way	0.24mi	3/2.0	1,127 (-12%)	7mo	$450,000	$399	63
37213 55th St E	0.47mi	3/2.0	1,200 (-6%)	11mo	$440,000	$367	58
37222 55th St E	0.48mi	4/2.0 (+1)	1,200 (-6%)	7mo	$480,000	$400	56
37230 Sabal Ave	0.51mi	4/2.0 (+1)	1,198 (-7%)	6mo	$471,000	$393	56
37304 Sabal Ave	0.55mi	4/2.0 (+1)	1,230 (-4%)	8mo	$455,000	$370	56
4817 Harbor Ct	0.74mi	4/2.0 (+1)	1,327 (+3%)	4mo	$420,000	$317	52
5361 E R 12 Ave	0.66mi	4/2.0 (+1)	1,200 (-6%)	7mo	$430,000	$358	48
4937 Sunburst	0.65mi	4/3.0 (+1)	1,127 (-12%)	2mo	$375,000	$333	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-50,532
• Equity at exit: $52,186

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-36,112
• Equity at exit: $30,262

Cash invested: $98,000 (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 93552

• Home prices YoY: -6.4%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,038 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$321 /mo · $3,852/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $97

Break-even live

Break-even rent $2,914

Max offer price $350,000

Occupancy floor 92%

Sensitivity live

Price	-10% $296	-5% $197	+0% $97	+5% $-2	+10% $-101
Rent	-10% $-142	-5% $-23	+0% $97	+5% $217	+10% $337
Rate	-1.0pp $274	-0.5pp $187	base $97	+0.5pp $7	+1.0pp $-85

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36805 Alder St Palmdale, CA	3.0	2.0	1189	$2,700	$2.27	21d	1	0.09mi
37147 Alder St Palmdale, CA	3.0	2.5	1712	$2,900	$1.69	0d	1	0.38mi
37210 Sabal Ave Palmdale, CA	3.0	2.0	1198	$2,395	$2.00	0d	1	0.48mi
6012 Sandpiper Pl Palmdale, CA	4.0	2.0	1645	$2,798	$1.70	0d	1	0.87mi
5204 E Avenue T4 Palmdale, CA	4.0	2.0	1586	$3,500	$2.21	0d	1	1.00mi
36717 Sulphur Springs Rd Palmdale, CA	3.0	2.0	1548	$3,100	$2.00	20d	1	1.01mi
5327 Meredith Ave Palmdale, CA	4.0	2.0	1600	$3,200	$2.00	0d	1	1.04mi
37707 57th St E Palmdale, CA	3.0	2.5	1454	$2,700	$1.86	0d	1	1.06mi
37734 Tackstem St Palmdale, CA	4.0	2.0	1488	$2,950	$1.98	0d	1	1.13mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	0d	1	1.23mi
37835 58th St E Palmdale, CA	3.0	2.0	1232	$2,800	$2.27	0d	1	1.26mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	26d	1	1.45mi

Listing history 3 events

1. 2026-06-01
   days on market $350,000 Active 6 DOM
2. 2026-05-31
   remarks 470-char remark
3. 2026-05-31
   listed $350,000 Active 5 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: $3,852 · $321/mo
• Projected year-2 tax: $3,852 · $321/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 7/10 Severe
• 🌡 Heat 6/10 Major 3 d/yr ≥99°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,453
• − Mortgage interest: −$19,605
• − Property taxes: −$3,852
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − Depreciation: −$10,182
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $2,315/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): 42,639
• Household income: $85,954
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 747.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% Black 13% White 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada, Dominican Republic
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 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: ▼ -27.00%
• Current HPI: 394.1607
• Rent YoY: —
• 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

+264.6% since first listed

21 events — show timeline

• 2026-05-31 Relisted — CRMLS
• 2026-05-11 Listed $350,000 CRMLS
• 2019-07-05 Listing Removed — AVMLS
• 2019-07-01 Listed $279,995 AVMLS
• 2014-02-21 Sold (Public Records) $184,000 Public Records
• 2014-02-21 Sold (MLS) $184,000 AVMLS
• 2014-02-21 Sold (MLS) $184,000 CRMLS
• 2014-01-26 Pending — CRMLS
• 2013-12-17 Relisted — CRMLS
• 2013-12-11 Pending — CRMLS
• 2013-11-30 Listed $178,000 CRMLS
• 2013-10-24 Listed $184,000 AVMLS
• 2013-09-20 Sold (Public Records) $101,500 Public Records
• 2013-09-20 Sold (MLS) $101,500 AVMLS
• 2012-11-05 Listed $100,000 AVMLS
• 2008-05-20 Sold (MLS) $185,000 AVMLS
• 2007-09-16 Listed $185,000 AVMLS
• 2005-03-07 Sold (Public Records) $280,000 Public Records
• 2005-02-08 Sold (MLS) $275,000 CRMLS
• 2004-12-11 Listed $275,000 CRMLS
• 1996-09-06 Sold (Public Records) $96,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $3,852 · +6.3% YoY. Source: county tax records.