22600 Normandie Ave #32 · West Carson, CA 90502

$123,999

1 bd · 1.0 ba · 808 sqft · Manufactured · 30 Days on market

Built 1961 Fair condition $153/sqft · 21% above area Est $103k · 21% over ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! Beautiful manufactured home on leased land, offering a cozy, efficient, and low-maintenance living space. This home features an open floor plan, ample storage, and convenient community amenities, including a clubhouse, pool, and laundry room. The open-concept living areas seamlessly flow into the kitchen, featuring a newly added countertop. The comfortable, large bedroom boasts a closet and built-in drawers, while the nicely renovated bathroom is equipped with a tile shower and tub. The well-designed layout is optimized for space. 2 Car Parking. Additionally, the property includes a shed for extra storage, tools, or a hobby area, as well as a small side yard. Located in a mob

Key facts

• Open floor plan
• Clubhouse
• Community amenities

Tags

• OPEN FLOOR PLAN
• AMPLE STORAGE
• COMMUNITY AMENITIES
• CLUBHOUSE
• POOL
• LAUNDRY ROOM

Property features AI

Finance

• Other: Close to clubhouse and community amenities
• Financial info: Land lease ($2,000)
• HOA & community: Part of an association with onsite property management, clubhouse, pool, pet rules, and grounds maintenance

Exterior

• Parking: Two covered carport spaces; Two garage spaces (total 4 parking spaces); Located in Golden State Mobile Lodge
• Utilities: Natural gas connected; Electricity connected (standard electric); Public/district water; Public sewer
• Home design: Single-story mobile home (expando); Entry at front door; Mobile home remains on site; Mobile dimensions approximately 10' x 52'
• Construction: One-story; Year built per public records
• Exterior features: Community pool (fenced); Shed; Corner lot; Close to clubhouse; Street lighting

Interior

• Kitchen: Kitchen open to family room; Pots & pan drawers
• Bedrooms: One-level home
• Bathrooms: Upgraded full bathroom with shower-in-tub
• Heating & cooling: Central furnace heating
• Interior features: Open floor plan; Storage space; Front door entry
• Laundry & utility: In-unit laundry; Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $124k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 2.9% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 ($94k/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 $857 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,139 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.08% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.97%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $102,861
• List price: $123,999
• Delta: 19.58%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22600 Normandie Ave. #11	0.03mi	2/1.0 (+1)	819 (+1%)	9mo	$166,000	$203	84
22600 Normandie Ave #3	0.10mi	2/1.0 (+1)	819 (+1%)	6mo	$169,900	$207	83
22600 Normandie Ave. #6	0.10mi	2/2.0 (+1)	840 (+4%)	8mo	$129,000	$154	73
22516 Normandie Ave Unit C- 67	0.09mi	2/1.0 (+1)	768 (-5%)	15mo	$140,000	$182	70
22600 Normandie Ave #25	0.10mi	2/1.0 (+1)	826 (+2%)	20mo	$159,900	$194	70
22516 Normandie Ave Unit 69C	0.09mi	2/2.0 (+1)	860 (+6%)	12mo	$200,000	$233	66
22600 Normandie #13	0.03mi	2/1.0 (+1)	696 (-14%)	16mo	$90,000	$129	57
22335 S Vermont #10	0.35mi	2/1.0 (+1)	720 (-11%)	6mo	$150,000	$208	55
21926 S Vermont Ave S #62	0.67mi	1/1.0	850 (+5%)	13mo	$130,000	$153	50
715 220th St #47	0.72mi	2/1.0 (+1)	690 (-15%)	1mo	$124,900	$181	37
21926 S Vermont Ave #24	0.67mi	1/1.0	700 (-13%)	20mo	$89,000	$127	30
715 W 220th St #31	0.72mi	2/2.0 (+1)	760 (-6%)	23mo	$222,800	$293	29

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $55,447
• Equity at exit: $18,489

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $145,661
• Equity at exit: $10,721

Cash invested: $34,720 (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 90502

• Active inventory: 58
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $1,185

Break-even live

Break-even rent $1,085

Max offer price $123,999

Occupancy floor 49%

Sensitivity live

Price	-10% $1,271	-5% $1,228	+0% $1,185	+5% $1,143	+10% $1,100
Rent	-10% $981	-5% $1,083	+0% $1,185	+5% $1,288	+10% $1,390
Rate	-1.0pp $1,248	-0.5pp $1,217	base $1,185	+0.5pp $1,153	+1.0pp $1,121

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	44d	1	0.20mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	2d	1	0.20mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	44d	1	0.22mi
22433 S Vermont Ave Torrance, CA	1.0	1.0	732	$3,113	$4.25	0d	8	0.31mi
1434 Plaza del Amo Unit 4 Torrance, CA	1.0	1.0	575	$1,803	$3.14	44d	1	0.35mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	0.42mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,650	$2.71	5d	1	0.47mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	44d	1	0.54mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.57mi
22003 S Vermont Ave Torrance, CA	1.0	1.0	610	$1,950	$3.20	44d	1	0.58mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	19d	1	0.58mi
22633 Figueroa St Carson, CA	2.0	1.0	816	$3,000	$3.68	25d	1	0.61mi
22619 Figueroa St Carson, CA	2.0	2.0	800	$3,300	$4.12	44d	1	0.62mi
1657 W 227th St Apt 1 Torrance, CA	2.0	1.0	575	$2,150	$3.74	44d	1	0.66mi
1611 W 221st St Torrance, CA	2.0	1.5	650	$2,600	$4.00	44d	1	0.71mi
23314 Sesame St Unit J-17 Torrance, CA	1.0	1.0	639	$2,275	$3.56	13d	1	0.73mi
820 Coriander Dr Unit K Torrance, CA	1.0	1.0	639	$2,140	$3.35	8d	1	0.75mi
23318 Sesame St Unit H Torrance, CA	2.0	2.0	852	$2,595	$3.05	23d	1	0.76mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	25d	1	0.76mi
1442 W Carson St Unit 1430-4 Torrance, CA	2.0	1.0	800	$2,295	$2.87	25d	1	0.79mi
21612 Berendo Ave Torrance, CA	2.0	1.0	754	$2,495	$3.31	44d	1	0.80mi
1565 W 218th St Torrance, CA	2.0	1.0	728	$2,700	$3.71	44d	1	0.83mi
800 W Carson St Torrance, CA	2.0–3.0	1.0–2.0	887	$1,830	$2.06	3d	5	0.84mi
21818 Figueroa St Carson, CA	1.0	1.0	750	$2,449	$3.27	8d	3	0.89mi
317 W 220th St Unit 112A Carson, CA	2.0	1.5	800	$2,395	$2.99	44d	1	0.98mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	8d	1	1.01mi
2742 Cabrillo Ave #302 Torrance, CA	1.0	1.0	670	$2,400	$3.58	44d	1	1.05mi
21323 Conradi Ave Torrance, CA	2.0	2.0	981	$3,500	$3.57	44d	1	1.07mi
1541 W 213th St Torrance, CA	2.0	2.0	1000	$2,900	$2.90	44d	1	1.12mi
23818 S Figueroa St Unit 7042A Carson, CA	1.0	1.0	750	$2,940	$3.92	44d	1	1.15mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	44d	1	1.15mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	4d	1	1.17mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	44d	1	1.17mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	4d	1	1.17mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	12d	1	1.17mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	12d	1	1.17mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	23d	1	1.17mi
2122 Gramercy Ave Unit 3 Torrance, CA	1.0	1.0	575	$1,850	$3.22	6d	1	1.17mi
1723 Cabrillo Ave Unit A Torrance, CA	1.0	1.0	800	$2,650	$3.31	44d	1	1.22mi
2758 Orange Ave Unit 10 Torrance, CA	2.0	1.5	950	$2,800	$2.95	13d	1	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $123,999 Active 30 DOM
2. 2026-06-18
   days on market $123,999 Active 27 DOM
3. 2026-06-17
   days on market $123,999 Active 26 DOM
4. 2026-06-16
   days on market $123,999 Active 25 DOM
5. 2026-06-15
   days on market $123,999 Active 24 DOM
6. 2026-06-13
   days on market $123,999 Active 22 DOM
7. 2026-06-09
   days on market $123,999 Active 18 DOM
8. 2026-06-08
   days on market $123,999 Active 17 DOM
9. 2026-06-07
   days on market $123,999 Active 16 DOM
10. 2026-06-04
    days on market $123,999 Active 13 DOM
11. 2026-06-03
    days on market $123,999 Active 12 DOM
12. 2026-06-02
    days on market $123,999 Active 11 DOM
13. 2026-06-01
    days on market $123,999 Active 10 DOM
14. 2026-05-31
    days on market $123,999 Active 9 DOM
15. 2026-03-27
    price $122,999 1096-char remark
16. 2026-02-27
    price $133,999 1096-char remark
17. 2025-11-26
    listed $139,000 Active 1096-char remark

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 22 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: $31,023
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − Depreciation: −$3,607
• Taxable income: $13,027
• Est. tax owed @ 24.0%: −$3,126
• After-tax cash flow: $11,099/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

Fair 45/100 Cosmetic rehab

This manufactured home offers a cozy, efficient living space with an open floor plan and community amenities. While in fair condition, it could benefit from cosmetic updates to increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Worn and dated appearance
• Minor bathroom fixtures — Appears dated and may need updating
• Minor exterior siding — Weathered appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace dated kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Update bathroom fixtures — Modern fixtures enhance functionality and aesthetics
• Resale Replace weathered siding — Fresh siding improves curb appeal and durability
• Resale Landscaping trim — Trimmed landscaping enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Minor	$500–3,000
bathroom fixtures · Appears dated and may need updating	Minor	$500–3,000
exterior siding · Weathered appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace dated kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Update bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑
• Resale Replace weathered siding — Fresh siding improves curb appeal and durability ↑
• Resale Landscaping trim — Trimmed landscaping enhances curb appeal ↑

ⓘ 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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 18,467
• Household income: $94,291
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 593.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% Hispanic / Latino 36% White 14% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Russian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 29% Tagalog/Filipino 12% Korean 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: ▼ -647.11%
• Current HPI: 417.1507
• 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

-10.8% since first listed

5 events — show timeline

• 2026-05-22 Listed $123,999 CRMLS
• 2026-05-20 Listing Removed — CRMLS
• 2026-03-27 Price Changed $122,999 CRMLS
• 2026-02-27 Price Changed $133,999 CRMLS
• 2025-11-26 Listed $139,000 CRMLS