22600 NORMANDIE Ave #38 · West Carson, CA 90502

$250,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 141 Days on market

Built 2020 Good condition $223/sqft · 63% above area ↓ 11% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath manufactured home built in 2020, located in the desirable city of Torrance. This home features a modern design with a spacious and functional layout, perfect for comfortable living. Step inside to an inviting open floor plan that seamlessly connects the living, dining, and kitchen areas. The bright and airy living space provides an ideal setting for both everyday living and entertaining. The modern kitchen offers sleek appliances, generous counter space, and stylish cabinetry, making meal preparation both convenient and enjoyable. The home includes three well-sized bedrooms, including a primary suite with its own private bathroom. Additional highlights include modern finishes, abundant natural light, and a thoughtfully designed interior layout. Situated within a well-maintained community in Torrance, this home offers convenient access to shopping, dining, schools, and major transportation routes. Seller may consider concessions toward space rent for a limited period with acceptable offer.

Key facts

• Community pool
• Built 2020
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.8% 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: 56 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.35% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $153,383
• List price: $250,000
• Delta: 62.99%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22600 Normandie Ave #50	0.14mi	2/2.0 (-1)	1,120 (0%)	1mo	$243,000	$217	88
22516 Normandie Ave Unit 27A	0.06mi	2/2.0 (-1)	1,000 (-11%)	11mo	$145,000	$145	65

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $30,123
• Equity at exit: $37,276

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $117,035
• Equity at exit: $21,615

Cash invested: $70,000 (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 90502

• Active inventory: 56
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,377 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,110

Break-even live

Break-even rent $1,972

Max offer price $250,000

Occupancy floor 62%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	43d	1	0.17mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	43d	2	0.21mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	20d	1	0.39mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,650	$2.71	3d	1	0.41mi
1570 W 226th St Torrance, CA	3.0	2.0	1200	$3,750	$3.12	21d	1	0.47mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	43d	1	0.48mi
22423 Harvard Blvd Torrance, CA	3.0	1.0	1150	$3,750	$3.26	4d	1	0.51mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	43d	1	0.51mi
22317 Harbor Ridge Ln Torrance, CA	3.0	1.5	1472	$3,250	$2.21	3d	1	0.56mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	18d	1	0.62mi
22633 Figueroa St Carson, CA	2.0	1.0	816	$3,000	$3.68	24d	1	0.67mi
22619 Figueroa St Carson, CA	2.0	2.0	800	$3,300	$4.12	43d	1	0.67mi
1442 W Carson St Unit 1430-4 Torrance, CA	2.0	1.0	800	$2,295	$2.87	24d	1	0.76mi
23318 Sesame St Unit H Torrance, CA	2.0	2.0	852	$2,595	$3.05	21d	1	0.80mi
1565 W 218th St Torrance, CA	2.0	1.0	728	$2,700	$3.71	43d	1	0.80mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	24d	1	0.80mi
21612 Berendo Ave Torrance, CA	2.0	1.0	754	$2,495	$3.31	43d	1	0.81mi
800 W Carson St Torrance, CA	2.0–3.0	1.0–2.0	887	$2,266	$2.55	1d	5	0.87mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	7d	1	0.96mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	3d	1	0.97mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	43d	1	0.97mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	1d	1	0.97mi
2023 Border Ave Torrance, CA	3.0	2.0	1224	$4,500	$3.68	18d	1	0.99mi
1642 W 215th St Torrance, CA	3.0	1.0	1008	$3,300	$3.27	24d	1	1.03mi
317 W 220th St Unit 112A Carson, CA	2.0	1.5	800	$2,395	$2.99	43d	1	1.03mi
1614 W 214th St Torrance, CA	4.0	3.0	1415	$4,400	$3.11	1d	1	1.06mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	1.08mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	43d	1	1.10mi
21323 Conradi Ave Torrance, CA	2.0	2.0	981	$3,500	$3.57	43d	1	1.10mi
1541 W 213th St Torrance, CA	2.0	2.0	1000	$2,900	$2.90	43d	1	1.10mi
1541 W 213th St Unit 1/2 Torrance, CA	3.0	2.0	1200	$3,400	$2.83	43d	1	1.10mi
1833 Cabrillo Ave Torrance, CA	2.0	2.5	1200	$3,650	$3.04	43d	1	1.10mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	43d	1	1.11mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	2d	1	1.11mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	3d	1	1.11mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	11d	1	1.11mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	11d	1	1.11mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	21d	1	1.11mi
1751 Cabrillo Ave Unit K Torrance, CA	3.0	2.0	1150	$3,295	$2.87	12d	1	1.15mi
21116 Denker Ave Torrance, CA	4.0	2.0	1464	$4,450	$3.04	43d	1	1.20mi

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 141 DOM
2. 2026-06-17
   days on market $250,000 Active 140 DOM
3. 2026-06-16
   days on market $250,000 Active 139 DOM
4. 2026-06-15
   days on market $250,000 Active 138 DOM
5. 2026-06-13
   days on market $250,000 Active 136 DOM
6. 2026-06-09
   days on market $250,000 Active 132 DOM
7. 2026-06-08
   days on market $250,000 Active 131 DOM
8. 2026-06-07
   days on market $250,000 Active 130 DOM
9. 2026-06-04
   days on market $250,000 Active 127 DOM
10. 2026-06-03
    days on market $250,000 Active 126 DOM
11. 2026-06-02
    days on market $250,000 Active 125 DOM
12. 2026-06-01
    days on market $250,000 Active 124 DOM
13. 2026-05-31
    days on market $250,000 Active 123 DOM
14. 2026-03-27
    price $250,000 1060-char remark

    Show marketing remark (1060 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath manufactured home built in 2020, located in the desirable city of Torrance. This home features a modern design with a spacious and functional layout, perfect for comfortable living. Step inside to an inviting open floor plan that seamlessly connects the living, dining, and kitchen areas. The bright and airy living space provides an ideal setting for both everyday living and entertaining. The modern kitchen offers sleek appliances, generous counter space, and stylish cabinetry, making meal preparation both convenient and enjoyable. The home includes three well-sized bedrooms, including a primary suite with its own private bathroom. Additional highlights include modern finishes, abundant natural light, and a thoughtfully designed interior layout. Situated within a well-maintained community in Torrance, this home offers convenient access to shopping, dining, schools, and major transportation routes. Seller may consider concessions toward space rent for a limited period with acceptable offer.

15. 2026-01-28
    listed $280,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath manufactured home built in 2020, located in the desirable city of Torrance. This home features a modern design with a spacious and functional layout, perfect for comfortable living. Step inside to an inviting open floor plan that seamlessly connects the living, dining, and kitchen areas. The bright and airy living space provides an ideal setting for both everyday living and entertaining. The modern kitchen offers sleek appliances, generous counter space, and stylish cabinetry, making meal preparation both convenient and enjoyable. The home includes three well-sized bedrooms, including a primary suite with its own private bathroom. Additional highlights include modern finishes, abundant natural light, and a thoughtfully designed interior layout. Situated within a well-maintained community in Torrance, this home offers convenient access to shopping, dining, schools, and major transportation routes. Seller may consider concessions toward space rent for a limited period with acceptable offer.

16. 2025-09-30
    historical
17. 2025-06-09
    price $280,000
18. 2025-05-25
    status Active
19. 2024-12-20
    status Active
20. 2024-12-20
    price $300,000
21. 2024-10-22
    listed $280,000 Active

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$187/yr (+$16/mo · 10.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $40,524
• − Mortgage interest: −$14,004
• − Property taxes: −$1,713
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − Depreciation: −$7,273
• Taxable income: $9,800
• Est. tax owed @ 24.0%: −$2,352
• After-tax cash flow: $10,966/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

This well-maintained 3-bedroom, 2-bath manufactured home is ready for a fresh coat of paint and some minor updates to increase its value.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace the flooring with a more durable material — Durable flooring improves both resale and rental value.
• Both Install new kitchen appliances — Modern appliances can increase both resale and rental value.
• Both Add a smart home system — Smart home features can increase both resale and rental value by adding convenience and modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace the flooring with a more durable material — Durable flooring improves both resale and rental value. ↑
• Both Install new kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Add a smart home system — Smart home features can increase both resale and rental value by adding convenience and modern amenities. ↑

ⓘ 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

-10.7% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $250,000 CRMLS
• 2026-01-28 Listed $280,000 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-06-09 Price Changed $280,000 CRMLS
• 2025-05-25 Relisted — CRMLS
• 2024-12-20 Relisted — CRMLS
• 2024-12-20 Price Changed $300,000 CRMLS
• 2024-10-22 Listed $280,000 CRMLS

Property tax history

+2.0%/yr

Latest (2025): $1,713 · +2.0% YoY. Source: county tax records.