11250 Playa St #66 · Culver City, CA 90230

$179,000

1 bd · 1.0 ba · 432 sqft · Manufactured · 31 Days on market

Built 1979 5.25 ac lot Est $202k · 11% under ↓ 3% 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 +27.4/30.0
• ARV discount +12.7/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunningly renovated manufacturer home in Culver City, features a full kitchen, 1 bedroom, and 1 bathroom, family oriented community perfect for accommodating parents or college students, resident Owned Gated and Surveillance mobile home, comes with a front private patio and a storage unit in the back. MOVE-IN ready. Monthly expenses run under $500.00 and this includes (rent, HCD Registration, and Homeowners insurance). Walking distance to schools and shopping centers like (Sprouts, Trader Joes, Pavilions, Big Lots, Dollar Tree, Whole Foods, UCLA, USC, LMU, SMC, WLAC. Fox Hills Mall - Transit Center, bus, light rails, LAX connections, Sony Studios) and a lot more. Visit it's surrounding areas like Marina Del Rey, Playa Del Rey, Venice, Santa Monica, Playa Vista, etc. , Public transportation-Culver City Buses & Dial A Ride are available. Parks and Recreation/Hiking and Biking Trails are within walking distance. There is INCOME LIMITATION required to qualify for the purchase of this property. Nearby Culver City Incorporated police department CCPD, Fire Department CCFD, and schools.

Key facts

• Gated community
• Front patio
• Storage unit

Tags

• GATED COMMUNITY
• FRONT PATIO
• STORAGE UNIT
• 24/7 SURVEILLANCE
• WALKING DISTANCE TO SCHOOLS
• NEAR MAJOR DESTINATIONS

Property features AI

Finance

• Other: Park name: Culver City Terrace
• Financial info: Special assessments may apply (buyer to verify)
• HOA & community: Land lease: $440 monthly (seller provided); Community features include street lighting

Exterior

• Parking: Assigned parking (1 space)
• Security: Gated community with automatic gate; Resident manager; Security lights; Carbon monoxide and smoke detectors; Smoke detector; Fire and smoke detection system
• Utilities: Standard electric service; Natural gas available; Water connected (private water); Private sewer (sewer connected); Cable available
• Home design: Single-story home; Entry at level 1; Turnkey condition; Mobile home model KA (12 x 36); Mobile home remains
• Construction: Metal construction materials; Shingle roof; Raised foundation; Siding skirt
• Exterior features: Front enclosed porch; Porch present; Exterior lighting; Walkstreet access; Storage building on site; No pool

Interior

• Kitchen: Quartz counters
• Bedrooms: All bedrooms on the ground level
• Flooring: Laminated flooring
• Bathrooms: One full bathroom with shower-in-tub
• Heating & cooling: Central furnace heating
• Interior features: Storage space; Gated community entry; Resident manager on site; Security lights; Carbon monoxide and smoke detectors; Fire and smoke detection system; Automatic gate
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.0% in Culver City — 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 73/100 on livability (#163 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living F.
• Culver City Unified (suburban): math 53% / reading 62% proficiency, ranked #79 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 111 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

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 31 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $202,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Playa St #92	0.08mi	1/1.0	380 (-12%)	14mo	$178,000	$468	64

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,315
• Equity at exit: $26,689

10-year hold

• IRR: 9.9%
• Equity multiple: 1.73×
• Total profit: $36,539
• Equity at exit: $15,477

Cash invested: $50,120 (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 90230

• Rents YoY: 2.0%
• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $525

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 71%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $179,000 Active 31 DOM
2. 2026-06-17
   days on market $179,000 Active 30 DOM
3. 2026-06-16
   days on market $179,000 Active 29 DOM
4. 2026-06-15
   days on market $179,000 Active 28 DOM
5. 2026-06-13
   days on market $179,000 Active 26 DOM
6. 2026-06-13
   days on market $179,000 Active 25 DOM
7. 2026-06-09
   days on market $179,000 Active 22 DOM
8. 2026-06-08
   days on market $179,000 Active 21 DOM
9. 2026-06-07
   days on market $179,000 Active 20 DOM
10. 2026-06-04
    days on market $179,000 Active 17 DOM
11. 2026-06-03
    days on market $179,000 Active 16 DOM
12. 2026-06-02
    days on market $179,000 Active 15 DOM
13. 2026-06-01
    days on market $179,000 Active 14 DOM
14. 2026-05-31
    days on market $179,000 Active 13 DOM
15. 2026-05-18
    listed $179,000 Active
16. 2023-06-29
    soldstatus $185,000 Closed Sale 1102-char remark

    Show marketing remark (1102 chars)

    Stunningly renovated manufacturer home in Culver City, features a full kitchen, 1 bedroom, and 1 bathroom, family oriented community perfect for accommodating parents or college students, resident Owned Gated and Surveillance mobile home, comes with a front private patio and a storage unit in the back. MOVE-IN ready. Monthly expenses run under $500.00 and this includes (rent, HCD Registration, and Homeowners insurance). Walking distance to schools and shopping centers like (Sprouts, Trader Joes, Pavilions, Big Lots, Dollar Tree, Whole Foods, UCLA, USC, LMU, SMC, WLAC. Fox Hills Mall - Transit Center, bus, light rails, LAX connections, Sony Studios) and a lot more. Visit it's surrounding areas like Marina Del Rey, Playa Del Rey, Venice, Santa Monica, Playa Vista, etc. , Public transportation-Culver City Buses & Dial A Ride are available. Parks and Recreation/Hiking and Biking Trails are within walking distance. There is INCOME LIMITATION required to qualify for the purchase of this property. Nearby Culver City Incorporated police department CCPD, Fire Department CCFD, and schools.

17. 2023-05-24
    status Pending Sale 1102-char remark

    Show marketing remark (1102 chars)

    Stunningly renovated manufacturer home in Culver City, features a full kitchen, 1 bedroom, and 1 bathroom, family oriented community perfect for accommodating parents or college students, resident Owned Gated and Surveillance mobile home, comes with a front private patio and a storage unit in the back. MOVE-IN ready. Monthly expenses run under $500.00 and this includes (rent, HCD Registration, and Homeowners insurance). Walking distance to schools and shopping centers like (Sprouts, Trader Joes, Pavilions, Big Lots, Dollar Tree, Whole Foods, UCLA, USC, LMU, SMC, WLAC. Fox Hills Mall - Transit Center, bus, light rails, LAX connections, Sony Studios) and a lot more. Visit it's surrounding areas like Marina Del Rey, Playa Del Rey, Venice, Santa Monica, Playa Vista, etc. , Public transportation-Culver City Buses & Dial A Ride are available. Parks and Recreation/Hiking and Biking Trails are within walking distance. There is INCOME LIMITATION required to qualify for the purchase of this property. Nearby Culver City Incorporated police department CCPD, Fire Department CCFD, and schools.

18. 2023-04-05
    listed $185,000 Active 1102-char remark

    Show marketing remark (1102 chars)

    Stunningly renovated manufacturer home in Culver City, features a full kitchen, 1 bedroom, and 1 bathroom, family oriented community perfect for accommodating parents or college students, resident Owned Gated and Surveillance mobile home, comes with a front private patio and a storage unit in the back. MOVE-IN ready. Monthly expenses run under $500.00 and this includes (rent, HCD Registration, and Homeowners insurance). Walking distance to schools and shopping centers like (Sprouts, Trader Joes, Pavilions, Big Lots, Dollar Tree, Whole Foods, UCLA, USC, LMU, SMC, WLAC. Fox Hills Mall - Transit Center, bus, light rails, LAX connections, Sony Studios) and a lot more. Visit it's surrounding areas like Marina Del Rey, Playa Del Rey, Venice, Santa Monica, Playa Vista, etc. , Public transportation-Culver City Buses & Dial A Ride are available. Parks and Recreation/Hiking and Biking Trails are within walking distance. There is INCOME LIMITATION required to qualify for the purchase of this property. Nearby Culver City Incorporated police department CCPD, Fire Department CCFD, and schools.

19. 2006-03-21
    historical
20. 2004-05-12
    listed

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,766
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$5,207
• Taxable income: $3,670
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,420/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: Culver City Unified
• NCES district ID: 0610260
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $78,489
• Composite: 51.7/100
• National rank: #1689
• State rank: #79 of 517 in CA

Livability — Culver City

• Score: 73/100
• State rank: #163
• US rank: #5340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver City, CA
• County: Los Angeles County · 9,444,647 people
• City population: 47,563
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,009
• Household income: $107,109
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1428.0

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 0.74)
• Race & ethnicity: White 37% Hispanic / Latino 30% Two or more races 20% Asian 17% Black 8%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 56% English-only · Spanish 25% Other Asian/Pacific 5% Other Indo-European 5%

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: ▼ -1229.17%
• Current HPI: 460.1149
• Rent YoY: ▲ 2.03%
• 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

-3.2% since first listed

6 events — show timeline

• 2026-05-18 Listed $179,000 CRMLS
• 2023-06-29 Sold (MLS) $185,000 CRMLS
• 2023-05-24 Pending — CRMLS
• 2023-04-05 Listed $185,000 CRMLS
• 2006-03-21 Delisted — TheMLS
• 2004-05-12 Listed — TheMLS