40701 Rancho Vista Blvd #15 · Palmdale, CA 93551

$190,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 12 Days on market

Built 1985 Average condition Est $208k · 9% under ↓ 17% 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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Double-Wide Home in the Highly Desirable Boulder 1 Mobile Home Park! This all-ages, gated community offers resort-style amenities including a pool, park, tennis courts, basketball court, and recreation clubhouse, everything you need just steps from your door! The home features 3 generous bedrooms and 2 full bathrooms, including a master suite with a private bath. Step outside to a large backyard and side porch, perfect for entertaining or relaxing under the sun. Conveniently located near schools, shopping, and everything you need, this vibrant, welcoming community is ready for you to call home. Don't wait, schedule a private showing today.

Key facts

• Gated community
• Double-wide home
• Tennis courts

Tags

• DOUBLE-WIDE HOME
• BOULDER 1 MOBILE HOME PARK
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Lot is approximately 0–1 unit per acre; Living area reported from assessor's data; Parcel number 8950922015
• HOA & community: Part of an association; Land lease: $676.26

Exterior

• Parking: Located in Boulders #1 park
• Utilities: Public sewer; District/public water
• Home design: Single-story (1 story); Entry level is on the first floor; Mobile home remains on site; Mobile dimensions approximately 24 ft wide by 56 ft long
• Construction: Year built: see remarks
• Exterior features: Community pool; Street lighting

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Front door entry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 15.8% 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.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gregg Anderson Academy (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 867 students, 27% FRL); Hillview Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 907 students, 53% FRL); Quartz Hill High (3,066 students, 42% FRL).
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-24 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 388 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($120k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.3% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

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. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.04%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $208,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40701 Rancho Vista Blvd Blvd #43	0.00mi	3/2.0	1,248 (0%)	2mo	$150,000	$120	98
40701 Rancho Vista Blvd #47	0.00mi	3/2.0	1,248 (0%)	7mo	$209,000	$167	94
40701 Rancho Vista Blvd #6	0.00mi	3/2.0	1,248 (0%)	10mo	$210,000	$168	91
40701 Rancho Vista Blvd Spc 178	0.00mi	3/2.0	1,200 (-4%)	10mo	$182,000	$152	86
40701 Rancho Vista Blvd #120	0.00mi	3/2.0	1,344 (+8%)	4mo	$268,000	$199	84
40701 Rancho Vista Blvd Spc 263	0.00mi	3/2.0	1,152 (-8%)	4mo	$189,000	$164	84
40701 Rancho Vista Blvd #79	0.00mi	3/2.0	1,327 (+6%)	8mo	$200,000	$151	83
40701 Rancho Vista Blvd #142	0.00mi	3/2.5	1,344 (+8%)	3mo	$175,000	$130	83
40701 Rancho Vista Blvd #122	0.00mi	3/2.0	1,152 (-8%)	8mo	$239,000	$207	81
40701 Rancho Vista Blvd Spc 358	0.00mi	3/2.0	1,080 (-14%)	1mo	$245,000	$227	77
40701 Rancho Vis	0.05mi	3/2.0	1,080 (-14%)	1mo	$245,000	$227	75
40701 W Rancho Vista Blvd #284	0.00mi	2/2.0 (-1)	1,120 (-10%)	11mo	$183,000	$163	69

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.18×
• Total profit: $62,891
• Equity at exit: $28,330

10-year hold

• IRR: 35.6%
• Equity multiple: 4.17×
• Total profit: $168,678
• Equity at exit: $16,428

Cash invested: $53,200 (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 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 388
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,350 high
• Mortgage (P&I): −$996
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $1,509

Break-even live

Break-even rent $1,440

Max offer price $190,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,617	-5% $1,563	+0% $1,509	+5% $1,455	+10% $1,402
Rent	-10% $1,244	-5% $1,377	+0% $1,509	+5% $1,641	+10% $1,774
Rate	-1.0pp $1,605	-0.5pp $1,557	base $1,509	+0.5pp $1,460	+1.0pp $1,410

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4660 Grandview Dr Palmdale, CA	3.0	2.0	1494	$2,995	$2.00	0d	1	0.50mi
5637 Redwood Ave Unit B Palmdale, CA	2.0	1.0	760	$2,445	$3.22	0d	1	1.04mi
40333 Argyle Ln Palmdale, CA	3.0	2.0	1374	$3,200	$2.33	17d	1	1.31mi
3713 West Avenue M 11 Lancaster, CA	3.0	2.0	1200	$3,100	$2.58	0d	1	1.37mi
3809 Cocina Ln Palmdale, CA	3.0	2.0	1410	$2,900	$2.06	0d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $190,000 Active 12 DOM
2. 2026-06-18
   days on market $190,000 Active 9 DOM
3. 2026-06-17
   days on market $190,000 Active 8 DOM
4. 2026-06-16
   days on market $190,000 Active 7 DOM
5. 2026-06-15
   days on market $190,000 Active 6 DOM
6. 2026-06-13
   days on market $190,000 Active 4 DOM
7. 2026-06-13
   days on market $190,000 Active 3 DOM
8. 2026-06-09
   remarks 656-char remark

   Show marketing remark (656 chars)

   Spacious Double-Wide Home in the Highly Desirable Boulder 1 Mobile Home Park! This all-ages, gated community offers resort-style amenities including a pool, park, tennis courts, basketball court, and recreation clubhouse, everything you need just steps from your door! The home features 3 generous bedrooms and 2 full bathrooms, including a master suite with a private bath. Step outside to a large backyard and side porch, perfect for entertaining or relaxing under the sun. Conveniently located near schools, shopping, and everything you need, this vibrant, welcoming community is ready for you to call home. Don't wait, schedule a private showing today.

9. 2026-06-09
   listed $190,000 Active 1 DOM

   Show marketing remark (656 chars)

   Spacious Double-Wide Home in the Highly Desirable Boulder 1 Mobile Home Park! This all-ages, gated community offers resort-style amenities including a pool, park, tennis courts, basketball court, and recreation clubhouse, everything you need just steps from your door! The home features 3 generous bedrooms and 2 full bathrooms, including a master suite with a private bath. Step outside to a large backyard and side porch, perfect for entertaining or relaxing under the sun. Conveniently located near schools, shopping, and everything you need, this vibrant, welcoming community is ready for you to call home. Don't wait, schedule a private showing today.

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$703/yr (+$59/mo · 94.8%)

ⓘ 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 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,198
• − Mortgage interest: −$10,643
• − Property taxes: −$741
• − Insurance: −$950
• − Repairs & maintenance: −$3,216
• − Management: −$3,216
• − Depreciation: −$5,527
• Taxable income: $15,905
• Est. tax owed @ 24.0%: −$3,817
• After-tax cash flow: $14,291/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

Average 55/100 Cosmetic rehab

This mobile home in a desirable park needs cosmetic updates to its exterior and interior to enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Visible weathering
• Minor roof — Aged appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves comfort and value
• Both update kitchen appliances — Modernizes and increases value
• Both update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Visible weathering	Minor	$500–3,000
roof · Aged appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves comfort and value ↑
• Both update kitchen appliances — Modernizes and increases value ↑
• Both update bathrooms — Modernizes and increases value ↑

ⓘ 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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 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): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% Tagalog/Filipino 3%

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: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• 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

-17.4% since first listed

7 events — show timeline

• 2026-06-09 Relisted — AVMLS
• 2026-06-09 Listed $190,000 CRMLS
• 2026-02-21 Listing Removed — AVMLS
• 2025-11-11 Listed $190,000 AVMLS
• 2024-11-25 Listing Removed — CRMLS
• 2024-10-31 Price Changed $224,900 CRMLS
• 2024-09-06 Listed $229,900 CRMLS

Property tax history

+2.9%/yr

Latest (2025): $741 · +2.9% YoY. Source: county tax records.