19127 Pioneer Blvd #45 · Artesia, CA 90703

$174,888

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 77 Days on market

Built 2000 9.57 ac lot $112/sqft · 6% below area Est $186k · 6% under

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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 +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom and a den manufactured home! Move in ready, it has new floors, new paint (inside and out), and new mini blinds. The home features a bright and open living room with a decorative fireplace, a cheerful living room kitchen that is perfect for hosting. Additionally, enjoy the excellent amenities, including a beautiful clubhouse with a private gym, a heated swimming pool, and a Jacuzzi. Located in the prestigious ABC Unified School District and is conveniently located near the Cerritos Mall, the property is close to restaurants and shops, and just minutes from the 91 and 605 freeways making it easy to live and work in this community. A wonderful combo of comfort, convenience, and community! This property will be snatched up soon so call to schedule an appointment today!

Key facts

• 9.57 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 2.7% in Artesia — 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 67/100 on livability (#311 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A, employment B+; Watch: crime F, cost of living F, health & safety F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.4%/yr); 45 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 37% of the median local income ($135k/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 $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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $175k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,394 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 2.40% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.33%
• DSCR: 3.46
• GRM: 3.5

CMA / ARV

• ARV (median comp): $186,095
• List price: $174,888
• Delta: -6.02%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19127 Pioneer Blvd #63	0.00mi	4/2.0 (+1)	1,620 (+3%)	14mo	$208,700	$129	78
19127 Pioneer Blvd #30	0.00mi	3/2.0	1,368 (-13%)	1mo	$185,000	$135	78
19127 Pioneer Blvd #16	0.00mi	3/2.0	1,512 (-4%)	20mo	$187,000	$124	77
19127 Pioneer Blvd #53	0.00mi	3/2.5	1,560 (-0%)	24mo	$255,000	$163	77
19127 Pioneer Blvd #40	0.00mi	3/2.0	1,456 (-7%)	20mo	$220,000	$151	71
19127 Pioneer Blvd #27	0.00mi	3/2.0	1,344 (-14%)	7mo	$190,000	$141	70
19127 Pioneer #38	0.00mi	3/2.0	1,344 (-14%)	17mo	$215,000	$160	62
19127 Pioneer Blvd #57	0.00mi	4/2.0 (+1)	1,344 (-14%)	14mo	$162,400	$121	60

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.30×
• Total profit: $112,707
• Equity at exit: $26,076

10-year hold

• IRR: 57.9%
• Equity multiple: 6.56×
• Total profit: $272,150
• Equity at exit: $15,121

Cash invested: $48,969 (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 90703

• Rents YoY: 2.4%
• Active inventory: 45
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $4,194 high
• Mortgage (P&I): −$917
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $2,258

Break-even live

Break-even rent $1,336

Max offer price $174,888

Occupancy floor 41%

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: $43,722
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18811 S Prado Ct Cerritos, CA	4.0	3.5	1849	$4,300	$2.33	17d	1	0.31mi
11821 E Solana Pl Cerritos, CA	3.0	2.5	1849	$4,350	$2.35	24d	1	0.32mi
11450 186th St Artesia, CA	3.0	2.5	1617	$4,000	$2.47	1d	1	0.52mi
11884 Bertha St Cerritos, CA	4.0	2.0	1574	$4,500	$2.86	24d	1	0.52mi
11417 183rd St Artesia, CA	3.0	3.0	1972	$4,500	$2.28	1d	1	0.75mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	7d	1	0.84mi
18113 Elaine Ave Artesia, CA	3.0	2.0	1530	$4,200	$2.75	1d	1	0.85mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	44d	1	0.93mi
17923 Horst Ave Artesia, CA	4.0	2.0	1615	$4,450	$2.76	3d	1	0.98mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	21d	1	1.07mi
17508 Jersey Ave Artesia, CA	3.0	2.0	1440	$3,600	$2.50	7d	1	1.09mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	44d	1	1.09mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.10mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.10mi
11424 Curry Ln Artesia, CA	3.0	2.5	1860	$3,500	$1.88	44d	1	1.13mi
17721 Norwalk Blvd #3 Artesia, CA	3.0	3.0	1478	$3,900	$2.64	44d	1	1.19mi
17320 Mapes Ave Cerritos, CA	3.0	2.0	1550	$4,100	$2.65	1d	1	1.26mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	44d	1	1.31mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	3d	1	1.31mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	1d	1	1.32mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	7d	1	1.32mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	1.41mi
18316 Santana Ave Cerritos, CA	4.0	2.0	1515	$4,500	$2.97	24d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $174,888 Active 77 DOM
2. 2026-06-17
   days on market $174,888 Active 76 DOM
3. 2026-06-16
   days on market $174,888 Active 75 DOM
4. 2026-06-15
   days on market $174,888 Active 74 DOM
5. 2026-06-13
   days on market $174,888 Active 72 DOM
6. 2026-06-13
   days on market $174,888 Active 71 DOM
7. 2026-06-09
   days on market $174,888 Active 68 DOM
8. 2026-06-08
   days on market $174,888 Active 67 DOM
9. 2026-06-07
   days on market $174,888 Active 66 DOM
10. 2026-06-04
    days on market $174,888 Active 63 DOM
11. 2026-06-03
    days on market $174,888 Active 62 DOM
12. 2026-06-02
    days on market $174,888 Active 61 DOM
13. 2026-06-01
    days on market $174,888 Active 60 DOM
14. 2026-05-31
    days on market $174,888 Active 59 DOM
15. 2026-04-30
    price $174,888 822-char remark

    Show marketing remark (822 chars)

    Welcome to this charming 3-bedroom, 2-bathroom and a den manufactured home! Move in ready, it has new floors, new paint (inside and out), and new mini blinds. The home features a bright and open living room with a decorative fireplace, a cheerful living room kitchen that is perfect for hosting. Additionally, enjoy the excellent amenities, including a beautiful clubhouse with a private gym, a heated swimming pool, and a Jacuzzi. Located in the prestigious ABC Unified School District and is conveniently located near the Cerritos Mall, the property is close to restaurants and shops, and just minutes from the 91 and 605 freeways making it easy to live and work in this community. A wonderful combo of comfort, convenience, and community! This property will be snatched up soon so call to schedule an appointment today!

16. 2026-04-02
    status Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to this charming 3-bedroom, 2-bathroom and a den manufactured home! Move in ready, it has new floors, new paint (inside and out), and new mini blinds. The home features a bright and open living room with a decorative fireplace, a cheerful living room kitchen that is perfect for hosting. Additionally, enjoy the excellent amenities, including a beautiful clubhouse with a private gym, a heated swimming pool, and a Jacuzzi. Located in the prestigious ABC Unified School District and is conveniently located near the Cerritos Mall, the property is close to restaurants and shops, and just minutes from the 91 and 605 freeways making it easy to live and work in this community. A wonderful combo of comfort, convenience, and community! This property will be snatched up soon so call to schedule an appointment today!

17. 2026-03-31
    listed $190,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this charming 3-bedroom, 2-bathroom and a den manufactured home! Move in ready, it has new floors, new paint (inside and out), and new mini blinds. The home features a bright and open living room with a decorative fireplace, a cheerful living room kitchen that is perfect for hosting. Additionally, enjoy the excellent amenities, including a beautiful clubhouse with a private gym, a heated swimming pool, and a Jacuzzi. Located in the prestigious ABC Unified School District and is conveniently located near the Cerritos Mall, the property is close to restaurants and shops, and just minutes from the 91 and 605 freeways making it easy to live and work in this community. A wonderful combo of comfort, convenience, and community! This property will be snatched up soon so call to schedule an appointment today!

18. 2026-03-31
    historical 822-char remark

    Show marketing remark (822 chars)

    Welcome to this charming 3-bedroom, 2-bathroom and a den manufactured home! Move in ready, it has new floors, new paint (inside and out), and new mini blinds. The home features a bright and open living room with a decorative fireplace, a cheerful living room kitchen that is perfect for hosting. Additionally, enjoy the excellent amenities, including a beautiful clubhouse with a private gym, a heated swimming pool, and a Jacuzzi. Located in the prestigious ABC Unified School District and is conveniently located near the Cerritos Mall, the property is close to restaurants and shops, and just minutes from the 91 and 605 freeways making it easy to live and work in this community. A wonderful combo of comfort, convenience, and community! This property will be snatched up soon so call to schedule an appointment today!

19. 2003-07-31
    soldstatus $92,000 236-char remark

    Show marketing remark (236 chars)

    Light/Bright, 3bed/2ba, formal Dining Area As Well As Breakfast Room, spa Size Tub In Master Bath, washer/Dryer/Referigerator/Stove/Microwave/ Dishwasher, Central Gas Heat And Air Conditioning. Fireplace In Living Room. Ready To Move In

20. 2002-10-09
    listed $95,000 236-char remark

    Show marketing remark (236 chars)

    Light/Bright, 3bed/2ba, formal Dining Area As Well As Breakfast Room, spa Size Tub In Master Bath, washer/Dryer/Referigerator/Stove/Microwave/ Dishwasher, Central Gas Heat And Air Conditioning. Fireplace In Living Room. Ready To Move In

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$542/yr (+$45/mo · 68.8%)

ⓘ 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 · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,331
• − Mortgage interest: −$9,796
• − Property taxes: −$787
• − Insurance: −$874
• − Repairs & maintenance: −$4,026
• − Management: −$4,026
• − Depreciation: −$5,088
• Taxable income: $25,732
• Est. tax owed @ 24.0%: −$6,176
• After-tax cash flow: $20,918/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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Artesia

• Score: 67/100
• State rank: #311
• US rank: #10525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, CA
• County: Los Angeles County · 9,444,647 people
• City population: 16,044
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,108
• Household income: $134,987
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 685.0

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 0.58)
• Race & ethnicity: Asian 62% Hispanic / Latino 15% White 12% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 44% · China, South Korea, Canada
• Languages at home: 43% English-only · Chinese 12% Spanish 10% Korean 10%

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: ▼ -904.24%
• Current HPI: 361.1055
• Rent YoY: ▲ 2.35%
• 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

+84.1% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $174,888 CRMLS
• 2026-04-02 Relisted — CRMLS
• 2026-03-31 Listing Removed — CRMLS
• 2026-03-31 Listed $190,000 CRMLS
• 2003-07-31 Sold (MLS) $92,000 CRMLS
• 2002-10-09 Listed $95,000 CRMLS

Property tax history

+2.9%/yr

Latest (2025): $787 · +2.9% YoY. Source: county tax records.