23701 S Western #191 · Torrance, CA 90501

$79,900

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 34 Days on market

Built 1990

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 3 bedroom 2 bath wtih 1,176 sqft of living space. Close to parks, restaurants and stores. Located in a the desirable Knolls Lodge Torrance. Must see it to appreciate. Parking for one car. Laundry hookups and very nice and cozy backyard to get together with family and friends. Space 191

Key facts

• Close to parks
• Close to restaurants
• Cozy backyard

Tags

• CLOSE TO PARKS
• CLOSE TO RESTAURANTS
• CLOSE TO STORES
• LAUNDRY HOOKUPS
• COZY BACKYARD

Property features AI

Finance

• Financial info: Land lease applies (approximately $2,100)
• HOA & community: Part of an association; Community amenities include biking

Exterior

• Parking: Located in Knolls Lodge Mobile Estates (park name)
• Utilities: Public sewer; Other water source
• Home design: Single-story mobile home; Mobile home remains in place; Mobile dimensions approximately 30 ft by 60 ft
• Construction: Year built per assessor; Assessor used as source for living area
• Exterior features: Community pool; Lot density approximately 0–1 unit per acre

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry at western side facing 237th Street; Entry on first level
• Laundry & utility: Laundry area located in carport

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.3% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($93k/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 $552 of loan paydown is wiped out by about $2k 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 + 3.2% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.12% ✓
• Cap rate: 38.31%
• Cash-on-cash: 114.34%
• DSCR: 6.09
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $162,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 S Western Unit 78A	0.00mi	3/2.0	1,176 (0%)	1mo	$160,000	$136	100
23701 S Western Ave #221	0.00mi	2/2.0 (-1)	1,140 (-3%)	2mo	$85,000	$75	88
23701 S Western Ave #172	0.00mi	3/2.0	1,232 (+5%)	7mo	$115,000	$93	86
23701 S Western Ave #262	0.05mi	3/2.0	1,152 (-2%)	10mo	$154,900	$134	86
23701 S Western Ave #231	0.00mi	3/2.0	1,080 (-8%)	10mo	$95,000	$88	78
24200 Walnut St #50	0.22mi	3/2.0	1,140 (-3%)	13mo	$225,000	$197	74
24200 Walnut St #64	0.22mi	3/2.0	1,108 (-6%)	11mo	$210,000	$190	71
23701 S Western Ave #7	0.08mi	3/2.0	1,040 (-12%)	11mo	$144,000	$138	68
23701 S Western Ave #202	0.00mi	2/2.0 (-1)	1,037 (-12%)	13mo	$180,900	$174	65
23701 S Western Ave #213	0.00mi	3/2.0	1,009 (-14%)	15mo	$149,600	$148	64
24200 Walnut #62	0.23mi	3/2.0	1,040 (-12%)	14mo	$80,000	$77	58
23701 S Western Ave #241	0.00mi	3/2.0	1,000 (-15%)	22mo	$155,000	$155	57

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.53×
• Total profit: $123,642
• Equity at exit: $11,913

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $285,889
• Equity at exit: $6,908

Cash invested: $22,372 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $3,288 high
• Mortgage (P&I): −$419
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $2,132

Break-even live

Break-even rent $590

Max offer price $79,900

Occupancy floor 30%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	0.48mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	43d	1	0.48mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.49mi
2174 1st St Unit 237th St unit Torrance, CA	2.0	1.0	800	$2,500	$3.12	24d	1	0.56mi
1802 247th St Unit 1802 Lomita, CA	2.0	1.0	800	$3,200	$4.00	43d	1	0.64mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	0.66mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	43d	1	0.66mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	20d	1	0.67mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	43d	1	0.68mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	43d	1	0.78mi
1570 W 226th St Torrance, CA	3.0	2.0	1200	$3,750	$3.12	22d	1	0.80mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	3d	1	0.81mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	43d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	11d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	11d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	3d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	22d	1	0.81mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,650	$2.71	4d	1	0.88mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	0.89mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	43d	1	0.89mi
22423 Harvard Blvd Torrance, CA	3.0	1.0	1150	$3,750	$3.26	5d	1	0.89mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	43d	2	0.90mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	43d	1	0.92mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	43d	1	0.93mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	10d	1	0.95mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	7d	1	0.96mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	7d	1	0.96mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	43d	1	0.96mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	43d	1	0.98mi
2758 Orange Ave Unit 10 Torrance, CA	2.0	1.5	950	$2,800	$2.95	12d	1	0.99mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	43d	1	1.01mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.02mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	7d	1	1.06mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.10mi
2525 W 235th St Unit 10656A Torrance, CA	2.0	1.5	1073	$4,210	$3.92	43d	1	1.11mi
2545 W 235th St Torrance, CA	2.0	1.0–1.5	984	$3,325	$3.38	3d	5	1.15mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	43d	1	1.16mi
2023 Border Ave Torrance, CA	3.0	2.0	1224	$4,500	$3.68	18d	1	1.20mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	24d	1	1.22mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	43d	1	1.23mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 34 DOM
2. 2026-06-17
   days on market $79,900 Active 33 DOM
3. 2026-06-16
   days on market $79,900 Active 32 DOM
4. 2026-06-15
   days on market $79,900 Active 31 DOM
5. 2026-06-13
   days on market $79,900 Active 29 DOM
6. 2026-06-13
   days on market $79,900 Active 28 DOM
7. 2026-06-09
   days on market $79,900 Active 25 DOM
8. 2026-06-08
   days on market $79,900 Active 24 DOM
9. 2026-06-07
   days on market $79,900 Active 23 DOM
10. 2026-06-04
    days on market $79,900 Active 20 DOM
11. 2026-06-03
    days on market $79,900 Active 19 DOM
12. 2026-06-02
    days on market $79,900 Active 18 DOM
13. 2026-06-01
    days on market $79,900 Active 17 DOM
14. 2026-05-31
    days on market $79,900 Active 16 DOM
15. 2026-05-15
    listed $79,900 Active
16. 2011-07-30
    historical
17. 2011-04-21
    listed $25,000 Active
18. 2011-03-18
    historical
19. 2011-03-05
    price $30,000
20. 2011-01-12
    price $40,000
21. 2010-11-22
    listed $45,000 Active
22. 2003-12-01
    historical
23. 2003-04-29
    listed $26,000

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$440/yr (+$37/mo · 262.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°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: $39,461
• − Mortgage interest: −$4,476
• − Property taxes: −$167
• − Insurance: −$400
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − Depreciation: −$2,324
• Taxable income: $25,780
• Est. tax owed @ 24.0%: −$6,187
• After-tax cash flow: $19,392/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+207.3% since first listed

9 events — show timeline

• 2026-05-15 Listed $79,900 CRMLS
• 2011-07-30 Listing Removed — CRMLS
• 2011-04-21 Listed $25,000 CRMLS
• 2011-03-18 Listing Removed — CRMLS
• 2011-03-05 Price Changed $30,000 CRMLS
• 2011-01-12 Price Changed $40,000 CRMLS
• 2010-11-22 Listed $45,000 CRMLS
• 2003-12-01 Listing Removed — CRMLS
• 2003-04-29 Listed $26,000 CRMLS

Property tax history

+12.5%/yr

Latest (2025): $167 · +12.5% YoY. Source: county tax records.