1618 W 132nd #17 · Gardena, CA 90249

$110,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 145 Days on market

Built 1977 Good condition $191/sqft · 686% above area

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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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home was recently REMODELED mobile home in 2024. This is a perfect starter home. Comes with 2 parking spaces, new kitchen and open concept. New paint flooring, upgraded bath, two car carport.

Key facts

• New kitchen
• Open concept
• Upgraded bath

Tags

• REMODELED MOBILE HOME
• NEW KITCHEN
• OPEN CONCEPT
• UPGRADED BATH
• MINUTES TO MANHATTAN BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, crime 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.
• Zoned schools: One Hundred Thirty-Fifth Street Elementary (566 students, 93% FRL); Robert E. Peary Middle (1,164 students, 90% FRL); Gardena Senior High (math 17% / reading 45%, grade F, #702 of 1,170 statewide, top 61%, 1,560 students, 92% FRL) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $14,000
• List price: $110,000
• Delta: 685.71%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $27,372
• Equity at exit: $16,401

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $82,110
• Equity at exit: $9,511

Cash invested: $30,800 (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 90249

• Active inventory: 41
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $709

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $785	-5% $747	+0% $709	+5% $671	+10% $633
Rent	-10% $562	-5% $636	+0% $709	+5% $783	+10% $856
Rate	-1.0pp $765	-0.5pp $737	base $709	+0.5pp $681	+1.0pp $652

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 W El Segundo Blvd Gardena, CA	1.0	1.0	708	$1,765	$2.49	45d	1	0.45mi
13919 S Normandie Ave Gardena, CA	—	1.0	478	$1,960	$4.10	5d	2	0.52mi
13921 S Normandie Ave Gardena, CA	1.0	1.0	360	$1,445	$4.01	1d	2	0.54mi
13921 S Normandie Ave Gardena, CA	—	1.0	360	$1,455	$4.04	45d	1	0.54mi
2110 W El Segundo Blvd Unit 3 Gardena, CA	1.0	1.0	690	$1,695	$2.46	46d	1	0.67mi
2126 W El Segundo Blvd Gardena, CA	1.0–2.0	1.0	557	$1,795	$3.22	1d	1	0.71mi
1261 W Rosecrans Ave Gardena, CA	2.0	1.0	718	$2,250	$3.13	3d	4	0.81mi
13609 Van Ness Ave Unit 2 Gardena, CA	2.0	1.0	700	$1,950	$2.79	45d	1	0.81mi
1540 W 145th St Gardena, CA	—	1.0	700	$1,480	$2.11	16d	1	0.82mi
2300 W El Segundo Blvd Unit 19 Gardena, CA	1.0	1.0	650	$1,795	$2.76	7d	1	0.83mi
1246 W 144th St Unit 5 Gardena, CA	2.0	1.5	702	$2,400	$3.42	26d	1	0.85mi
13801 Van Ness Ave Gardena, CA	1.0–2.0	1.0	825	$1,925	$2.33	9d	3	0.85mi
1735 W 120th St Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	9d	1	0.86mi
1735 W 120th St Unit 1731-8 Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	4d	1	0.86mi
1745 W 120th St Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	12d	1	0.87mi
1140 W 120th St Unit 8 Los Angeles, CA	2.0	1.0	585	$1,800	$3.08	19d	1	0.95mi
14417 Vermont Ave Unit 0034 Gardena, CA	1.0	1.0	500	$1,495	$2.99	16d	1	1.07mi
2804 W El Segundo Blvd Apt 2 Gardena, CA	1.0	1.0	605	$1,795	$2.97	3d	1	1.09mi
2616 W 141st Pl Gardena, CA	1.0	1.0	650	$1,850	$2.85	45d	1	1.17mi
14719 Berendo Ave Unit 3 Gardena, CA	2.0	1.0	648	$1,934	$2.98	17d	1	1.17mi
14719 S Berendo Ave Gardena, CA	2.0	1.0	648	$1,934	$2.98	7d	1	1.17mi
14719 Berendo Ave Apt 8 Gardena, CA	1.0	1.0	649	$1,657	$2.55	45d	1	1.17mi
2620 141st Pl #6 Gardena, CA	1.0	1.0	750	$1,725	$2.30	9d	1	1.18mi
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	370	$1,750	$4.73	19d	1	1.19mi
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	400	$1,750	$4.38	15d	1	1.19mi
2936 W El Segundo Blvd Unit 02 Gardena, CA	1.0	1.0	640	$1,850	$2.89	45d	1	1.20mi
2936 W El Segundo Blvd Unit 02 Gardena, CA	1.0	1.0	640	$1,795	$2.80	7d	1	1.20mi
2708 141st Pl Unit 4 Gardena, CA	2.0	1.0	750	$2,200	$2.93	1d	1	1.20mi
2708 141st Pl Unit 3 Gardena, CA	2.0	1.0	750	$2,150	$2.87	45d	1	1.20mi
2708 141st Pl Apt 5 Gardena, CA	1.0	1.0	500	$1,595	$3.19	26d	1	1.20mi
2800 W 141st Pl Gardena, CA	1.0	1.0	577	$1,850	$3.21	45d	1	1.23mi
14800 Berendo Ave Apt 1 Gardena, CA	1.0	1.0	450	$1,695	$3.77	16d	1	1.23mi
12888 Crenshaw Blvd Gardena, CA	2.0	1.0–2.0	891	$3,533	$3.97	3d	105	1.24mi
1060 W 117th St Los Angeles, CA	1.0	1.0	650	$1,900	$2.92	18d	1	1.24mi
15120 S Normandie Ave Gardena, CA	—	1.0	426	$1,826	$4.28	3d	3	1.29mi
2931 W 141st Pl Gardena, CA	—	1.0	565	$2,295	$4.06	45d	1	1.31mi
2931 W 141st Pl Gardena, CA	—	—	565	$2,295	$4.06	23d	1	1.31mi
12530 S Crenshaw Blvd Hawthorne, CA	1.0–2.0	1.0–2.0	897	$2,625	$2.93	1d	6	1.31mi
2909 W Rosecrans Ave Apt 4 Gardena, CA	1.0	1.0	750	$1,750	$2.33	45d	1	1.32mi
2935 W 141st Pl Gardena, CA	—	—	565	$2,495	$4.42	9d	1	1.32mi

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 145 DOM
2. 2026-06-18
   days on market $110,000 Active 142 DOM
3. 2026-06-17
   days on market $110,000 Active 141 DOM
4. 2026-06-16
   days on market $110,000 Active 140 DOM
5. 2026-06-15
   days on market $110,000 Active 139 DOM
6. 2026-06-13
   days on market $110,000 Active 137 DOM
7. 2026-06-09
   days on market $110,000 Active 133 DOM
8. 2026-06-08
   days on market $110,000 Active 132 DOM
9. 2026-06-07
   days on market $110,000 Active 131 DOM
10. 2026-06-04
    days on market $110,000 Active 128 DOM
11. 2026-06-03
    days on market $110,000 Active 127 DOM
12. 2026-06-02
    days on market $110,000 Active 126 DOM
13. 2026-06-01
    days on market $110,000 Active 125 DOM
14. 2026-05-31
    days on market $110,000 Active 124 DOM
15. 2026-05-07
    price $110,000 203-char remark

    Show marketing remark (203 chars)

    This mobile home was recently REMODELED mobile home in 2024. This is a perfect starter home. Comes with 2 parking spaces, new kitchen and open concept. New paint flooring, upgraded bath, two car carport.

16. 2026-01-27
    listed $129,000 Active 203-char remark

    Show marketing remark (203 chars)

    This mobile home was recently REMODELED mobile home in 2024. This is a perfect starter home. Comes with 2 parking spaces, new kitchen and open concept. New paint flooring, upgraded bath, two car carport.

17. 2025-12-05
    historical
18. 2025-06-14
    price $129,000
19. 2025-05-07
    listed $134,000 Active
20. 2024-11-08
    soldstatus $110,000 Closed Sale
21. 2024-10-02
    historical Active Under Contract
22. 2024-09-06
    listed $110,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 21 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: $22,320
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$3,200
• Taxable income: $7,187
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $6,785/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 · 13 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent cosmetic updates. It has a good foundation and structure, and the interior is well-maintained. The property has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and property value
• Both Upgrade the flooring in the kitchen and bathroom — Modernizes the space and adds value
• Both Install new windows — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and property value ↑
• Both Upgrade the flooring in the kitchen and bathroom — Modernizes the space and adds value ↑
• Both Install new windows — Improves energy efficiency and enhances curb appeal ↑

ⓘ 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 — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,290
• Household income: $89,712
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1117.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 23% Two or more races 18% Asian 15% White 11% Native American 3%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Hispanic 1% Slovak 1%
• Foreign-born: 31% · Canada, Vietnam, South Korea
• Languages at home: 52% English-only · Spanish 33% Vietnamese 3% Korean 2%

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: ▼ -796.51%
• Current HPI: 387.1566
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $110,000 CRMLS
• 2026-01-27 Listed $129,000 CRMLS
• 2025-12-05 Listing Removed — CRMLS
• 2025-06-14 Price Changed $129,000 CRMLS
• 2025-05-07 Listed $134,000 CRMLS
• 2024-11-08 Sold (MLS) $110,000 CRMLS
• 2024-10-02 Contingent — CRMLS
• 2024-09-06 Listed $110,000 CRMLS