3524 E Avenue R #280 · Palmdale, CA 93550

$136,000

3 bd · 3.0 ba · 1,296 sqft · Manufactured public records · 83 Days on market

Built 1998 Est $149k · 9% under ↓ 25% 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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath mobile home located in Sage tree Village Mobile Home Park. Features include new countertops, kitchen with stove, and a spacious primary bedroom with dual his-and-hers sinks. The home offers central heating and cooling, laundry hookups with gas and water, and two exits with new railings and steps. Enjoy a new deck at the main entrance and parking for two vehicles. Conveniently located near Super Target and nearby shopping centers.

Key facts

• Kitchen with stove
• New countertops
• Laundry hookups

Tags

• NEW COUNTERTOPS
• KITCHEN WITH STOVE
• SPACIOUS PRIMARY BEDROOM
• DUAL HIS-AND-HERS SINKS
• CENTRAL HEATING AND COOLING
• LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Park name: Sage Tree Village Manufactured h
• HOA & community: Located in a community with sidewalks

Exterior

• Parking: Covered parking available
• Utilities: Electricity on property; Public sewer; District/public water
• Home design: Single-story manufactured home; Mobile home remains on property; Entry via front deck
• Construction: Double-wide mobile home (13' x 48'); Year built source: public records
• Exterior features: No pool; Yard; Paved lot; Located in a manufactured home park (Sage Tree Village)

Interior

• Bedrooms: Double-wide mobile home (13' x 48') — bedroom count not specified
• Bathrooms: Two full bathrooms; One 3/4 bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Front deck entry; One-level living; Multiple access exits
• Laundry & utility: Laundry hookups for gas and electric dryers; On-property electricity

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,916/mo this rent would consume 56% of the median local household income ($62k/yr) (locally 4384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k 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 + 1.8% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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?
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: 2.14% ✓
• Cap rate: 19.42%
• Cash-on-cash: 46.89%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $149,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R Spc 243	0.00mi	3/2.0	1,248 (-4%)	0mo	$154,000	$123	90
3524 E Avenue R #226	0.00mi	3/2.0	1,344 (+4%)	1mo	$120,000	$89	89
3524 E Avenue R #202	0.00mi	3/2.0	1,344 (+4%)	2mo	$155,000	$115	88
3524 E Avenue R SPC 310	0.00mi	3/2.0	1,344 (+4%)	3mo	$165,000	$123	88
3524 E Avenue R #297	0.00mi	4/2.0 (+1)	1,344 (+4%)	1mo	$100,000	$74	84
3524 E Ave R #6	0.13mi	3/2.0	1,272 (-2%)	7mo	$105,000	$83	81
3524 E Avenue R Spc 327	0.00mi	4/2.0 (+1)	1,344 (+4%)	6mo	$178,500	$133	80
3524 E Avenue R #121	0.00mi	3/2.0	1,152 (-11%)	2mo	$169,000	$147	76
3524 E Avenue R Spc 312	0.00mi	3/2.0	1,104 (-15%)	1mo	$173,000	$157	71
3255 E Avenue R #269	0.33mi	3/2.0	1,440 (+11%)	5mo	$139,000	$97	58
3255 E Avenue R	0.36mi	2/2.0 (-1)	1,440 (+11%)	5mo	$139,000	$97	52
38015 E 30th St #27	0.69mi	2/2.0 (-1)	1,152 (-11%)	5mo	$80,000	$69	36

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 2.81×
• Total profit: $69,100
• Equity at exit: $20,278

10-year hold

• IRR: 48.4%
• Equity multiple: 5.40×
• Total profit: $167,680
• Equity at exit: $11,759

Cash invested: $38,080 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$713
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,488

Break-even live

Break-even rent $1,032

Max offer price $136,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,565	-5% $1,526	+0% $1,488	+5% $1,449	+10% $1,411
Rent	-10% $1,258	-5% $1,373	+0% $1,488	+5% $1,603	+10% $1,718
Rate	-1.0pp $1,556	-0.5pp $1,522	base $1,488	+0.5pp $1,453	+1.0pp $1,417

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	2d	1	0.66mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	2d	1	0.75mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	2d	1	0.75mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	2d	1	0.84mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	2d	1	0.87mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	25d	1	0.92mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	2d	1	0.96mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	11d	1	1.07mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	24d	1	1.16mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,100	$2.50	2d	7	1.20mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	2d	1	1.25mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	2d	1	1.28mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	6d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $136,000 Active 83 DOM
2. 2026-06-17
   days on market $136,000 Active 82 DOM
3. 2026-06-16
   days on market $136,000 Active 81 DOM
4. 2026-06-15
   days on market $136,000 Active 80 DOM
5. 2026-06-13
   days on market $136,000 Active 78 DOM
6. 2026-06-13
   days on market $136,000 Active 77 DOM
7. 2026-06-09
   pricedays on market $136,000 Active 74 DOM
8. 2026-06-08
   days on market $126,000 Active 73 DOM
9. 2026-06-07
   days on market $126,000 Active 72 DOM
10. 2026-06-04
    days on market $126,000 Active 69 DOM
11. 2026-06-03
    days on market $126,000 Active 68 DOM
12. 2026-06-02
    days on market $126,000 Active 67 DOM
13. 2026-06-01
    days on market $126,000 Active 66 DOM
14. 2026-05-31
    days on market $126,000 Active 65 DOM
15. 2026-05-08
    status Pending Sale
16. 2026-04-22
    price $126,000
17. 2026-03-06
    listed $167,000 Active

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$487/yr (+$41/mo · 89.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 2 d/yr ≥100°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,987
• − Mortgage interest: −$7,618
• − Property taxes: −$547
• − Insurance: −$680
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$3,956
• Taxable income: $16,588
• Est. tax owed @ 24.0%: −$3,981
• After-tax cash flow: $13,873/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 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): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

-24.6% since first listed

3 events — show timeline

• 2026-05-08 Pending — CRMLS
• 2026-04-22 Price Changed $126,000 CRMLS
• 2026-03-06 Listed $167,000 CRMLS

Property tax history

+4.3%/yr

Latest (2025): $547 · +4.3% YoY. Source: county tax records.