19127 Pioneer #32 · Artesia, CA 90701

$159,888

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 156 Days on market

Built 1997 Good condition 9.57 ac lot $133/sqft · 14% below area Est $186k · 14% under ↓ 20% since listing

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Why this score? — see what drove the A- 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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. brand new waterproof flooring. Brand New courts counter tops and all new stainless steel appliances included, including washer and dryer. updated restrooms and a must see. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

Key facts

• Open floor plan
• Large living room
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• VAULTED CEILINGS
• AMPLE CABINET SPACE
• OVERSIZED EN-SUITE BATHROOM
• BATHTUB AND SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: 20 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).

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 + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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 $140,701 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.14% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.70%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $186,095
• List price: $159,888
• Delta: -14.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19127 Pioneer Blvd #30	0.08mi	3/2.0	1,368 (+14%)	1mo	$185,000	$135	72
19127 Pioneer Blvd #27	0.08mi	3/2.0	1,344 (+12%)	7mo	$190,000	$141	70
19127 Pioneer Blvd #85	0.02mi	3/2.0	1,020 (-15%)	12mo	$141,000	$138	64
19127 Pioneer #38	0.08mi	3/2.0	1,344 (+12%)	17mo	$215,000	$160	62
19127 Pioneer Blvd #57	0.08mi	4/2.0 (+1)	1,344 (+12%)	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.69×
• Total profit: $75,594
• Equity at exit: $23,840

10-year hold

• IRR: 45.9%
• Equity multiple: 5.39×
• Total profit: $196,670
• Equity at exit: $13,824

Cash invested: $44,769 (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 90701

• Active inventory: 20
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,415 high
• Mortgage (P&I): −$838
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $1,593

Break-even live

Break-even rent $1,399

Max offer price $159,888

Occupancy floor 48%

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: $39,972
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11421 186th St Artesia, CA	1.0–2.0	1.0–1.5	776	$2,870	$3.70	2d	1	0.65mi
18328 Devlin Ave Artesia, CA	2.0	1.0	745	$3,000	$4.03	43d	1	0.69mi
12246 Cambrian Ct Artesia, CA	2.0	1.0	734	$2,800	$3.81	43d	1	0.72mi
18011 Jersey Ave Unit 18011 Artesia, CA	2.0	1.5	1000	$2,800	$2.80	6d	1	0.78mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	43d	1	0.81mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	7d	1	0.81mi
17888 Alburtis Ave Artesia, CA	1.0–3.0	1.0–3.0	805	$2,800	$3.48	13d	2	0.85mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	43d	1	0.93mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	43d	1	1.03mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.03mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.05mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.05mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	43d	1	1.06mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	43d	1	1.08mi
11901 176th St Artesia, CA	1.0–2.0	1.0–2.0	800	$2,848	$3.56	1d	9	1.08mi
20743 Elaine Ave Lakewood, CA	2.0	1.0	740	$2,650	$3.58	7d	1	1.09mi
17508 Jersey Ave Artesia, CA	3.0	2.0	1440	$3,600	$2.50	7d	1	1.09mi
17721 Norwalk Blvd #3 Artesia, CA	3.0	3.0	1478	$3,900	$2.64	43d	1	1.12mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.13mi
18427 Studebaker Rd Cerritos, CA	2.0	1.0	1000	$2,790	$2.79	3d	1	1.23mi
17406 Horst Ave Artesia, CA	2.0	2.0	850	$2,800	$3.29	24d	1	1.24mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	1.34mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	3d	1	1.35mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	43d	1	1.35mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.43mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	7d	1	1.43mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	1d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $159,888 Active 156 DOM
2. 2026-06-17
   days on market $159,888 Active 155 DOM
3. 2026-06-16
   days on market $159,888 Active 154 DOM
4. 2026-06-15
   days on market $159,888 Active 153 DOM
5. 2026-06-13
   days on market $159,888 Active 151 DOM
6. 2026-06-13
   days on market $159,888 Active 150 DOM
7. 2026-06-09
   days on market $159,888 Active 147 DOM
8. 2026-06-08
   days on market $159,888 Active 146 DOM
9. 2026-06-07
   days on market $159,888 Active 145 DOM
10. 2026-06-04
    days on market $159,888 Active 142 DOM
11. 2026-06-03
    days on market $159,888 Active 141 DOM
12. 2026-06-02
    days on market $159,888 Active 140 DOM
13. 2026-06-01
    days on market $159,888 Active 139 DOM
14. 2026-05-31
    days on market $159,888 Active 138 DOM
15. 2026-03-13
    price $159,888 1046-char remark

    Show marketing remark (1046 chars)

    Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. brand new waterproof flooring. Brand New courts counter tops and all new stainless steel appliances included, including washer and dryer. updated restrooms and a must see. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

16. 2026-01-13
    listed $199,999 Active 1046-char remark

    Show marketing remark (1046 chars)

    Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. brand new waterproof flooring. Brand New courts counter tops and all new stainless steel appliances included, including washer and dryer. updated restrooms and a must see. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

ⓘ 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 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: $40,980
• − Mortgage interest: −$8,956
• − Property taxes: −$2,398
• − Insurance: −$799
• − Repairs & maintenance: −$3,278
• − Management: −$3,278
• − Depreciation: −$4,651
• Taxable income: $17,618
• Est. tax owed @ 24.0%: −$4,228
• After-tax cash flow: $14,886/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 · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained and recently updated manufactured home in a prime location is ready for immediate occupancy and can be easily enhanced with minor exterior improvements to boost its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrading the mailbox and mailbox post — Improves curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the mailbox and mailbox post — Improves curb appeal and can increase both resale and rental 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: 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
• City population: 16,044
• Population (ZIP): 16,044

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: Asian 43% Hispanic / Latino 34% White 14% Two or more races 11% Black 5% Pacific Islander 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 49% · Canada, South Korea, China
• Languages at home: 33% English-only · Spanish 25% Other Indo-European 19% Tagalog/Filipino 11%

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: ▼ -636.45%
• Current HPI: 447.9791
• Rent YoY: —
• Metro: —
• 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

-20.1% since first listed

2 events — show timeline

• 2026-03-13 Price Changed $159,888 CRMLS
• 2026-01-13 Listed $199,999 CRMLS