2550 Pacific Coast Hwy #111 · Torrance, CA 90505

$250,000

2 bd · 2.0 ba · 970 sqft · Manufactured public records · 119 Days on market

Built 2005 $258/sqft · 70% 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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of a kind on this South Torrance manufactured home park. Skyline community for families all ages. Set across Rolling Hills Plaza; great choices of restaurants, dance studios, cafes, schools, movie theatres, Torrance airport, and minutes from the Hollywood Riviera and the great Pacific Ocean. Skyline offers: private gated entrance with a clubhouse, swimming pool, and a dog park. The unit is located in a quite setting within in short distance to all amenities. 980 square feet of cozy living space, traditional kitchen with Oak cabinets, gas stove, oven, refrigerator, and dishwasher. The unit has a well maintained garden to adorn the front steps . The perfect retreat at the South Bay and a place you'll call home.

Key facts

• Dog park
• Clubhouse
• Swimming pool

Tags

• PRIVATE GATED ENTRANCE
• CLUBHOUSE
• SWIMMING POOL
• DOG PARK
• WELL MAINTAINED GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: amenities A+, commute A+, employment 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.
• Zoned schools: Walteria Elementary (626 students, 15% FRL); Edward J. Richardson Middle (661 students, 16% FRL); South High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 1,841 students, 16% FRL) — zoned schools at 16% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 64% district-wide (-40 pts) — the specific schools serving this property underperform the Torrance Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 61 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 + 4.5% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $147,468
• List price: $250,000
• Delta: 69.53%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Pacific Cost Hwy. #36	0.00mi	2/2.0	1,040 (+7%)	3mo	$185,000	$178	85
2550 Pacific Coast Hwy #114	0.16mi	2/1.0	1,000 (+3%)	10mo	$125,000	$125	75
2550 Pacific Coast Hwy. #63A	0.04mi	2/2.0	1,080 (+11%)	6mo	$135,000	$125	74
2550 Pacific Coast Hwy #31	0.19mi	2/2.0	1,000 (+3%)	16mo	$99,500	$100	73
2550 Pacific Coast Hwy #47	0.05mi	2/2.0	1,100 (+13%)	6mo	$110,000	$100	71
2550 Pacific Coast Hwy #148	0.00mi	2/2.0	836 (-14%)	8mo	$225,000	$269	71
2550 Pacific Coast Hwy #150	0.00mi	2/2.0	1,056 (+9%)	21mo	$279,000	$264	67
2550 Pacific Coast Hwy. #146	0.00mi	2/2.0	1,095 (+13%)	15mo	$240,000	$219	66
2550 Pacific Coast Hwy #169	0.20mi	2/2.0	1,080 (+11%)	9mo	$125,000	$116	65
2550 Pacific Coast Hwy #1	0.00mi	3/2.0 (+1)	1,104 (+14%)	20mo	$275,000	$249	56
2550 Pacific Coast Highway #104	0.16mi	2/2.0	1,080 (+11%)	22mo	$257,500	$238	55

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $11,047
• Equity at exit: $37,276

10-year hold

• IRR: 14.8%
• Equity multiple: 2.27×
• Total profit: $88,761
• Equity at exit: $21,615

Cash invested: $70,000 (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 90505

• Rents YoY: 4.5%
• Active inventory: 61
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $742

Break-even live

Break-even rent $1,862

Max offer price $250,000

Occupancy floor 69%

Sensitivity live

Price	-10% $883	-5% $812	+0% $742	+5% $671	+10% $600
Rent	-10% $520	-5% $631	+0% $742	+5% $852	+10% $963
Rate	-1.0pp $868	-0.5pp $805	base $742	+0.5pp $677	+1.0pp $611

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	3d	5	0.52mi
25925 Narbonne Ave #3 Lomita, CA	2.0	1.0	805	$2,550	$3.17	26d	1	0.59mi
25925 Narbonne Ave Lomita, CA	1.0–2.0	1.0	805	$2,550	$3.17	45d	2	0.59mi
3603 W Hidden Ln #118 Rolling Hills Estates, CA	1.0	1.0	659	$2,250	$3.41	5d	1	0.64mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	45d	1	0.67mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	45d	1	0.67mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	45d	1	0.67mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	3d	2	0.75mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	45d	1	0.77mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	9d	1	0.77mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	0d	1	0.77mi
25233 Bigelow Rd Unit 4 Torrance, CA	1.0	1.0	700	$1,995	$2.85	1d	1	0.79mi
25230 Loytan St Torrance, CA	1.0	1.0	700	$2,250	$3.21	1d	1	0.79mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	7d	1	0.81mi
3305 Dalemead St Torrance, CA	2.0	2.5	1000	$4,150	$4.15	45d	1	1.02mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	45d	1	1.03mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	45d	1	1.11mi
49 Hitching Post Dr Unit 1 Rolling Hills Estates, CA	2.0	2.0	750	$4,500	$6.00	1d	1	1.12mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	5d	1	1.17mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	12d	1	1.19mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	45d	1	1.28mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	9d	1	1.29mi
3650 Newton St Torrance, CA	2.0	1.5	950	$3,400	$3.58	26d	1	1.31mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	0d	14	1.34mi
24510 Park St Torrance, CA	2.0	1.0	878	$3,500	$3.99	9d	1	1.34mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	45d	1	1.37mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	6d	1	1.37mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	45d	1	1.39mi
1661 259th St Harbor City, CA	1.0	1.0	650	$1,895	$2.92	18d	1	1.43mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	17d	1	1.43mi
2217 Estribo Dr Rolling Hills Estates, CA	3.0	2.0	1000	$6,600	$6.60	45d	1	1.48mi
1648 255th St W Harbor City, CA	2.0	2.0	800	$3,400	$4.25	45d	1	1.49mi
1625 257th St Unit 07 Harbor City, CA	1.0	1.0	600	$1,750	$2.92	26d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $250,000 Active 119 DOM
2. 2026-06-18
   days on market $250,000 Active 116 DOM
3. 2026-06-17
   days on market $250,000 Active 115 DOM
4. 2026-06-16
   days on market $250,000 Active 114 DOM
5. 2026-06-15
   days on market $250,000 Active 113 DOM
6. 2026-06-13
   days on market $250,000 Active 111 DOM
7. 2026-06-13
   days on market $250,000 Active 110 DOM
8. 2026-06-09
   days on market $250,000 Active 107 DOM
9. 2026-06-08
   days on market $250,000 Active 106 DOM
10. 2026-06-07
    pricedays on market $250,000 Active 105 DOM
11. 2026-06-04
    days on market $270,000 Active 102 DOM
12. 2026-06-03
    days on market $270,000 Active 101 DOM
13. 2026-05-31
    days on market $270,000 Active 100 DOM
14. 2026-02-20
    listed $270,000 Active 724-char remark

    Show marketing remark (724 chars)

    One of a kind on this South Torrance manufactured home park. Skyline community for families all ages. Set across Rolling Hills Plaza; great choices of restaurants, dance studios, cafes, schools, movie theatres, Torrance airport, and minutes from the Hollywood Riviera and the great Pacific Ocean. Skyline offers: private gated entrance with a clubhouse, swimming pool, and a dog park. The unit is located in a quite setting within in short distance to all amenities. 980 square feet of cozy living space, traditional kitchen with Oak cabinets, gas stove, oven, refrigerator, and dishwasher. The unit has a well maintained garden to adorn the front steps . The perfect retreat at the South Bay and a place you'll call home.

15. 2025-10-16
    historical
16. 2025-06-18
    price $280,000
17. 2025-04-19
    listed $290,000 Active
18. 2025-04-15
    historical
19. 2024-12-19
    listed $290,000 Active
20. 2024-12-18
    historical
21. 2023-01-13
    soldstatus $235,000 Closed Sale
22. 2022-11-16
    historical Active Under Contract
23. 2022-09-21
    status Active
24. 2022-09-20
    price $235,000
25. 2022-09-20
    status Active
26. 2022-06-29
    price $260,000
27. 2022-03-28
    price $279,000
28. 2022-03-11
    price $299,000
29. 2022-02-10
    price $299,999
30. 2022-02-02
    listed $302,500 Active
31. 2022-02-02
    historical
32. 2021-12-09
    price $302,500
33. 2021-11-02
    listed $309,000 Active
34. 2001-10-19
    soldstatus $31,500
35. 2001-08-16
    listed $34,950

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$1,230/yr (+$103/mo · 183.8%)

ⓘ 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: $33,610
• − Mortgage interest: −$14,004
• − Property taxes: −$670
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$7,273
• Taxable income: $5,036
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $7,691/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): 35,148
• Household income: $115,593
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1527.0

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 0.69)
• Race & ethnicity: Asian 41% White 35% Hispanic / Latino 14% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 60% English-only · Other Asian/Pacific 11% Korean 8% Spanish 7%

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: ▼ -906.04%
• Current HPI: 352.4976
• Rent YoY: ▲ 4.55%
• 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

+672.5% since first listed

22 events — show timeline

• 2026-02-20 Listed $270,000 CRMLS
• 2025-10-16 Listing Removed — CRMLS
• 2025-06-18 Price Changed $280,000 CRMLS
• 2025-04-19 Listed $290,000 CRMLS
• 2025-04-15 Listing Removed — CRMLS
• 2024-12-19 Listed $290,000 CRMLS
• 2024-12-18 Coming Soon — CRMLS
• 2023-01-13 Sold (MLS) $235,000 CRMLS
• 2022-11-16 Contingent — CRMLS
• 2022-09-21 Relisted — CRMLS
• 2022-09-20 Price Changed $235,000 CRMLS
• 2022-09-20 Relisted — CRMLS
• 2022-06-29 Price Changed $260,000 CRMLS
• 2022-03-28 Price Changed $279,000 CRMLS
• 2022-03-11 Price Changed $299,000 CRMLS
• 2022-02-10 Price Changed $299,999 CRMLS
• 2022-02-02 Listing Removed — CRMLS
• 2022-02-02 Listed $302,500 CRMLS
• 2021-12-09 Price Changed $302,500 CRMLS
• 2021-11-02 Listed $309,000 CRMLS
• 2001-10-19 Sold (MLS) $31,500 CRMLS
• 2001-08-16 Listed $34,950 CRMLS

Property tax history

+3.4%/yr

Latest (2025): $670 · +3.4% YoY. Source: county tax records.