2550 Pacific Coast Hwy #51 · Torrance, CA 90505

$279,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 62 Days on market

Built 2013 Good condition $258/sqft · 34% above area Est $212k · 32% over

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Why this score? — see what drove the C 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beautiful 2013 Doublewide Manufactured Home with Lots of Light and Generous Space for Entertaining or for your Quiet Peaceful Living, is designed with an Open Floor Plan which include a Large Kitchen, Breakfast Bar, Dining Area, Living Room and High Cathedral Ceilings!! A Perfect Floor Plan that includes a Large Master Bedroom which also has Laminated Vinyl Wood Flooring, High Ceilings with a walk-in closet and attached Master Bathroom which includes a Sunken Jets Whirlpool Tub and a Separate Shower, plenty of cabinet space and Bathroom Sink Mirrored-Vanity Area to brighten up your Morning Looks! And let's not forget the 2nd Bedroom with plenty of light and closet space for comfort and a full bathroom just nearby just across the hall. The home includes a designated Laundry Room which opens up to the Privately fenced Carport Parking! There is a large, carpeted Front Porch Deck to relax and to welcome your Guests. Community Amenities include a Pool, Jacuzzi, Clubhouse, Kitchen, Library and Pool Tables!! This Gorgeous Modern Home is also located in the safest and most coveted Skyline Mobile Park across from Trader Joes, Starbucks, AMC Cinemas, 24hour Fitness Gym and plenty of Fine or Casual Dining in the Rolling Hills Plaza! Talk about Convenience and a Safely Gated Community with its own Guard from Dusk til Dawn!! Not to forget Torrance Unified School District is highly rated!! Come and be part of this Lovely Community at Skyline Mobile Park!!

Key facts

• Open floor plan
• Walk-in closet
• Large kitchen

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• BREAKFAST BAR
• HIGH CATHEDRAL CEILINGS
• LAMINATED VINYL WOOD FLOORING
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $262k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 fast (+4.5%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% of the median local income ($116k/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 $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 $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 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: 1.11% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $211,781
• List price: $279,000
• Delta: 31.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Pacific Coast Hwy. #63A	0.04mi	2/2.0	1,080 (0%)	6mo	$135,000	$125	93
2550 Pacific Cost Hwy. #36	0.00mi	2/2.0	1,040 (-4%)	3mo	$185,000	$178	91
2550 Pacific Coast Hwy #47	0.05mi	2/2.0	1,100 (+2%)	5mo	$110,000	$100	90
2550 Pacific Coast Hwy. #146	0.00mi	2/2.0	1,095 (+1%)	15mo	$240,000	$219	85
2550 Pacific Coast Hwy #169	0.20mi	2/2.0	1,080 (0%)	9mo	$125,000	$116	84
2550 Pacific Coast Hwy #150	0.00mi	2/2.0	1,056 (-2%)	21mo	$279,000	$264	78
2550 Pacific Coast Hwy #1	0.00mi	3/2.0 (+1)	1,104 (+2%)	20mo	$275,000	$249	75
2550 Pacific Coast Highway #104	0.16mi	2/2.0	1,080 (0%)	22mo	$257,500	$238	74
2550 Pacific Coast Hwy #114	0.16mi	2/1.0	1,000 (-7%)	10mo	$125,000	$125	68
2550 Pacific Coast Hwy #31	0.19mi	2/2.0	1,000 (-7%)	16mo	$99,500	$100	66
2550 Pacific Coast Hwy #42	0.16mi	3/2.0 (+1)	1,200 (+11%)	5mo	$185,000	$154	65

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $9,232
• Equity at exit: $41,600

10-year hold

• IRR: 13.9%
• Equity multiple: 2.18×
• Total profit: $92,356
• Equity at exit: $24,123

Cash invested: $78,120 (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: 63
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $779

Break-even live

Break-even rent $2,122

Max offer price $279,000

Occupancy floor 70%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26015 Crest Rd Torrance, CA	3.0	2.0	1214	$4,300	$3.54	17d	1	0.22mi
25829 Viana Ave Lomita, CA	2.0	1.5	1160	$3,149	$2.71	3d	2	0.38mi
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	2d	5	0.52mi
25925 Narbonne Ave #3 Lomita, CA	2.0	1.0	805	$2,550	$3.17	24d	1	0.59mi
25925 Narbonne Ave Lomita, CA	1.0–2.0	1.0	805	$2,550	$3.17	44d	2	0.59mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	44d	1	0.67mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	44d	1	0.67mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	44d	1	0.67mi
26205 Oak St Lomita, CA	3.0	2.0	1430	$4,000	$2.80	44d	1	0.74mi
25205 Cypress St Unit 3 Lomita, CA	3.0	2.5	1397	$3,395	$2.43	44d	1	0.75mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	1d	2	0.75mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	44d	1	0.77mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	8d	1	0.77mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	1d	1	0.77mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	5d	1	0.81mi
3142 Newton St Torrance, CA	2.0	1.5	975	$2,752	$2.82	8d	1	0.92mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	0.95mi
3305 Dalemead St Torrance, CA	2.0	2.5	1000	$4,150	$4.15	44d	1	1.02mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	1.03mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	8d	1	1.04mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.06mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.11mi
2110 Palos Verdes Dr N #103 Lomita, CA	2.0	2.0	1357	$3,250	$2.39	44d	1	1.13mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.17mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	10d	1	1.19mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.23mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.23mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	1.28mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.29mi
3650 Newton St Torrance, CA	2.0	1.5	950	$3,400	$3.58	24d	1	1.31mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.34mi
24510 Park St Torrance, CA	2.0	1.0	878	$3,500	$3.99	8d	1	1.34mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	1.37mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	1.37mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.38mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	1.39mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	15d	1	1.43mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	1.44mi
2217 Estribo Dr Rolling Hills Estates, CA	3.0	2.0	1000	$6,600	$6.60	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $279,000 Active 62 DOM
2. 2026-06-17
   days on market $279,000 Active 61 DOM
3. 2026-06-16
   days on market $279,000 Active 60 DOM
4. 2026-06-15
   days on market $279,000 Active 59 DOM
5. 2026-06-13
   days on market $279,000 Active 57 DOM
6. 2026-06-13
   days on market $279,000 Active 56 DOM
7. 2026-06-09
   days on market $279,000 Active 53 DOM
8. 2026-06-08
   days on market $279,000 Active 52 DOM
9. 2026-06-07
   days on market $279,000 Active 51 DOM
10. 2026-06-04
    days on market $279,000 Active 48 DOM
11. 2026-06-03
    days on market $279,000 Active 47 DOM
12. 2026-06-02
    days on market $279,000 Active 46 DOM
13. 2026-06-01
    days on market $279,000 Active 45 DOM
14. 2026-05-31
    days on market $279,000 Active 44 DOM
15. 2026-04-17
    listed $279,000 Active 1470-char remark

    Show marketing remark (1470 chars)

    This Beautiful 2013 Doublewide Manufactured Home with Lots of Light and Generous Space for Entertaining or for your Quiet Peaceful Living, is designed with an Open Floor Plan which include a Large Kitchen, Breakfast Bar, Dining Area, Living Room and High Cathedral Ceilings!! A Perfect Floor Plan that includes a Large Master Bedroom which also has Laminated Vinyl Wood Flooring, High Ceilings with a walk-in closet and attached Master Bathroom which includes a Sunken Jets Whirlpool Tub and a Separate Shower, plenty of cabinet space and Bathroom Sink Mirrored-Vanity Area to brighten up your Morning Looks! And let's not forget the 2nd Bedroom with plenty of light and closet space for comfort and a full bathroom just nearby just across the hall. The home includes a designated Laundry Room which opens up to the Privately fenced Carport Parking! There is a large, carpeted Front Porch Deck to relax and to welcome your Guests. Community Amenities include a Pool, Jacuzzi, Clubhouse, Kitchen, Library and Pool Tables!! This Gorgeous Modern Home is also located in the safest and most coveted Skyline Mobile Park across from Trader Joes, Starbucks, AMC Cinemas, 24hour Fitness Gym and plenty of Fine or Casual Dining in the Rolling Hills Plaza! Talk about Convenience and a Safely Gated Community with its own Guard from Dusk til Dawn!! Not to forget Torrance Unified School District is highly rated!! Come and be part of this Lovely Community at Skyline Mobile Park!!

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$951/yr (+$79/mo · 81.4%)

ⓘ 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: $37,306
• − Mortgage interest: −$15,628
• − Property taxes: −$1,169
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$8,116
• Taxable income: $5,028
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $8,144/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2013 doublewide manufactured home is in good condition with a good condition score of 80. It has a good roof, exterior, flooring, interior walls/paint, windows, foundation/structure, HVAC/mechanicals, and landscaping/curb appeal. The home has minor repairs needed in the kitchen and maintenance required in the kitchen. The highest-ROI updates that would raise its resale or rental value are painting the interior walls, replacing the kitchen cabinets, and cleaning the kitchen countertops.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics
• Both Clean kitchen countertops — Clean countertops improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Clean kitchen countertops — Clean countertops improve functionality and aesthetics ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-17 Listed $279,000 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $1,169 · +0.8% YoY. Source: county tax records.