4444 E R · Palmdale, CA 93552

$169,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 73 Days on market

Built 1976 Good condition Est $168k · at est.

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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 +7.4/15.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to secure a one-of-a-kind property nestled in the serene Grecian Isle mobile home park—a favorite among those seeking a quiet and comfortable lifestyle. This exceptional mobile home in Palmdale, CA, has undergone extensive updates, presenting an inviting exterior and interior fresh coat of paint. The interior boasts brand-new kitchen countertops, updated bathrooms with new countertops, new flooring throughout the entire house, ensuring a modern and stylish living space. The kitchen is equipped with a new microwave hood and gas range, while the sale includes a stainless steel fridge and dishwasher for your convenience. Additionally, a washer and dryer are also part of the package, making this home move-in ready. For those chilly days, the living room features a cozy fireplace, perfect for creating a warm and inviting atmosphere where you can relax and unwind. Located in a community admired for its peaceful living environment, Grecian Isle offers an array of amenities including a swimming pool, club house, and basketball court, catering to all ages. What's more, the space rent is exceptionally affordable at only $600, adding to the appeal of this attractive offer. Your new home is strategically positioned close to essential amenities such as grocery stores, hardware stores, restaurants, and schools, ensuring everything you need is within easy reach. This is an opportunity not to be missed for anyone looking to enjoy the benefits of mobile home living in a prime location. Act now to make this beautifully updated mobile home in Palmdale, CA, yours.

Key facts

• Recreation room
• Ample parking
• Open floorplan

Tags

• REMODELED HOME
• OPEN FLOORPLAN
• LONG DRIVEWAY
• AMPLE PARKING
• ACCESS TO POOL
• RECREATION ROOM

Property features AI

Finance

• Other: Lot classified roughly 0–1 unit per acre; Elevation expressed in feet
• HOA & community: Part of an association; Manager approval required for residency; Pets allowed — contact management

Exterior

• Parking: Located in the Grecian Isle park
• Utilities: Public sewer; District/public water
• Home design: Single-story manufactured home; Mobile home dimensions approximately 24' x 60'; Entry located on the side; Builder-provided year built source
• Construction: Double-wide mobile home
• Exterior features: Community pool; Street lighting

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Side entry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 128 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,304/mo this rent would consume 46% of the median local household income ($86k/yr) (locally 747% 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 $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 $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 1.95% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.57%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4444 E Avenue R #122	0.00mi	3/2.0 (-1)	1,392 (-3%)	20mo	$240,000	$172	73
4444 E Avenue R Spc 120	0.00mi	3/2.0 (-1)	1,344 (-7%)	20mo	$157,000	$117	67
37311 E 47th St #124	0.71mi	3/2.0 (-1)	1,440 (0%)	16mo	$155,000	$108	48

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $64,518
• Equity at exit: $25,198

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $174,660
• Equity at exit: $14,612

Cash invested: $47,320 (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 93552

• Home prices YoY: -6.4%
• Active inventory: 128
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,304 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,442

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 51%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	1d	1	0.31mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	24d	1	0.34mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	1d	1	0.55mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	25d	1	0.76mi
5327 Meredith Ave Palmdale, CA	4.0	2.0	1600	$3,200	$2.00	1d	1	1.01mi
37734 Tackstem St Palmdale, CA	4.0	2.0	1488	$2,950	$1.98	1d	1	1.03mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	1d	1	1.10mi
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	1d	1	1.12mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	1d	1	1.32mi
37707 57th St E Palmdale, CA	3.0	2.5	1454	$2,700	$1.86	1d	1	1.33mi
37210 Sabal Ave Palmdale, CA	3.0	2.0	1198	$2,395	$2.00	1d	1	1.33mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	1d	1	1.39mi
37835 58th St E Palmdale, CA	3.0	2.0	1232	$2,800	$2.27	1d	1	1.44mi
37147 Alder St Palmdale, CA	3.0	2.5	1712	$2,900	$1.69	1d	1	1.47mi

Listing history 43 events

1. 2026-06-18
   price $169,000 Active 73 DOM
2. 2026-06-18
   days on market $179,000 Active 73 DOM
3. 2026-06-17
   days on market $179,000 Active 72 DOM
4. 2026-06-16
   days on market $179,000 Active 71 DOM
5. 2026-06-15
   days on market $179,000 Active 70 DOM
6. 2026-06-13
   days on market $179,000 Active 68 DOM
7. 2026-06-13
   days on market $179,000 Active 67 DOM
8. 2026-06-09
   days on market $179,000 Active 64 DOM
9. 2026-06-08
   days on market $179,000 Active 63 DOM
10. 2026-06-07
    days on market $179,000 Active 62 DOM
11. 2026-06-04
    days on market $179,000 Active 59 DOM
12. 2026-06-03
    days on market $179,000 Active 58 DOM
13. 2026-06-02
    days on market $179,000 Active 57 DOM
14. 2026-06-01
    days on market $179,000 Active 56 DOM
15. 2026-05-31
    days on market $179,000 Active 55 DOM
16. 2026-04-28
    status Active
17. 2026-04-14
    status Pending Sale
18. 2026-04-03
    price $179,000
19. 2026-03-23
    listed $189,000 Active
20. 2025-06-30
    soldstatus $200,000 Closed
21. 2025-06-23
    status Pending
22. 2025-06-18
    listed $200,000 Active
23. 2024-03-19
    soldstatus $195,000 Closed 1599-char remark

    Show marketing remark (1599 chars)

    Don't miss your chance to secure a one-of-a-kind property nestled in the serene Grecian Isle mobile home park—a favorite among those seeking a quiet and comfortable lifestyle. This exceptional mobile home in Palmdale, CA, has undergone extensive updates, presenting an inviting exterior and interior fresh coat of paint. The interior boasts brand-new kitchen countertops, updated bathrooms with new countertops, new flooring throughout the entire house, ensuring a modern and stylish living space. The kitchen is equipped with a new microwave hood and gas range, while the sale includes a stainless steel fridge and dishwasher for your convenience. Additionally, a washer and dryer are also part of the package, making this home move-in ready. For those chilly days, the living room features a cozy fireplace, perfect for creating a warm and inviting atmosphere where you can relax and unwind. Located in a community admired for its peaceful living environment, Grecian Isle offers an array of amenities including a swimming pool, club house, and basketball court, catering to all ages. What's more, the space rent is exceptionally affordable at only $600, adding to the appeal of this attractive offer. Your new home is strategically positioned close to essential amenities such as grocery stores, hardware stores, restaurants, and schools, ensuring everything you need is within easy reach. This is an opportunity not to be missed for anyone looking to enjoy the benefits of mobile home living in a prime location. Act now to make this beautifully updated mobile home in Palmdale, CA, yours.

24. 2024-02-01
    historical 1599-char remark

    Show marketing remark (1599 chars)

    Don't miss your chance to secure a one-of-a-kind property nestled in the serene Grecian Isle mobile home park—a favorite among those seeking a quiet and comfortable lifestyle. This exceptional mobile home in Palmdale, CA, has undergone extensive updates, presenting an inviting exterior and interior fresh coat of paint. The interior boasts brand-new kitchen countertops, updated bathrooms with new countertops, new flooring throughout the entire house, ensuring a modern and stylish living space. The kitchen is equipped with a new microwave hood and gas range, while the sale includes a stainless steel fridge and dishwasher for your convenience. Additionally, a washer and dryer are also part of the package, making this home move-in ready. For those chilly days, the living room features a cozy fireplace, perfect for creating a warm and inviting atmosphere where you can relax and unwind. Located in a community admired for its peaceful living environment, Grecian Isle offers an array of amenities including a swimming pool, club house, and basketball court, catering to all ages. What's more, the space rent is exceptionally affordable at only $600, adding to the appeal of this attractive offer. Your new home is strategically positioned close to essential amenities such as grocery stores, hardware stores, restaurants, and schools, ensuring everything you need is within easy reach. This is an opportunity not to be missed for anyone looking to enjoy the benefits of mobile home living in a prime location. Act now to make this beautifully updated mobile home in Palmdale, CA, yours.

25. 2024-02-01
    listed $210,000 1599-char remark

    Show marketing remark (1599 chars)

    Don't miss your chance to secure a one-of-a-kind property nestled in the serene Grecian Isle mobile home park—a favorite among those seeking a quiet and comfortable lifestyle. This exceptional mobile home in Palmdale, CA, has undergone extensive updates, presenting an inviting exterior and interior fresh coat of paint. The interior boasts brand-new kitchen countertops, updated bathrooms with new countertops, new flooring throughout the entire house, ensuring a modern and stylish living space. The kitchen is equipped with a new microwave hood and gas range, while the sale includes a stainless steel fridge and dishwasher for your convenience. Additionally, a washer and dryer are also part of the package, making this home move-in ready. For those chilly days, the living room features a cozy fireplace, perfect for creating a warm and inviting atmosphere where you can relax and unwind. Located in a community admired for its peaceful living environment, Grecian Isle offers an array of amenities including a swimming pool, club house, and basketball court, catering to all ages. What's more, the space rent is exceptionally affordable at only $600, adding to the appeal of this attractive offer. Your new home is strategically positioned close to essential amenities such as grocery stores, hardware stores, restaurants, and schools, ensuring everything you need is within easy reach. This is an opportunity not to be missed for anyone looking to enjoy the benefits of mobile home living in a prime location. Act now to make this beautifully updated mobile home in Palmdale, CA, yours.

26. 2024-01-26
    soldstatus $130,000 Closed
27. 2024-01-12
    status Pending
28. 2024-01-02
    historical Active Under Contract
29. 2023-11-30
    price $130,000
30. 2023-11-25
    price $134,000
31. 2023-11-05
    price $136,000
32. 2023-10-16
    listed $139,000 Active
33. 2023-05-31
    soldstatus $65,000 Closed
34. 2023-04-29
    status Pending
35. 2023-04-29
    price $65,000
36. 2023-04-12
    price $80,000
37. 2023-03-30
    price $85,000
38. 2023-03-19
    price $90,000
39. 2023-03-10
    listed $95,000 Active
40. 2021-01-12
    historical
41. 2021-01-11
    soldstatus $87,000 Closed
42. 2020-11-11
    historical
43. 2020-11-09
    listed $87,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 1 d/yr ≥100°F today · 2 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: $39,647
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − Depreciation: −$4,916
• Taxable income: $15,541
• Est. tax owed @ 24.0%: −$3,730
• After-tax cash flow: $13,576/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 beautifully remodeled mobile home is move-in ready with fresh updates throughout, including new countertops, flooring, and paint. It offers a light and airy ambiance with an open floorplan and is conveniently located in a well-maintained park.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both landscaping — enhances curb appeal and adds 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: 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): 42,639
• Household income: $85,954
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 747.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% Black 13% White 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada, Dominican Republic
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 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: ▼ -27.00%
• Current HPI: 394.1607
• 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

+105.7% since first listed

28 events — show timeline

• 2026-04-28 Relisted — CRMLS
• 2026-04-14 Pending — CRMLS
• 2026-04-03 Price Changed $179,000 CRMLS
• 2026-03-23 Listed $189,000 CRMLS
• 2025-06-30 Sold (MLS) $200,000 AVMLS
• 2025-06-23 Pending — AVMLS
• 2025-06-18 Listed $200,000 AVMLS
• 2024-03-19 Sold (MLS) $195,000 AVMLS
• 2024-02-01 Listing Removed — AVMLS
• 2024-02-01 Listed $210,000 AVMLS
• 2024-01-26 Sold (MLS) $130,000 AVMLS
• 2024-01-12 Pending — AVMLS
• 2024-01-02 Contingent — AVMLS
• 2023-11-30 Price Changed $130,000 AVMLS
• 2023-11-25 Price Changed $134,000 AVMLS
• 2023-11-05 Price Changed $136,000 AVMLS
• 2023-10-16 Listed $139,000 AVMLS
• 2023-05-31 Sold (MLS) $65,000 AVMLS
• 2023-04-29 Pending — AVMLS
• 2023-04-29 Price Changed $65,000 AVMLS
• 2023-04-12 Price Changed $80,000 AVMLS
• 2023-03-30 Price Changed $85,000 AVMLS
• 2023-03-19 Price Changed $90,000 AVMLS
• 2023-03-10 Listed $95,000 AVMLS
• 2021-01-12 Listing Removed — AVMLS
• 2021-01-11 Sold (MLS) $87,000 AVMLS
• 2020-11-11 Listing Removed — AVMLS
• 2020-11-09 Listed $87,000 AVMLS