3524 E Avenue R Unit 317 317 · Palmdale, CA 93550

$225,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 49 Days on market

Built 2012 3,000 sqft lot Est $193k · 17% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home in Sagetree Village featuring an open floor plan, natural light, and a functional kitchen with ample cabinetry. The primary bedroom includes a private bath, with additional space for guests or a home office. Private outdoor area and convenient location near shopping, dining, and commuter routes. A great place to call home.

Key facts

• Functional kitchen
• Open floor plan
• Ample cabinetry

Tags

• OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY
• PRIVATE BATH
• PRIVATE OUTDOOR AREA
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Manager: CMH Manufacturing; Manufacturer: CMH Manufactoring We
• Financial info: Deposit: $3; Park deposit: TBD
• HOA & community: Park name: Sagetree Village; Park rent (new): $960

Exterior

• Parking: Carport
• Utilities: Natural gas
• Home design: Mobile home (manufactured); Model: SK Series; Trade name: Golden West; Manufactured December 13, 2012; Entry lot/spaces: Space 317
• Construction: Shingle roof; 56 feet long, 13 feet wide; Serial number PER036189CAA; Label/Insignia RAD1500816
• Exterior features: Carport; Park recreation area; Community pool; Skirted (mobile home)

Interior

• Kitchen: Stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central air
• Interior features: Stove included; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Rents rising (+1.8%/yr); 410 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); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,968/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.32% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $192,864
• 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 #226	0.00mi	3/2.0	1,344 (-14%)	1mo	$120,000	$89	75
3524 E Avenue R #202	0.00mi	3/2.0	1,344 (-14%)	2mo	$155,000	$115	74
3524 E Avenue R SPC 310	0.00mi	3/2.0	1,344 (-14%)	3mo	$165,000	$123	74
3524 E Avenue R #258	0.00mi	4/2.0 (+1)	1,440 (-8%)	13mo	$185,000	$128	71
3524 E Avenue R #297	0.00mi	4/2.0 (+1)	1,344 (-14%)	1mo	$100,000	$74	70
3255 E Ave R #65	0.33mi	3/2.0	1,512 (-4%)	13mo	$184,000	$122	68
3255 E Avenue R #269	0.33mi	3/2.0	1,440 (-8%)	5mo	$139,000	$97	67
3524 E Avenue R Spc 327	0.00mi	4/2.0 (+1)	1,344 (-14%)	6mo	$178,500	$133	66
3524 E Avenue R #236	0.00mi	4/2.0 (+1)	1,344 (-14%)	7mo	$170,000	$126	65
3524 E Avenue R #271	0.00mi	4/2.0 (+1)	1,344 (-14%)	9mo	$169,000	$126	64
3524 E Avenue R #291	0.00mi	4/2.0 (+1)	1,344 (-14%)	12mo	$180,000	$134	61
3255 E Avenue R	0.36mi	2/2.0 (-1)	1,440 (-8%)	5mo	$139,000	$97	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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $21,739
• Equity at exit: $33,548

10-year hold

• IRR: 17.1%
• Equity multiple: 2.33×
• Total profit: $83,754
• Equity at exit: $19,454

Cash invested: $63,000 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $972

Break-even live

Break-even rent $1,737

Max offer price $225,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,100	-5% $1,036	+0% $972	+5% $909	+10% $845
Rent	-10% $738	-5% $855	+0% $972	+5% $1,089	+10% $1,207
Rate	-1.0pp $1,086	-0.5pp $1,029	base $972	+0.5pp $914	+1.0pp $855

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 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
2658 Greenwood Ct Palmdale, CA	4.0	3.0	2043	$3,499	$1.71	2d	1	1.06mi
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	25d	1	1.16mi
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
36905 Pond Ave Palmdale, CA	4.0	3.0	1908	$2,850	$1.49	2d	1	1.35mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	7d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 49 DOM
2. 2026-06-17
   days on market $225,000 Active 48 DOM
3. 2026-06-16
   days on market $225,000 Active 47 DOM
4. 2026-06-15
   days on market $225,000 Active 46 DOM
5. 2026-06-13
   days on market $225,000 Active 44 DOM
6. 2026-06-13
   days on market $225,000 Active 43 DOM
7. 2026-06-09
   days on market $225,000 Active 40 DOM
8. 2026-06-08
   days on market $225,000 Active 39 DOM
9. 2026-06-07
   days on market $225,000 Active 38 DOM
10. 2026-06-04
    days on market $225,000 Active 35 DOM
11. 2026-06-03
    days on market $225,000 Active 34 DOM
12. 2026-06-02
    days on market $225,000 Active 33 DOM
13. 2026-06-01
    days on market $225,000 Active 32 DOM
14. 2026-05-31
    days on market $225,000 Active 31 DOM
15. 2026-04-17
    listed $225,000 Active
16. 2015-03-27
    historical
17. 2015-03-27
    historical
18. 2006-10-16
    listed $95,000
19. 2004-05-06
    listed $74,900

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$527/yr (+$44/mo · 44.5%)

ⓘ 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: $35,613
• − Mortgage interest: −$12,603
• − Property taxes: −$1,183
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$6,545
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $9,637/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

+200.4% since first listed

5 events — show timeline

• 2026-04-17 Listed $225,000 AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2006-10-16 Listed $95,000 AVMLS
• 2004-05-06 Listed $74,900 AVMLS

Property tax history

+2.1%/yr

Latest (2025): $1,183 · +2.1% YoY. Source: county tax records.