16949 S Western Ave #83 · Gardena, CA 90247

$169,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 52 Days on market

Built 2019 $293/sqft · 39% above area Est $135k · 25% 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 +7.6/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a 1 Year Old NEWER 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

Key facts

• Laminate flooring
• Easy access
• Convenient location

Tags

• LAMINATE FLOORING
• CONVENIENT LOCATION
• EASY ACCESS

Property features AI

Finance

• Other: Located near southwest corner of Western Ave & 169th St
• Financial info: Land lease present (monthly land lease approx. $999.58) — rent includes trash, pool, water, and sewer
• HOA & community: Community pool (association amenity); Park name: Gardena Villas; Manager approval required; Pets allowed

Exterior

• Parking: Assigned parking; One uncovered parking space (1 total)
• Security: Carbon monoxide and smoke detectors
• Utilities: Standard electric service; Natural gas connected; Public sewer; Public/district water; Telephone on property; Electricity connected; Water connected
• Home design: Single-story property; Mobile home remains; Mobile dimensions approximately 48 ft wide by 13 ft long
• Construction: Wood construction
• Exterior features: Community pool; Close to clubhouse; Street lighting in neighborhood

Interior

• Kitchen: Quartz counters; Refrigerator; Gas range; Gas oven
• Bedrooms: All bedrooms on main level
• Flooring: Laminated flooring
• Bathrooms: One full bathroom with bathtub
• Heating & cooling: Forced air heating
• Interior features: Open floor plan; One level; Entry on main level; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.0% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 74 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $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 + 1.8% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $99k; list at $169k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 D-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: 1.26% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,000
• List price: $169,000
• Delta: 25.19%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16949 S Western Ave Unit 34 B	0.00mi	2/1.0	640 (+11%)	3mo	$125,000	$195	79
17100 Gramercy Pl #25	0.25mi	1/1.0 (-1)	550 (-4%)	0mo	$145,000	$264	76
17100 Gramercy Pl #2	0.24mi	1/1.0 (-1)	576 (0%)	22mo	$162,400	$282	65
1900 Artesia Blvd #28	0.40mi	1/1.0 (-1)	552 (-4%)	13mo	$99,900	$181	59
16949 S Western Ave #97	0.00mi	1/1.0 (-1)	512 (-11%)	21mo	$88,000	$172	59

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $11,759
• Equity at exit: $25,198

10-year hold

• IRR: 14.8%
• Equity multiple: 2.13×
• Total profit: $53,518
• 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 90247

• Rents YoY: 1.8%
• Active inventory: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$886
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $656

Break-even live

Break-even rent $1,307

Max offer price $169,000

Occupancy floor 64%

Sensitivity live

Price	-10% $751	-5% $704	+0% $656	+5% $608	+10% $560
Rent	-10% $487	-5% $571	+0% $656	+5% $740	+10% $825
Rate	-1.0pp $741	-0.5pp $699	base $656	+0.5pp $612	+1.0pp $567

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16416 Brighton Ave Gardena, CA	1.0	1.0	400	$2,195	$5.49	44d	1	0.58mi
16416 Brighton Ave Gardena, CA	1.0	1.0	400	$2,195	$5.49	0d	1	0.58mi
16120 Van Ness Ave Unit 6 Torrance, CA	2.0	1.0	690	$2,026	$2.94	19d	1	0.70mi
16020 Van Ness Ave Torrance, CA	1.0	1.0	550	$1,950	$3.55	44d	2	0.74mi
17917 Evelyn Ave Gardena, CA	1.0	1.0	500	$2,175	$4.35	44d	1	0.75mi
1439 W 179th St Unit 03 Gardena, CA	2.0	1.0	650	$2,250	$3.46	44d	1	0.78mi
1118 166th St Unit C Gardena, CA	1.0	1.0	389	$1,775	$4.56	44d	1	0.87mi
15717 Brighton Ave Unit B Gardena, CA	1.0	1.0	650	$2,200	$3.38	25d	1	0.88mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	4d	1	0.89mi
2501 W Redondo Beach Blvd Unit 242 Gardena, CA	1.0	1.0	550	$1,800	$3.27	44d	1	0.90mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	19d	1	0.95mi
860 W 165th Pl Unit 103 Gardena, CA	1.0	1.0	589	$1,775	$3.01	44d	1	1.06mi
18424 S Normandie Ave Gardena, CA	1.0	1.0	550	$1,900	$3.45	44d	1	1.09mi
844 W 164th St Unit 9402A Gardena, CA	1.0	1.0	615	$2,500	$4.07	44d	1	1.11mi
17901 Crenshaw Blvd Unit 4 Torrance, CA	1.0	1.0	615	$2,495	$4.06	25d	1	1.19mi
1034 Magnolia Ave Unit 16 Gardena, CA	1.0	1.0	550	$1,750	$3.18	25d	1	1.19mi
1030 Magnolia Ave Gardena, CA	1.0–2.0	1.0	710	$2,700	$3.80	44d	2	1.20mi
1321 W 186th St Gardena, CA	1.0	1.0	600	$1,800	$3.00	44d	1	1.22mi
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	400	$1,750	$4.38	14d	1	1.23mi
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	370	$1,750	$4.73	18d	1	1.23mi
15904 S Vermont Ave Gardena, CA	2.0	1.0	627	$2,000	$3.19	16d	1	1.23mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	44d	1	1.29mi
3444 Redondo Beach Blvd Unit 3 Torrance, CA	1.0	1.0	668	$1,850	$2.77	19d	1	1.38mi
1130 Marine Ave Gardena, CA	1.0	1.0	525	$1,925	$3.67	17d	1	1.42mi
16724 Yukon Ave Torrance, CA	1.0	1.0	705	$2,595	$3.68	25d	1	1.49mi
17030 Yukon Ave Torrance, CA	1.0	1.0	600	$2,100	$3.50	44d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $169,000 Active 52 DOM
2. 2026-06-17
   days on market $169,000 Active 51 DOM
3. 2026-06-16
   days on market $169,000 Active 50 DOM
4. 2026-06-15
   days on market $169,000 Active 49 DOM
5. 2026-06-13
   days on market $169,000 Active 47 DOM
6. 2026-06-09
   days on market $169,000 Active 43 DOM
7. 2026-06-08
   days on market $169,000 Active 42 DOM
8. 2026-06-07
   days on market $169,000 Active 41 DOM
9. 2026-06-04
   days on market $169,000 Active 38 DOM
10. 2026-06-03
    days on market $169,000 Active 37 DOM
11. 2026-06-02
    days on market $169,000 Active 36 DOM
12. 2026-06-01
    days on market $169,000 Active 35 DOM
13. 2026-05-31
    days on market $169,000 Active 34 DOM
14. 2026-04-27
    listed $169,000 Active 288-char remark
15. 2020-03-16
    soldstatus $99,000 Closed Sale 626-char remark

    Show marketing remark (626 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a 1 Year Old NEWER 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

16. 2020-03-15
    status Pending Sale 626-char remark

    Show marketing remark (626 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a 1 Year Old NEWER 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

17. 2019-12-02
    price $99,900 626-char remark

    Show marketing remark (626 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a 1 Year Old NEWER 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

18. 2019-11-19
    listed $105,000 Active 626-char remark

    Show marketing remark (626 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a 1 Year Old NEWER 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

19. 2018-12-28
    soldstatus $99,990 Closed Sale

    Show marketing remark (629 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a BRAND NEW 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all brand-new Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

20. 2018-12-21
    status Pending Sale

    Show marketing remark (629 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a BRAND NEW 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all brand-new Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

21. 2018-11-27
    listed $99,990 Active

    Show marketing remark (629 chars)

    Why rent when you can own and build your own equity? Cheaper than renting a 2-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a BRAND NEW 2 bedroom, 1-bathroom Manufactured Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is Perfect shape and conveniently close to the pool & club house. Vaulted ceilings with skylights and a bright and open floor plan. Comes with all brand-new Appliances. Washer & Dryer Hook-Ups as well. Great starter home or an inexpensive way to live and own your own home in the South Bay.

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$373/yr (+$31/mo · 41.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥86°F today · 16 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: $25,646
• − Mortgage interest: −$9,467
• − Property taxes: −$911
• − Insurance: −$845
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$4,916
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $6,572/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

Amenities C- Commute C Cost of living F Crime F Employment A- Housing B- Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% Korean 5%

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: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• 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

+69.0% since first listed

8 events — show timeline

• 2026-04-27 Listed $169,000 CRMLS
• 2020-03-16 Sold (MLS) $99,000 CRMLS
• 2020-03-15 Pending — CRMLS
• 2019-12-02 Price Changed $99,900 CRMLS
• 2019-11-19 Listed $105,000 CRMLS
• 2018-12-28 Sold (MLS) $99,990 CRMLS
• 2018-12-21 Pending — CRMLS
• 2018-11-27 Listed $99,990 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $911 · +2.1% YoY. Source: county tax records.