16949 S Western Spc 22A Ave · Gardena, CA 90247

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 19 Days on market

Built 1989 Good condition Est $151k · 10% under

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A double-wide mobile home. Property is well-maintained situated in a quiet and secured location with great neighborhood. The park has a community center with a swimming pool, a laundry and car wash facility. Close to bus lines, 405 freeway and major supermarkets. Parking space for owner and visitors. Gardena villas is categorized as family park and therefore people of all ages including children are allowed to live at the park. Pest are also allowed. Financing is available for those who need it.

Key facts

• Storage shed
• Shingle roof
• Range

Tags

• STORAGE SHED
• SHINGLE ROOF
• RANGE

Property features AI

Finance

• Other: Parcel number available; Living area from public records
• Financial info: Monthly land lease: $1,550 (park source)
• HOA & community: Located in Gardena Vila park; Park-provided land lease

Exterior

• Parking: Assigned parking; One uncovered parking space
• Security: Carbon monoxide and smoke detectors
• Utilities: District/public water (available and connected); Sewer available (connected) — exact type unknown; Natural gas available and connected; Electricity available and connected
• Home design: Single-story; Mobile home (20 x 40) — mobile home remains; Access road frontage; Paved road surface
• Construction: Wood construction; Asbestos shingle roof; Wood skirting; One-story
• Exterior features: Patio; One shed; No fencing; Near public transit; Walkable street; Street lighting

Interior

• Kitchen: Garbage disposal; Built-in range; Kitchen open to family room
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Open floor plan; Main-level entry; Carbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.9% 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); 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 39% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.55%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $150,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17700 S Western Ave #174	0.54mi	2/2.0	960 (0%)	1mo	$178,000	$185	74
17700 Western Ave S #190	0.52mi	2/2.0	960 (0%)	5mo	$95,000	$99	72
17700 S Western Ave #162	0.52mi	2/2.0	960 (0%)	7mo	$152,500	$159	70
16950 S Gramercy Pl Unit 7A	0.19mi	3/2.0 (+1)	920 (-4%)	12mo	$180,000	$196	69
17700 S Western Ave #35	0.52mi	2/2.0	960 (0%)	10mo	$130,000	$135	67
17700 Western Ave SPC 111	0.54mi	2/2.0	960 (0%)	10mo	$159,000	$166	66
17705 S Western Ave #53	0.51mi	3/2.0 (+1)	990 (+3%)	7mo	$155,000	$157	61
17700 S Western Ave #131	0.52mi	2/2.0	960 (0%)	20mo	$166,500	$173	59
17705 S Western #24	0.48mi	3/2.0 (+1)	1,000 (+4%)	12mo	$114,900	$115	56
17700 S Western Ave #116	0.53mi	2/2.0	1,040 (+8%)	9mo	$155,000	$149	54
17705 S Western Ave #18	0.51mi	2/2.0	1,080 (+12%)	9mo	$117,000	$108	48
17705 S Western #102	0.47mi	2/2.0	1,100 (+15%)	14mo	$115,000	$105	42

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: 32.2%
• Equity multiple: 2.33×
• Total profit: $50,401
• Equity at exit: $20,129

10-year hold

• IRR: 38.6%
• Equity multiple: 4.40×
• Total profit: $128,636
• Equity at exit: $11,672

Cash invested: $37,800 (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: 73
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$708
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,183

Break-even live

Break-even rent $1,010

Max offer price $135,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,259	-5% $1,221	+0% $1,183	+5% $1,145	+10% $1,106
Rent	-10% $985	-5% $1,084	+0% $1,183	+5% $1,282	+10% $1,381
Rate	-1.0pp $1,251	-0.5pp $1,217	base $1,183	+0.5pp $1,148	+1.0pp $1,112

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	1	0.30mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.30mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	4d	1	0.40mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	44d	1	0.46mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	16d	1	0.58mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	44d	1	0.66mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	25d	1	0.69mi
16120 Van Ness Ave Unit 6 Torrance, CA	2.0	1.0	690	$2,026	$2.94	20d	1	0.70mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	0.73mi
16020 Van Ness Ave Torrance, CA	1.0	1.0	550	$1,950	$3.55	44d	2	0.74mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.77mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	25d	1	0.77mi
1661 W 158th St Apt 103 Gardena, CA	2.0	2.0	935	$2,550	$2.73	0d	1	0.77mi
1439 W 179th St Unit 03 Gardena, CA	2.0	1.0	650	$2,250	$3.46	44d	1	0.78mi
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	5d	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	20d	1	0.95mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	1	0.98mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	25d	1	1.01mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	25d	1	1.03mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.03mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	20d	1	1.05mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	25d	1	1.05mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	1.06mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	1	1.06mi
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
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	1.16mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	14d	1	1.16mi
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
15505 S Budlong Pl Unit 17 Gardena, CA	2.0	1.0	900	$2,295	$2.55	44d	1	1.19mi
1030 Magnolia Ave Gardena, CA	1.0–2.0	1.0	710	$2,700	$3.80	44d	2	1.20mi
15228 Normandie Ave Unit B Gardena, CA	2.0	1.0	900	$2,650	$2.94	21d	1	1.21mi
1321 W 186th St Gardena, CA	1.0	1.0	600	$1,800	$3.00	44d	1	1.22mi
15904 S Vermont Ave Gardena, CA	2.0	1.0	627	$2,000	$3.19	17d	1	1.23mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	44d	1	1.29mi
15214 S Raymond Ave Gardena, CA	2.0	2.0	1045	$2,695	$2.58	4d	1	1.30mi

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 19 DOM
2. 2026-06-18
   days on market $135,000 Active 16 DOM
3. 2026-06-17
   days on market $135,000 Active 15 DOM
4. 2026-06-16
   days on market $135,000 Active 14 DOM
5. 2026-06-15
   days on market $135,000 Active 13 DOM
6. 2026-06-13
   days on market $135,000 Active 11 DOM
7. 2026-06-09
   days on market $135,000 Active 7 DOM
8. 2026-06-08
   days on market $135,000 Active 6 DOM
9. 2026-06-07
   days on market $135,000 Active 5 DOM
10. 2026-06-04
    days on market $135,000 Active 2 DOM
11. 2026-06-03
    remarks 316-char remark
12. 2026-06-03
    listed $135,000 Active 1 DOM

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$619/yr (+$52/mo · 152.4%)

ⓘ 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: $30,091
• − Mortgage interest: −$7,562
• − Property taxes: −$407
• − Insurance: −$675
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$3,927
• Taxable income: $12,705
• Est. tax owed @ 24.0%: −$3,049
• After-tax cash flow: $11,145/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated manufactured home is ready for its new owner and offers a good return on investment.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value.
• Rental Adding a smart thermostat — Smart thermostats can improve energy efficiency and attract renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value. ↑
• Rental Adding a smart thermostat — Smart thermostats can improve energy efficiency and attract renters. ↑

ⓘ 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: 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

+50.0% since first listed

7 events — show timeline

• 2026-06-02 Listed $135,000 CRMLS
• 2024-05-31 Listing Removed — CRMLS
• 2024-05-14 Price Changed $90,000 CRMLS
• 2024-03-29 Listed $95,000 CRMLS
• 2006-04-24 Sold (MLS) $75,000 CRMLS
• 2006-03-10 Listing Removed — CRMLS
• 2005-12-07 Listed $90,000 CRMLS

Property tax history

+4.8%/yr

Latest (2025): $407 · +4.8% YoY. Source: county tax records.