45465 25th St E Spc 108 · Lancaster, CA 93535

$129,990

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 61 Days on market

Built 2004 1,056 sqft lot Est $137k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * LIVE BEAUTIFULLY * * * Updated Mobile Home w/ An Open-Concept Layout, Vaulted Ceilings, And An Inviting Outdoor Deck! Step inside to a spacious living area featuring vaulted ceilings, abundant natural light, and rich, modern flooring that flows throughout the home. The upgraded kitchen is a standout, offering sleek gray cabinetry, stainless steel appliances, a stylish backsplash, and a large center island with butcher block top and bar seating that opens seamlessly to the main living space, perfect for both everyday living and entertaining. The primary bedroom is bright and airy with generous natural light and a walk-in closet, while the bathroom has been tastefully updated with a modern vanity, quartz countertops, and a shower-in-tub combo. Additional highlights include a dedicated laundry and mud room with its own separate entrance, providing added convenience and extra storage space. Outside, enjoy a covered awning, a charming enclosed porch area, an extended deck ideal for relaxing or hosting, and a backyard shed for even more storage. A well-maintained home that blends comfort, style, and functionality with great indoor-outdoor living!

Key facts

• Large center island
• Walk-in closet
• Outdoor deck

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR DECK
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Land lease: $640 monthly
• HOA & community: Community pool; Spa; Playground; Tennis courts; Recreational/multipurpose room; Picnic area; Street lighting; Sidewalks; Park; Suburban setting

Exterior

• Parking: Driveway
• Utilities: Public sewer; District/Public water
• Home design: Manufactured house; One story; No common walls; Has view; Entry on main level
• Construction: Composition roof; Concrete slab foundation; Vinyl and chain-link fencing; Certified 433A
• Exterior features: Awning; Enclosed patio; Patio; Deck; Shed; In-ground community pool; Community spa

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Microwave; Garbage disposal; Breakfast counter/bar; Eating area in kitchen
• Bedrooms: 3 main-level bedrooms; Primary bedroom with walk-in closet and primary bathroom
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms; Main-floor full bath; Bathtub; Shower in tub; Formica and quartz counters in baths
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Recessed lighting; Open floor plan; Laminate counters; Quartz counters; Formica counters; Walk-in closet; Kitchen open to family room; Kitchen island; Entry level: 1; One-level home; Has spa (in-ground, community)
• Laundry & utility: Inside laundry in an individual room; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% of the median local income ($70k/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 $898 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 + 0.1% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 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?
5. 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?
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: 1.91% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.91%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45465 25th E #268	0.00mi	3/2.0	1,188 (+12%)	4mo	$197,000	$166	76
45465 E 25th St #262	0.06mi	3/2.0	1,176 (+11%)	3mo	$175,000	$149	76
45465 25th St #93	0.06mi	3/2.0	1,178 (+12%)	6mo	$95,000	$81	72
45465 E 25th Street East St #155	0.06mi	3/2.0	1,152 (+9%)	22mo	$145,000	$126	64
45111 25th E #52	0.53mi	3/2.0	960 (-9%)	6mo	$159,999	$167	55
45415 E 28th St E #45	0.50mi	4/2.0 (+1)	922 (-13%)	1mo	$90,000	$98	50
45111 25th St E #88	0.53mi	3/2.0	960 (-9%)	14mo	$125,000	$130	49
45415 E 28th St #16	0.50mi	3/2.0	1,200 (+14%)	16mo	$95,000	$79	40
45111 E 25th St St E #3	0.52mi	4/2.0 (+1)	1,152 (+9%)	20mo	$169,000	$147	38

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.08×
• Total profit: $39,485
• Equity at exit: $19,382

10-year hold

• IRR: 33.0%
• Equity multiple: 3.60×
• Total profit: $94,518
• Equity at exit: $11,239

Cash invested: $36,397 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,478 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,059

Break-even live

Break-even rent $1,137

Max offer price $129,990

Occupancy floor 52%

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	24d	1	0.68mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	0.97mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.03mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	1.05mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	1d	1	1.40mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	2d	1	1.40mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.40mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	16d	1	1.46mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	1.46mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.46mi

Listing history 14 events

1. 2026-06-16
   days on market $129,990 Active 61 DOM
2. 2026-06-15
   days on market $129,990 Active 60 DOM
3. 2026-06-13
   days on market $129,990 Active 58 DOM
4. 2026-06-13
   days on market $129,990 Active 57 DOM
5. 2026-06-09
   days on market $129,990 Active 54 DOM
6. 2026-06-08
   days on market $129,990 Active 53 DOM
7. 2026-06-07
   days on market $129,990 Active 52 DOM
8. 2026-06-04
   days on market $129,990 Active 49 DOM
9. 2026-06-03
   days on market $129,990 Active 48 DOM
10. 2026-06-02
    days on market $129,990 Active 47 DOM
11. 2026-06-01
    days on market $129,990 Active 46 DOM
12. 2026-05-31
    days on market $129,990 Active 45 DOM
13. 2026-04-16
    listed $129,990 Active 1169-char remark

    Show marketing remark (1169 chars)

    * * * LIVE BEAUTIFULLY * * * Updated Mobile Home w/ An Open-Concept Layout, Vaulted Ceilings, And An Inviting Outdoor Deck! Step inside to a spacious living area featuring vaulted ceilings, abundant natural light, and rich, modern flooring that flows throughout the home. The upgraded kitchen is a standout, offering sleek gray cabinetry, stainless steel appliances, a stylish backsplash, and a large center island with butcher block top and bar seating that opens seamlessly to the main living space, perfect for both everyday living and entertaining. The primary bedroom is bright and airy with generous natural light and a walk-in closet, while the bathroom has been tastefully updated with a modern vanity, quartz countertops, and a shower-in-tub combo. Additional highlights include a dedicated laundry and mud room with its own separate entrance, providing added convenience and extra storage space. Outside, enjoy a covered awning, a charming enclosed porch area, an extended deck ideal for relaxing or hosting, and a backyard shed for even more storage. A well-maintained home that blends comfort, style, and functionality with great indoor-outdoor living!

14. 2026-04-16
    listed $129,990 Active

    Show marketing remark (1169 chars)

    * * * LIVE BEAUTIFULLY * * * Updated Mobile Home w/ An Open-Concept Layout, Vaulted Ceilings, And An Inviting Outdoor Deck! Step inside to a spacious living area featuring vaulted ceilings, abundant natural light, and rich, modern flooring that flows throughout the home. The upgraded kitchen is a standout, offering sleek gray cabinetry, stainless steel appliances, a stylish backsplash, and a large center island with butcher block top and bar seating that opens seamlessly to the main living space, perfect for both everyday living and entertaining. The primary bedroom is bright and airy with generous natural light and a walk-in closet, while the bathroom has been tastefully updated with a modern vanity, quartz countertops, and a shower-in-tub combo. Additional highlights include a dedicated laundry and mud room with its own separate entrance, providing added convenience and extra storage space. Outside, enjoy a covered awning, a charming enclosed porch area, an extended deck ideal for relaxing or hosting, and a backyard shed for even more storage. A well-maintained home that blends comfort, style, and functionality with great indoor-outdoor living!

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,730
• − Mortgage interest: −$7,281
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$3,782
• Taxable income: $11,311
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $9,993/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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $129,990 CRMLS
• 2026-04-16 Listed $129,990 AVMLS