23701 S Western Ave #216 · Torrance, CA 90501

$95,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 9 Days on market

Built 1971 Est $183k · 48% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Family Park-Knolls Lodge. Torrance school district. Pet friendly. 2 bedrooms and 2 bathroom home. There is a large enclosed patio. New laminate flooring was recently installed in the living room, kitchen, and hallway. The home has been recently painted on most of the inside and outside of the home. There are 2 parking spots.

Key facts

• Two car parking
• Upgraded appliances
• 4 parking spots

Tags

• LARGE ENCLOSED FRONT PATIO
• UPDATED LAMINATE FLOORING
• TWO CAR PARKING
• BRIGHT OPEN LIVING AREA
• ABUNDANT CABINET SPACE
• UPGRADED APPLIANCES

Property features AI

Finance

• Other: Located in a suburban community; Park name: Knolls Lodge; Walk score: 68
• Financial info: Land lease (monthly) — seller-reported amount
• HOA & community: Part of Knolls Lodge association; Association amenities include pool, onsite property management, common RV parking, utilities (water, sewer, electricity, gas), trash service, and grounds maintenance; Pets permitted (call for rules); pet rules enforced; Manager approval required

Exterior

• Parking: Assigned parking; Carport (attached) with 2 carport spaces; 2 uncovered spaces; RV access/parking and RV potential; Side-by-side / private parking space; Driveway (concrete)
• Security: Onsite property management; Resident manager
• Utilities: District/public water; Public sewer; Standard electric service; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-story; Mobile/manufactured home (24' x 32'); No interior steps (accessible)
• Construction: Metal construction materials; Metal roof; Raised permanent pier/post/pillar foundation
• Exterior features: Covered, screened and enclosed front porch; Patio; Block wall fencing in good condition; Storage building; Steel skirt; Community (association) pool; Corner lot; Paved and maintained road frontage; Near public transit; Has view

Interior

• Kitchen: Kitchen open to family room; Laminate counters; Gas cooktop; Electric oven; Range/stove hood; Microwave; Refrigerator; Freezer
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Sun room
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; Main floor full bath; Walk-in shower; Shower with exhaust fan
• Heating & cooling: Fireplace; Wall heater; Wall/window cooling units
• Interior features: Open floor plan; Built-in storage; Ceiling fan; Wood product walls; Laminate counters; Sliding glass doors; Storm doors; Blinds and screens; No interior steps; Resident manager; Carbon monoxide and smoke detectors / fire & smoke detection system
• Laundry & utility: Laundry room inside; Individual laundry room; Washer hookup; Electric dryer hookup; Community laundry available

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$182,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $95k).
• Cap rate 33.7% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,576/mo this rent would consume 46% of the median local household income ($93k/yr) (locally 1972% 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 $657 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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: 3.76% ✓
• Cap rate: 33.68%
• Cash-on-cash: 97.81%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $182,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24200 Walnut St #73	0.24mi	4/2.0 (+1)	1,498 (+4%)	8mo	$190,000	$127	70
23701 S Western Ave #172	0.02mi	3/2.0	1,232 (-14%)	7mo	$115,000	$93	69

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 99.1%
• Equity multiple: 5.65×
• Total profit: $123,655
• Equity at exit: $14,165

10-year hold

• IRR: —
• Equity multiple: 11.88×
• Total profit: $289,432
• Equity at exit: $8,214

Cash invested: $26,600 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,576 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $2,168

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 34%

Sensitivity live

Price	-10% $2,234	-5% $2,201	+0% $2,168	+5% $2,135	+10% $2,103
Rent	-10% $1,886	-5% $2,027	+0% $2,168	+5% $2,309	+10% $2,451
Rate	-1.0pp $2,216	-0.5pp $2,192	base $2,168	+0.5pp $2,144	+1.0pp $2,119

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Middlebrook Rd Torrance, CA	4.0	2.0	1742	$5,000	$2.87	14d	1	0.46mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	6d	1	0.49mi
2145 W 235th Pl Torrance, CA	3.0	2.0	1680	$4,700	$2.80	16d	1	0.52mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	6d	1	0.66mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	45d	1	0.66mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$4,400	$3.66	0d	1	0.67mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	45d	1	0.68mi
2736 Cabrillo Ave Torrance, CA	2.0	2.5	1650	$3,600	$2.18	45d	1	0.75mi
24420 Alliene Ave #3 Lomita, CA	4.0	2.0	1643	$4,500	$2.74	25d	1	0.77mi
1570 W 226th St Torrance, CA	3.0	2.0	1200	$3,750	$3.12	23d	1	0.80mi
1309 Hunt Ter Harbor City, CA	4.0	2.5	1685	$4,500	$2.67	45d	1	0.80mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	45d	1	0.81mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	4d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	23d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	12d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	4d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	12d	1	0.81mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,550	$2.61	0d	1	0.88mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	0.89mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	45d	1	0.89mi
22423 Harvard Blvd Torrance, CA	3.0	1.0	1150	$3,750	$3.26	6d	1	0.89mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	45d	2	0.90mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	25d	1	0.92mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	45d	1	0.92mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	45d	1	0.93mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	22d	1	0.94mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	9d	1	0.96mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	9d	1	0.96mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	45d	1	0.98mi
2758 Orange Ave Unit 10 Torrance, CA	2.0	1.5	950	$2,800	$2.95	14d	1	0.99mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	45d	1	1.01mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	0d	14	1.02mi
1425 W 224th St #112 Torrance, CA	3.0	2.5	1650	$3,500	$2.12	6d	1	1.04mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	9d	1	1.06mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	5d	1	1.10mi
2525 W 235th St Unit 10656A Torrance, CA	2.0	1.5	1073	$4,210	$3.92	45d	1	1.11mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	23d	1	1.14mi
2545 W 235th St Torrance, CA	2.0	1.0–1.5	984	$3,325	$3.38	4d	5	1.15mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	45d	1	1.16mi
22316 Spanish Oak Ct Torrance, CA	4.0	4.0	1670	$5,000	$2.99	13d	1	1.17mi

Listing history 7 events

1. 2026-06-21
   days on market $95,000 Active 9 DOM
2. 2026-06-18
   days on market $95,000 Active 6 DOM
3. 2026-06-17
   days on market $95,000 Active 5 DOM
4. 2026-06-16
   days on market $95,000 Active 4 DOM
5. 2026-06-15
   days on market $95,000 Active 3 DOM
6. 2026-06-13
   remarks 686-char remark
7. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 22 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: $42,907
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$3,433
• − Management: −$3,433
• − Depreciation: −$2,764
• Taxable income: $26,057
• Est. tax owed @ 24.0%: −$6,254
• After-tax cash flow: $19,765/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% 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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+46.2% since first listed

6 events — show timeline

• 2026-06-12 Listed $95,000 CRMLS
• 2021-08-31 Sold (MLS) $65,000 CRMLS
• 2021-07-29 Pending — CRMLS
• 2021-07-22 Relisted — CRMLS
• 2021-07-22 Pending — CRMLS
• 2021-07-19 Listed $65,000 CRMLS