2330 E Avenue J8 #121 · Lancaster, CA 93535

$135,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 107 Days on market

Built 1981 Est $156k · 13% 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 +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this spacious and inviting mobile home located in a quiet, gated family community with 264 well-maintained units. This charming residence offers 3 bedrooms, 2 bathrooms, plus a versatile extra room, perfect for a home office, guest space, or additional bedroom. The oversized primary suite provides a comfortable retreat, while the generous living room up front features vaulted, beamed ceilings, adding character and a sense of openness. Enjoy a spacious front porch, ideal for relaxing or entertaining outdoors. Centrally located, the community offers convenient access to shopping, dining, and entertainment options just minutes away. Don't miss the opportunity to make this comfortable and flexible space your next home!

Key facts

• Bonus room
• Spacious front porch
• 2 parking spots

Tags

• GATED FAMILY COMMUNITY
• BONUS ROOM
• OVERSIZED PRIMARY SUITE
• SPACIOUS FRONT PORCH
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Other: Living area source: assessor's data
• Financial info: Land lease of $519 per month (park-provided); rent includes sewer
• HOA & community: Part of an association with pool, clubhouse, and spa; Community features include curbs; Located in Hacienda Estates park; manager approval may be required; pets allowed — contact management

Exterior

• Parking: Carport with 2 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Model: Buddy; Mobile home remains on site; Mobile dimensions approximately 24 ft wide by 60 ft long; Single entry level (front)
• Construction: Year built per assessor; Located on foundation typical for mobile homes
• Exterior features: No pool; Lot within 0–1 unit per acre

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry; Single-level (one story)
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,729/mo this rent would consume 47% of the median local household income ($70k/yr) (locally 2494% 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 $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 + 0.1% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $40k; list at $135k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.02% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.13%
• DSCR: 2.92
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2330 E J 8 Ave #92	0.00mi	3/2.0	1,334 (-7%)	2mo	$60,000	$45	86
2330 E Avenue J8 #178	0.00mi	3/2.0	1,536 (+7%)	7mo	$158,000	$103	83
43850 E 20th St Spc 114	0.25mi	4/2.0 (+1)	1,440 (0%)	1mo	$129,900	$90	82
2330 E Avenue J8 #50	0.00mi	4/2.0 (+1)	1,344 (-7%)	8mo	$145,000	$108	77
43850 E 20th St #88	0.25mi	3/2.0	1,344 (-7%)	2mo	$145,000	$108	76
2330 E Avenue J8 #89	0.00mi	2/2.0 (-1)	1,536 (+7%)	10mo	$150,000	$98	75
43850 N 20th Street East #238	0.24mi	4/2.0 (+1)	1,500 (+4%)	5mo	$175,000	$117	73
43850 20th St E #236	0.24mi	2/2.0 (-1)	1,480 (+3%)	10mo	$130,000	$88	71
43850 N 20th St E #275	0.25mi	3/2.0	1,344 (-7%)	8mo	$158,000	$118	71
43850 E 20 St #251	0.29mi	4/2.0 (+1)	1,440 (0%)	13mo	$180,000	$125	71
43850 E 20th St #256	0.29mi	4/2.0 (+1)	1,344 (-7%)	12mo	$175,000	$130	61
43850 E 20th St #60	0.28mi	4/2.0 (+1)	1,248 (-13%)	11mo	$175,000	$140	51

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: 36.8%
• Equity multiple: 2.51×
• Total profit: $56,975
• Equity at exit: $20,129

10-year hold

• IRR: 42.1%
• Equity multiple: 4.47×
• Total profit: $131,271
• 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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,729 high
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $1,359

Break-even live

Break-even rent $1,010

Max offer price $135,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,435	-5% $1,397	+0% $1,359	+5% $1,320	+10% $1,282
Rent	-10% $1,143	-5% $1,251	+0% $1,359	+5% $1,466	+10% $1,574
Rate	-1.0pp $1,427	-0.5pp $1,393	base $1,359	+0.5pp $1,324	+1.0pp $1,288

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43833 Serenity Ct Lancaster, CA	3.0	2.0	1080	$2,470	$2.29	2d	1	0.16mi
43833 Serenity Ct Lancaster, CA	3.0	2.0	1080	$2,470	$2.29	11d	1	0.16mi
43739 27th St E Lancaster, CA	4.0	2.0	1494	$3,500	$2.34	3d	1	0.41mi
43942 18th St E Unit 3 Lancaster, CA	2.0	2.0	1000	$2,300	$2.30	2d	1	0.46mi
43942 18th St E Unit 3 Lancaster, CA	2.0	2.0	1000	$2,300	$2.30	11d	1	0.46mi
43837 David St Lancaster, CA	3.0	2.0	1300	$2,450	$1.88	2d	1	0.47mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	0d	1	0.52mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	24d	1	0.52mi
43770 Santa Rosa Cir Lancaster, CA	3.0	2.0	1551	$3,200	$2.06	3d	1	0.52mi
43770 Santa Rosa Cir Lancaster, CA	3.0	2.0	1551	$3,200	$2.06	2d	1	0.52mi
2835 La Vida Dr Lancaster, CA	3.0	2.0	1206	$2,750	$2.28	22d	1	0.55mi
2826 San Ramon Dr Lancaster, CA	4.0	2.0	1658	$2,975	$1.79	20d	1	0.57mi
43501 Oleander St Lancaster, CA	3.0–4.0	2.0–3.0	1477	$3,031	$2.05	2d	1	0.58mi
5806 Unit K Lancaster, CA	3.0	2.0	1541	$2,699	$1.75	11d	1	0.63mi
43632 San Francisco Ave Lancaster, CA	3.0	2.0	1130	$2,500	$2.21	2d	1	0.68mi
1743 , CA	1.0–4.0	1.0–2.0	934	$2,134	$2.28	0d	17	0.70mi
43658 Rogier St Lancaster, CA	3.0	2.0	1424	$2,450	$1.72	2d	1	0.73mi
2624 Via Verona Lancaster, CA	3.0	2.5	1563	$2,900	$1.86	2d	1	0.75mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	0.78mi
1545 E Avenue J5 Lancaster, CA	3.0	2.0	1741	$2,899	$1.67	2d	1	0.85mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.01mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	3d	1	1.01mi
43516 32nd St E Lancaster, CA	3.0	2.0	1280	$2,600	$2.03	11d	1	1.01mi
44707 Cerisa St Lancaster, CA	4.0	2.0	1714	$3,000	$1.75	11d	1	1.02mi
44243 Mahogany St Lancaster, CA	3.0	2.0	1800	$950	$0.53	22d	1	1.02mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	2d	1	1.02mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	19d	1	1.03mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	2d	1	1.06mi
3264 Topaz Ln Lancaster, CA	3.0	2.0	1750	$3,299	$1.89	2d	1	1.12mi
43702 Rembrandt St Lancaster, CA	3.0	2.0	1272	$2,500	$1.97	19d	1	1.13mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	2d	1	1.18mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.18mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	2d	1	1.25mi
1253 Morven St Lancaster, CA	4.0	2.0	1813	$2,995	$1.65	16d	1	1.31mi
3316 Kaylyn St Lancaster, CA	3.0	2.0	1685	$2,460	$1.46	2d	1	1.36mi
43711 Challenger Way Unit 3 Lancaster, CA	2.0	2.0	990	$2,100	$2.12	3d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 107 DOM
2. 2026-06-17
   days on market $135,000 Active 106 DOM
3. 2026-06-16
   days on market $135,000 Active 105 DOM
4. 2026-06-15
   days on market $135,000 Active 104 DOM
5. 2026-06-13
   days on market $135,000 Active 102 DOM
6. 2026-06-13
   days on market $135,000 Active 101 DOM
7. 2026-06-09
   days on market $135,000 Active 98 DOM
8. 2026-06-08
   days on market $135,000 Active 97 DOM
9. 2026-06-07
   days on market $135,000 Active 96 DOM
10. 2026-06-04
    days on market $135,000 Active 93 DOM
11. 2026-06-03
    days on market $135,000 Active 92 DOM
12. 2026-06-02
    days on market $135,000 Active 91 DOM
13. 2026-06-01
    days on market $135,000 Active 90 DOM
14. 2026-05-31
    days on market $135,000 Active 89 DOM
15. 2026-03-03
    listed $135,000 Active
16. 2026-02-23
    listed $135,000 Active 735-char remark

    Show marketing remark (735 chars)

    Welcome to this spacious and inviting mobile home located in a quiet, gated family community with 264 well-maintained units. This charming residence offers 3 bedrooms, 2 bathrooms, plus a versatile extra room, perfect for a home office, guest space, or additional bedroom. The oversized primary suite provides a comfortable retreat, while the generous living room up front features vaulted, beamed ceilings, adding character and a sense of openness. Enjoy a spacious front porch, ideal for relaxing or entertaining outdoors. Centrally located, the community offers convenient access to shopping, dining, and entertainment options just minutes away. Don't miss the opportunity to make this comfortable and flexible space your next home!

17. 2025-05-10
    price $165,000
18. 2025-04-18
    price $170,000
19. 2020-10-20
    historical
20. 2020-10-16
    soldstatus $40,000 Closed
21. 2020-08-31
    historical
22. 2020-08-31
    listed $39,900 Active

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$625/yr (+$52/mo · 156.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 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: $32,752
• − Mortgage interest: −$7,562
• − Property taxes: −$401
• − Insurance: −$675
• − Repairs & maintenance: −$2,620
• − Management: −$2,620
• − Depreciation: −$3,927
• Taxable income: $14,947
• Est. tax owed @ 24.0%: −$3,587
• After-tax cash flow: $12,716/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

+238.3% since first listed

8 events — show timeline

• 2026-03-03 Listed $135,000 CRMLS
• 2026-02-23 Listed $135,000 AVMLS
• 2025-05-10 Price Changed $165,000 AVMLS
• 2025-04-18 Price Changed $170,000 AVMLS
• 2020-10-20 Listing Removed — AVMLS
• 2020-10-16 Sold (MLS) $40,000 AVMLS
• 2020-08-31 Listing Removed — AVMLS
• 2020-08-31 Listed $39,900 AVMLS

Property tax history

+7.1%/yr

Latest (2025): $401 · +7.1% YoY. Source: county tax records.