1717 E Avenue I #83 · Lancaster, CA 93535

$165,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 16 Days on market

Built 1989 Good condition Est $162k · at est.

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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 +6.7/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Presenting a beautifully upgraded 3-bedroom, 2-bath mobile home in Lancaster, located in a desirable community featuring a community recreation room and pool. This well-maintained residence offers new flooring, fresh interior paint, upgraded bathrooms, and an updated kitchen complete with upgraded appliances included. A newer water heater, central A/C, and heating provide year-round comfort and peace of mind. Convenience continues with washer and dryer hookups inside the home, plus an added storage shed for extra space. The exterior showcases attractive landscaping, durable concrete hardscape, and ample parking, enhancing both curb appeal and functionality. Clean, turnkey, this home truly p

Key facts

• New flooring
• New water heater
• Updated kitchen

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• UPGRADED BATHROOMS
• UPDATED KITCHEN
• UPGRADED APPLIANCES
• NEW WATER HEATER

Property features AI

Finance

• Other: Space number 83; APN 8950-679-083; Label/insignia numbers: PFS198460, PFS198461; Serial/Trade name: Ridgedale
• HOA & community: Park/space rent and fees listed as $700; Deposit / park deposit $700; Park name: Blue Skies Mobile Ho; Manager: Angel Castaneda (661-794-3673); Age restrictions: All ages

Exterior

• Utilities: Cable TV available; Natural gas available
• Home design: Mobile home (manufactured 1989); Skirted
• Construction: Metal roof; Manufactured by Ridgedale; Model CU56G3BDRL6325A; Approximately 12 ft width and 12 ft length
• Exterior features: Chain link fencing; Recreation area and pool (park amenities)

Interior

• Kitchen: Gas oven, Gas range, Microwave, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Gas oven, Gas range, Microwave, Refrigerator; Porch; Shed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. 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 $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Lancaster Elementary (suburban): math 18% / reading 32% proficiency, ranked #1,161 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2,652/mo this rent would consume 45% 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 $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 + 0.1% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (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 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?
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: 1.61% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 E Avenue I #147	0.25mi	3/2.0	1,232 (-1%)	4mo	$190,000	$154	82
1501 E Avenue I #142	0.25mi	3/2.0	1,232 (-1%)	8mo	$135,000	$110	79
1301 E Avenue I #348	0.48mi	3/2.0	1,248 (0%)	1mo	$159,000	$127	76
45465 25th St E #11	0.70mi	2/2.0 (-1)	1,248 (0%)	0mo	$184,000	$147	62
2121 E Avenue I #64	0.43mi	3/2.0	1,344 (+8%)	7mo	$168,500	$125	61
2121 E Avenue I #17	0.43mi	3/2.0	1,344 (+8%)	9mo	$155,000	$115	60
1501 East Ave I #174	0.25mi	3/2.0	1,104 (-12%)	12mo	$195,000	$177	59
2121 E Avenue I #28	0.43mi	3/2.0	1,404 (+12%)	1mo	$175,000	$125	58
45465 25th St E #28	0.69mi	2/2.0 (-1)	1,248 (0%)	7mo	$162,000	$130	57
45465 25th E #268	0.70mi	3/2.0	1,188 (-5%)	4mo	$197,000	$166	56
45465 E 25th St #262	0.69mi	3/2.0	1,176 (-6%)	3mo	$175,000	$149	56
45465 25th St #93	0.69mi	3/2.0	1,178 (-6%)	6mo	$95,000	$81	53

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: 20.7%
• Equity multiple: 1.81×
• Total profit: $37,578
• Equity at exit: $24,602

10-year hold

• IRR: 27.0%
• Equity multiple: 3.08×
• Total profit: $96,160
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$865
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $1,127

Break-even live

Break-even rent $1,225

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.22mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	0.28mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	0.54mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	15d	1	0.82mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	1d	1	0.87mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	0.87mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	0.87mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	2d	1	0.89mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	0.89mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$2,895	$2.30	4d	1	0.92mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$3,000	$2.38	22d	1	0.92mi
1004 E Newgrove St Lancaster, CA	3.0	2.0	1160	$2,800	$2.41	1d	1	1.01mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	1d	1	1.03mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.04mi
44908 Logue Ave Lancaster, CA	3.0	2.0	1473	$2,495	$1.69	1d	1	1.08mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.11mi
550 E Avenue H14 Lancaster, CA	2.0	1.0	850	$2,050	$2.41	1d	1	1.17mi
45402 5th St E Lancaster, CA	4.0	2.0	1237	$2,775	$2.24	1d	1	1.27mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	1d	1	1.28mi
1743 , CA	1.0–4.0	1.0–2.0	934	$2,134	$2.28	1d	17	1.29mi
45428 Raysack Ave Lancaster, CA	4.0	2.0	1244	$2,900	$2.33	1d	1	1.32mi
44961 5th St E Lancaster, CA	4.0	2.0	1248	$2,500	$2.00	1d	1	1.34mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	24d	1	1.39mi

Listing history 12 events

1. 2026-06-18
   days on market $165,000 Active 16 DOM
2. 2026-06-17
   days on market $165,000 Active 15 DOM
3. 2026-06-16
   days on market $165,000 Active 14 DOM
4. 2026-06-15
   days on market $165,000 Active 13 DOM
5. 2026-06-13
   days on market $165,000 Active 11 DOM
6. 2026-06-13
   days on market $165,000 Active 10 DOM
7. 2026-06-09
   days on market $165,000 Active 7 DOM
8. 2026-06-08
   days on market $165,000 Active 6 DOM
9. 2026-06-07
   days on market $165,000 Active 5 DOM
10. 2026-06-04
    days on market $165,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $165,000 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: $400 · $33/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$854/yr (+$71/mo · 213.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 17 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: $31,818
• − Mortgage interest: −$9,243
• − Property taxes: −$400
• − Insurance: −$825
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$4,800
• Taxable income: $11,460
• Est. tax owed @ 24.0%: −$2,750
• After-tax cash flow: $10,778/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready mobile home in Lancaster is in good condition with fresh paint, new flooring, and updated bathrooms. It offers a great opportunity for buyers looking for an upgraded, well-maintained home.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — fresh paint improves curb appeal and value
• Resale replace old appliances — newer appliances attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — fresh paint improves curb appeal and value ↑
• Resale replace old appliances — newer appliances attract more buyers ↑

ⓘ 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: Lancaster Elementary
• NCES district ID: 0620880
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $46,440
• Composite: 24.73/100
• National rank: #13028
• State rank: #1161 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

1 event — show timeline

• 2026-06-02 Listed $165,000 AVMLS

Property tax history

+5.4%/yr

Latest (2025): $400 · +5.4% YoY. Source: county tax records.