1301 E Avenue I E #233 · Lancaster, CA 93535

$115,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 69 Days on market

Built 1985 Fair condition Est $84k · 37% over

---

Why this score? — see what drove the C+ 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bed / 2 Bath Mobile Home in Friendly Village - East Lancaster Welcome to comfortable and affordable living in Friendly Village Mobile Home Park, one of East Lancaster's well-established communities! This 2-bedroom, 2-bathroom mobile home is a great opportunity for first-time buyers, downsizers, or anyone looking for a peaceful neighborhood setting. ✨ Property Features: Bright and open floor plan 2 spacious bedrooms, including a private primary suite 2 full bathrooms for added comfort Functional kitchen with plenty of cabinet space Comfortable living area for relaxing or entertaining Covered parking + outdoor space Located in a clean and friendly park Community amenities may include clubhouse, pool, and recreational areas Convenient access to shopping, dining, and everyday essentials. ;; Call/Text today to schedule a private showing!

Key facts

• Functional kitchen
• Covered parking
• Community amenities

Tags

• BRIGHT AND OPEN FLOOR PLAN
• PRIVATE PRIMARY SUITE
• FUNCTIONAL KITCHEN
• COVERED PARKING
• OUTDOOR SPACE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Lot density: 0-1 unit per acre; Elevation units listed in feet; Directions available: East Ave I between Challenger Way and 15th St. East
• Financial info: Land lease: $600
• HOA & community: Community features include curbs and biking

Exterior

• Parking: Attached garage; Attached carport; 2 parking spaces (2 garage/carport spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story/mobile home (14' x 64'); Mobile home remains on site; Built by builder (year source: builder)
• Construction: Mobile/manufactured construction
• Exterior features: Covered concrete patio; Fenced pool; Community gunite pool; Cul-de-sac lot; One storage shed on site; Park name: Friendly Village

Interior

• Kitchen: Gas range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace; Wall/window cooling; Evaporative cooling
• Interior features: East-facing entry; Entry at ground level
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

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 $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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; 9 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).
• This rent runs 38% 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 $795 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 + 0.1% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($108k) 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→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.06%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $84,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 E Avenue I #346	0.02mi	2/2.0	804 (-4%)	8mo	$80,000	$100	85
1301 E Avenue I #337	0.00mi	2/1.0	720 (-14%)	9mo	$100,000	$139	65
1304 E I Ave #32	0.49mi	1/1.0 (-1)	900 (+7%)	8mo	$55,000	$61	50
45800 Challenger Way #208	0.63mi	1/1.0 (-1)	720 (-14%)	11mo	$45,000	$63	29

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: 33.3%
• Equity multiple: 2.35×
• Total profit: $43,576
• Equity at exit: $17,147

10-year hold

• IRR: 38.8%
• Equity multiple: 4.16×
• Total profit: $101,867
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$603
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,075

Break-even live

Break-even rent $861

Max offer price $115,000

Occupancy floor 47%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.66mi
550 E Avenue H14 Lancaster, CA	2.0	1.0	850	$2,050	$2.41	1d	1	0.78mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.06mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	1.06mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	1d	1	1.12mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	2d	1	1.16mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	21d	1	1.16mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	1d	1	1.24mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	16d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 69 DOM
2. 2026-06-17
   days on market $115,000 Active 68 DOM
3. 2026-06-16
   days on market $115,000 Active 67 DOM
4. 2026-06-15
   days on market $115,000 Active 66 DOM
5. 2026-06-13
   days on market $115,000 Active 64 DOM
6. 2026-06-13
   days on market $115,000 Active 63 DOM
7. 2026-06-09
   days on market $115,000 Active 60 DOM
8. 2026-06-08
   days on market $115,000 Active 59 DOM
9. 2026-06-07
   days on market $115,000 Active 58 DOM
10. 2026-06-04
    days on market $115,000 Active 55 DOM
11. 2026-06-03
    days on market $115,000 Active 54 DOM
12. 2026-06-02
    days on market $115,000 Active 53 DOM
13. 2026-06-01
    days on market $115,000 Active 52 DOM
14. 2026-05-31
    days on market $115,000 Active 51 DOM
15. 2026-04-23
    status Pending 846-char remark

    Show marketing remark (846 chars)

    2 Bed / 2 Bath Mobile Home in Friendly Village - East Lancaster Welcome to comfortable and affordable living in Friendly Village Mobile Home Park, one of East Lancaster's well-established communities! This 2-bedroom, 2-bathroom mobile home is a great opportunity for first-time buyers, downsizers, or anyone looking for a peaceful neighborhood setting. ✨ Property Features: Bright and open floor plan 2 spacious bedrooms, including a private primary suite 2 full bathrooms for added comfort Functional kitchen with plenty of cabinet space Comfortable living area for relaxing or entertaining Covered parking + outdoor space Located in a clean and friendly park Community amenities may include clubhouse, pool, and recreational areas Convenient access to shopping, dining, and everyday essentials. ;; Call/Text today to schedule a private showing!

16. 2026-04-10
    listed $115,000 Active 846-char remark

    Show marketing remark (846 chars)

    2 Bed / 2 Bath Mobile Home in Friendly Village - East Lancaster Welcome to comfortable and affordable living in Friendly Village Mobile Home Park, one of East Lancaster's well-established communities! This 2-bedroom, 2-bathroom mobile home is a great opportunity for first-time buyers, downsizers, or anyone looking for a peaceful neighborhood setting. ✨ Property Features: Bright and open floor plan 2 spacious bedrooms, including a private primary suite 2 full bathrooms for added comfort Functional kitchen with plenty of cabinet space Comfortable living area for relaxing or entertaining Covered parking + outdoor space Located in a clean and friendly park Community amenities may include clubhouse, pool, and recreational areas Convenient access to shopping, dining, and everyday essentials. ;; Call/Text today to schedule a private showing!

17. 2026-04-10
    listed $115,000 Active

    Show marketing remark (846 chars)

    2 Bed / 2 Bath Mobile Home in Friendly Village - East Lancaster Welcome to comfortable and affordable living in Friendly Village Mobile Home Park, one of East Lancaster's well-established communities! This 2-bedroom, 2-bathroom mobile home is a great opportunity for first-time buyers, downsizers, or anyone looking for a peaceful neighborhood setting. ✨ Property Features: Bright and open floor plan 2 spacious bedrooms, including a private primary suite 2 full bathrooms for added comfort Functional kitchen with plenty of cabinet space Comfortable living area for relaxing or entertaining Covered parking + outdoor space Located in a clean and friendly park Community amenities may include clubhouse, pool, and recreational areas Convenient access to shopping, dining, and everyday essentials. ;; Call/Text today to schedule a private showing!

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$526/yr (+$44/mo · 151.4%)

ⓘ 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 5 d/yr ≥101°F today · 12 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: $26,656
• − Mortgage interest: −$6,442
• − Property taxes: −$348
• − Insurance: −$575
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$3,345
• Taxable income: $11,681
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $10,095/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 · 7 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Focus on exterior repairs and painting to enhance curb appeal and interior updates to make the home more inviting.

Repairs flagged

• Major siding and paint — Severe weathering and peeling
• Minor exterior steps — Slight wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair exterior steps — Improves safety and aesthetics
• Both update flooring — Fresh flooring can make the home more appealing
• Both paint interior walls — Fresh paint can make the home more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding and paint · Severe weathering and peeling	Major	$15,000–50,000
exterior steps · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair exterior steps — Improves safety and aesthetics ↑
• Both update flooring — Fresh flooring can make the home more appealing ↑
• Both paint interior walls — Fresh paint can make the home more inviting ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Pending — AVMLS
• 2026-04-10 Listed $115,000 CRMLS
• 2026-04-10 Listed $115,000 AVMLS

Property tax history

+26.0%/yr

Latest (2025): $348 · +26.0% YoY. Source: county tax records.