14000 Lake View Dr · La Mirada, CA 90638

$270,000

2 bd · 2.0 ba · 1,650 sqft · Manufactured · 314 Days on market

Built 1977 Good condition $164/sqft · at area comps Est $275k · at est. ↓ 22% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +8.3/15.0
• 1% rule +7.6/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of the most sought-after lakefront locations in the beautiful Lake Park La Mirada community! Just reduced to 280,000! This stunning triple-wide manufactured home offers breathtaking lake views from the moment you enter, with serene water vistas visible from the entryway, living room, and dining area—truly a must-see! Boasting nearly 1,700 square feet of thoughtfully designed living space, this 2-bedroom, 2-bathroom home perfectly blends comfort and elegance. The bright, open kitchen flows seamlessly into the spacious family room and leads directly to the lakeside porch—ideal for dining al fresco, entertaining, or simply relaxing while soaking in the peaceful surroundings. Lake Park is a meticulously maintained 55+ community, centered around a tranquil lake with a charming fountain and scenic walking path. Residents enjoy top-tier amenities including a lakefront clubhouse, pool, jacuzzi, gym, billiards room, banquet facilities, card room, and more. Conveniently located near major freeways, shopping centers, restaurants, and Candlewood Country Club, this home offers the perfect balance of serene lakeside living and urban convenience. Don’t miss your chance to experience lakefront living at its finest—welcome home!

Key facts

• Lakeside porch
• Top-tier amenities
• Lakefront location

Tags

• LAKEFRONT LOCATION
• BREATHTAKING LAKE VIEWS
• LAKESIDE PORCH
• LAKEFRONT CLUBHOUSE
• SCENIC WALKING PATH
• TOP-TIER AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.4% in La Mirada — 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 73/100 on livability (#149 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; Watch: health & safety D, cost of living F.
• Norwalk-La Mirada Unified (suburban): math 28% / reading 61% proficiency, ranked #177 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 54 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 37% of the median local income ($110k/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 $2k of loan paydown is wiped out by about $8k 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 + 6.1% rent growth), your $76k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $275,000
• List price: $270,000
• Delta: -1.82%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14041 Lake Side Dr #130	0.08mi	2/2.0	1,632 (-1%)	0mo	$295,000	$181	94
14020 Lake Glen Dr #45	0.14mi	2/2.0	1,638 (-1%)	9mo	$245,000	$150	84
14024 Crest Lake Dr #83	0.11mi	3/2.0 (+1)	1,680 (+2%)	4mo	$377,500	$225	84
14054 Lake Side Dr #106	0.11mi	3/2.0 (+1)	1,716 (+4%)	4mo	$390,000	$227	80
14046 Lake Crest Dr #76	0.13mi	2/2.0	1,536 (-7%)	9mo	$180,000	$117	75
12921 Lake Frst #35	0.17mi	2/2.0	1,440 (-13%)	10mo	$260,000	$181	62
14006 Lake Glen Dr #48	0.14mi	2/2.0	1,440 (-13%)	15mo	$330,000	$229	60
14010 Lake Glen Dr #47	0.14mi	2/2.0	1,440 (-13%)	16mo	$359,500	$250	59

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $19,308
• Equity at exit: $40,258

10-year hold

• IRR: 18.3%
• Equity multiple: 2.74×
• Total profit: $131,521
• Equity at exit: $23,345

Cash invested: $75,600 (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 90638

• Rents YoY: 6.1%
• Active inventory: 54
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $819

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,006	-5% $913	+0% $819	+5% $726	+10% $633
Rent	-10% $551	-5% $685	+0% $819	+5% $954	+10% $1,088
Rate	-1.0pp $955	-0.5pp $888	base $819	+0.5pp $749	+1.0pp $678

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13857 Leffingwell Rd Whittier, CA	2.0–3.0	2.0	1100	$2,990	$2.72	2d	1	0.42mi
12202 Colima Rd Whittier, CA	3.0	2.0	1224	$4,000	$3.27	11d	1	0.51mi
13987 Coteau Dr #10 Whittier, CA	3.0	2.0	1426	$3,250	$2.28	17d	1	0.53mi
14130 Bay St La Mirada, CA	3.0	3.5	1460	$3,950	$2.71	44d	1	0.80mi
14022 Bay St Santa Fe Springs, CA	3.0	2.5	1530	$4,100	$2.68	13d	1	0.81mi
14515 Leffingwell Rd Whittier, CA	2.0	1.0	1050	$2,495	$2.38	2d	6	0.86mi
14055 Honeysuckle Ln Unit 1/2 Whittier, CA	3.0	3.0	1200	$3,200	$2.67	2d	1	0.97mi
12123 Laurel Ave Whittier, CA	3.0	2.0	1238	$4,200	$3.39	2d	1	1.01mi
11622 Carmenita Rd Whittier, CA	2.0–4.0	1.0–2.5	1049	$2,935	$2.80	2d	1	1.04mi
14820 Ragan Dr La Mirada, CA	3.0	2.0	1358	$3,600	$2.65	13d	1	1.05mi
11920 Laurel Ave Unit A Whittier, CA	3.0	1.0	1200	$3,500	$2.92	2d	1	1.06mi

Listing history 19 events

1. 2026-06-21
   days on market $270,000 Active 314 DOM
2. 2026-06-18
   days on market $270,000 Active 311 DOM
3. 2026-06-17
   days on market $270,000 Active 310 DOM
4. 2026-06-16
   days on market $270,000 Active 309 DOM
5. 2026-06-15
   days on market $270,000 Active 308 DOM
6. 2026-06-13
   days on market $270,000 Active 306 DOM
7. 2026-06-13
   days on market $270,000 Active 305 DOM
8. 2026-06-09
   days on market $270,000 Active 302 DOM
9. 2026-06-08
   days on market $270,000 Active 301 DOM
10. 2026-06-07
    days on market $270,000 Active 300 DOM
11. 2026-06-04
    days on market $270,000 Active 297 DOM
12. 2026-06-03
    days on market $270,000 Active 296 DOM
13. 2026-06-02
    days on market $270,000 Active 295 DOM
14. 2026-06-01
    days on market $270,000 Active 294 DOM
15. 2026-05-31
    pricedays on market $270,000 Active 293 DOM
16. 2026-04-27
    price $280,000 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to one of the most sought-after lakefront locations in the beautiful Lake Park La Mirada community! Just reduced to 280,000! This stunning triple-wide manufactured home offers breathtaking lake views from the moment you enter, with serene water vistas visible from the entryway, living room, and dining area—truly a must-see! Boasting nearly 1,700 square feet of thoughtfully designed living space, this 2-bedroom, 2-bathroom home perfectly blends comfort and elegance. The bright, open kitchen flows seamlessly into the spacious family room and leads directly to the lakeside porch—ideal for dining al fresco, entertaining, or simply relaxing while soaking in the peaceful surroundings. Lake Park is a meticulously maintained 55+ community, centered around a tranquil lake with a charming fountain and scenic walking path. Residents enjoy top-tier amenities including a lakefront clubhouse, pool, jacuzzi, gym, billiards room, banquet facilities, card room, and more. Conveniently located near major freeways, shopping centers, restaurants, and Candlewood Country Club, this home offers the perfect balance of serene lakeside living and urban convenience. Don’t miss your chance to experience lakefront living at its finest—welcome home!

17. 2026-03-25
    price $315,000 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to one of the most sought-after lakefront locations in the beautiful Lake Park La Mirada community! Just reduced to 280,000! This stunning triple-wide manufactured home offers breathtaking lake views from the moment you enter, with serene water vistas visible from the entryway, living room, and dining area—truly a must-see! Boasting nearly 1,700 square feet of thoughtfully designed living space, this 2-bedroom, 2-bathroom home perfectly blends comfort and elegance. The bright, open kitchen flows seamlessly into the spacious family room and leads directly to the lakeside porch—ideal for dining al fresco, entertaining, or simply relaxing while soaking in the peaceful surroundings. Lake Park is a meticulously maintained 55+ community, centered around a tranquil lake with a charming fountain and scenic walking path. Residents enjoy top-tier amenities including a lakefront clubhouse, pool, jacuzzi, gym, billiards room, banquet facilities, card room, and more. Conveniently located near major freeways, shopping centers, restaurants, and Candlewood Country Club, this home offers the perfect balance of serene lakeside living and urban convenience. Don’t miss your chance to experience lakefront living at its finest—welcome home!

18. 2025-11-07
    price $339,000 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to one of the most sought-after lakefront locations in the beautiful Lake Park La Mirada community! Just reduced to 280,000! This stunning triple-wide manufactured home offers breathtaking lake views from the moment you enter, with serene water vistas visible from the entryway, living room, and dining area—truly a must-see! Boasting nearly 1,700 square feet of thoughtfully designed living space, this 2-bedroom, 2-bathroom home perfectly blends comfort and elegance. The bright, open kitchen flows seamlessly into the spacious family room and leads directly to the lakeside porch—ideal for dining al fresco, entertaining, or simply relaxing while soaking in the peaceful surroundings. Lake Park is a meticulously maintained 55+ community, centered around a tranquil lake with a charming fountain and scenic walking path. Residents enjoy top-tier amenities including a lakefront clubhouse, pool, jacuzzi, gym, billiards room, banquet facilities, card room, and more. Conveniently located near major freeways, shopping centers, restaurants, and Candlewood Country Club, this home offers the perfect balance of serene lakeside living and urban convenience. Don’t miss your chance to experience lakefront living at its finest—welcome home!

19. 2025-08-11
    listed $359,000 Active 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to one of the most sought-after lakefront locations in the beautiful Lake Park La Mirada community! Just reduced to 280,000! This stunning triple-wide manufactured home offers breathtaking lake views from the moment you enter, with serene water vistas visible from the entryway, living room, and dining area—truly a must-see! Boasting nearly 1,700 square feet of thoughtfully designed living space, this 2-bedroom, 2-bathroom home perfectly blends comfort and elegance. The bright, open kitchen flows seamlessly into the spacious family room and leads directly to the lakeside porch—ideal for dining al fresco, entertaining, or simply relaxing while soaking in the peaceful surroundings. Lake Park is a meticulously maintained 55+ community, centered around a tranquil lake with a charming fountain and scenic walking path. Residents enjoy top-tier amenities including a lakefront clubhouse, pool, jacuzzi, gym, billiards room, banquet facilities, card room, and more. Conveniently located near major freeways, shopping centers, restaurants, and Candlewood Country Club, this home offers the perfect balance of serene lakeside living and urban convenience. Don’t miss your chance to experience lakefront living at its finest—welcome home!

ⓘ 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 6/10 Major 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,789
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$7,855
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $8,420/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 · 14 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home has a good curb appeal and is located in a desirable area with lake views. The home is move-in ready and would benefit from some cosmetic updates to increase its value.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Replace the flooring — Replacing the flooring can improve the home's overall appearance and increase its value for both resale and rental.
• Both Update the kitchen cabinets — Updating the kitchen cabinets can modernize the home and make it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Replace the flooring — Replacing the flooring can improve the home's overall appearance and increase its value for both resale and rental. ↑
• Both Update the kitchen cabinets — Updating the kitchen cabinets can modernize the home and make it more appealing to potential buyers and renters. ↑

ⓘ 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: Norwalk-La Mirada Unified
• NCES district ID: 0627690
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 61% ▲ 14.00%
• Median HH income: $65,950
• Composite: 39.62/100
• National rank: #3919
• State rank: #177 of 517 in CA

Livability — La Mirada

• Score: 73/100
• State rank: #149
• US rank: #5020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Mirada, CA
• County: Los Angeles County · 9,444,647 people
• City population: 45,933
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 45,933
• Household income: $109,649
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 814.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 26% Asian 23% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, South Korea, China
• Languages at home: 56% English-only · Spanish 25% Korean 10% Tagalog/Filipino 3%

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: ▼ -892.51%
• Current HPI: 370.4661
• Rent YoY: ▲ 6.07%
• 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

-22.0% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $280,000 CRMLS
• 2026-03-25 Price Changed $315,000 CRMLS
• 2025-11-07 Price Changed $339,000 CRMLS
• 2025-08-11 Listed $359,000 CRMLS