3255 E Avenue R #230 · Palmdale, CA 93550

$169,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 46 Days on market

Built 2005 Good condition Est $146k · 16% over

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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
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bed, 2-bath manufactured home with 1,188 sq ft of living space and BRAND-NEW WINDOWS throughout! The open-concept living area is bright and inviting with vaulted ceilings, a cozy fireplace, and plenty of room to spread out. The kitchen is dialed in with tons of cabinet space, a gas range, and a breakfast bar that opens right to the living room -- perfect for entertaining. Plus, it comes with the FULL APPLIANCE PACKAGE -- range, dishwasher, fridge, washer, and dryer all included. Three bedrooms and two full baths give you all the space you need. Outside, the fully fenced yard is set up for low maintenance with mature shade trees, a covered carport, and a covered front porch for your morning coffee. Built in 2005. Updated. Affordable. Move-in ready. This is the one!

Key facts

• Brand-new windows
• Cozy fireplace
• Gas range

Tags

• BRAND-NEW WINDOWS
• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• TONS OF CABINET SPACE
• GAS RANGE
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Monthly land lease of $705 (park-provided)
• HOA & community: Located in the Mountain View park community; Suburban neighborhood setting; Land lease applies

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Cable available
• Home design: Single-story manufactured home (Model: Beacon Hill); Mobile home remains on site; Entry at front; Facing unspecified direction
• Construction: Built by builder; Approximately 24 ft wide by 48 ft long
• Exterior features: Community pool; Yard; Close to clubhouse

Interior

• Kitchen: Microwave; Refrigerator; Gas range; Dishwasher
• Bedrooms: Primary bedroom on the main floor; Additional main-floor bedroom
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central furnace; Fireplace
• Interior features: One-level home with main-floor primary bedroom; Primary suite with primary bathroom; Community spa
• Laundry & utility: Washer included; Dryer included; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. 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 $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 408 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2,741/mo this rent would consume 53% of the median local household income ($62k/yr) (locally 4384% 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 + 1.8% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($164k) 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: major wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.62% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R #121	0.33mi	3/2.0	1,152 (-3%)	2mo	$169,000	$147	78
3524 E Avenue R Spc 243	0.33mi	3/2.0	1,248 (+5%)	0mo	$154,000	$123	76
3524 E Avenue R Spc 312	0.33mi	3/2.0	1,104 (-7%)	1mo	$173,000	$157	72
3524 East Ave #6	0.22mi	3/2.0	1,272 (+7%)	7mo	$105,000	$83	72
38015 E 30th St #27	0.48mi	2/2.0 (-1)	1,152 (-3%)	5mo	$80,000	$69	63
3524 E Avenue R #226	0.33mi	3/2.0	1,344 (+13%)	1mo	$120,000	$89	62
3524 E Avenue R #202	0.33mi	3/2.0	1,344 (+13%)	2mo	$155,000	$115	61
3524 E Ave R #6	0.46mi	3/2.0	1,272 (+7%)	7mo	$105,000	$83	61
3524 E Avenue R SPC 310	0.33mi	3/2.0	1,344 (+13%)	3mo	$165,000	$123	60
3524 E Avenue R #297	0.33mi	4/2.0 (+1)	1,344 (+13%)	1mo	$100,000	$74	57
3524 E Avenue R Spc 327	0.33mi	4/2.0 (+1)	1,344 (+13%)	6mo	$178,500	$133	52
3524 E Avenue R #236	0.33mi	4/2.0 (+1)	1,344 (+13%)	7mo	$170,000	$126	52

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.90×
• Total profit: $42,696
• Equity at exit: $25,198

10-year hold

• IRR: 29.6%
• Equity multiple: 3.50×
• Total profit: $118,097
• Equity at exit: $14,612

Cash invested: $47,320 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 408
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$886
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,154

Break-even live

Break-even rent $1,280

Max offer price $169,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,250	-5% $1,202	+0% $1,154	+5% $1,106	+10% $1,059
Rent	-10% $938	-5% $1,046	+0% $1,154	+5% $1,263	+10% $1,371
Rate	-1.0pp $1,239	-0.5pp $1,197	base $1,154	+0.5pp $1,110	+1.0pp $1,066

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38300 30th St E Palmdale, CA	1.0–2.0	1.0–2.0	796	$2,100	$2.64	0d	9	0.23mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	0d	1	0.54mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	0d	1	0.55mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	0d	1	0.62mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	11d	1	0.73mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	0d	1	0.92mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,150	$2.56	0d	8	0.93mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	0d	1	0.93mi
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	0d	1	0.95mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	0d	1	1.06mi
2260 E Avenue Q4 #70 Palmdale, CA	4.0	2.0	1443	$2,999	$2.08	0d	1	1.17mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,400	$2.37	0d	1	1.44mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,800	$2.76	18d	1	1.44mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	7d	2	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $169,000 Active 46 DOM
2. 2026-06-18
   days on market $169,000 Active 43 DOM
3. 2026-06-17
   days on market $169,000 Active 42 DOM
4. 2026-06-16
   days on market $169,000 Active 41 DOM
5. 2026-06-15
   days on market $169,000 Active 40 DOM
6. 2026-06-13
   days on market $169,000 Active 38 DOM
7. 2026-06-13
   pricedays on market $169,000 Active 37 DOM
8. 2026-06-09
   days on market $175,000 Active 34 DOM
9. 2026-06-08
   days on market $175,000 Active 33 DOM
10. 2026-06-07
    days on market $175,000 Active 32 DOM
11. 2026-06-04
    days on market $175,000 Active 29 DOM
12. 2026-06-03
    days on market $175,000 Active 28 DOM
13. 2026-06-02
    days on market $175,000 Active 27 DOM
14. 2026-06-01
    days on market $175,000 Active 26 DOM
15. 2026-05-31
    days on market $175,000 Active 25 DOM
16. 2026-05-06
    listed $175,000 Active
17. 2026-05-04
    listed $175,000 Active 790-char remark

    Show marketing remark (790 chars)

    Move-in ready 3-bed, 2-bath manufactured home with 1,188 sq ft of living space and BRAND-NEW WINDOWS throughout! The open-concept living area is bright and inviting with vaulted ceilings, a cozy fireplace, and plenty of room to spread out. The kitchen is dialed in with tons of cabinet space, a gas range, and a breakfast bar that opens right to the living room -- perfect for entertaining. Plus, it comes with the FULL APPLIANCE PACKAGE -- range, dishwasher, fridge, washer, and dryer all included. Three bedrooms and two full baths give you all the space you need. Outside, the fully fenced yard is set up for low maintenance with mature shade trees, a covered carport, and a covered front porch for your morning coffee. Built in 2005. Updated. Affordable. Move-in ready. This is the one!

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$633/yr (+$53/mo · 97.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥100°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,889
• − Mortgage interest: −$9,467
• − Property taxes: −$651
• − Insurance: −$845
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$4,916
• Taxable income: $11,747
• Est. tax owed @ 24.0%: −$2,819
• After-tax cash flow: $11,032/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 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with new windows and appliances, but could benefit from exterior painting and flooring updates to enhance its resale and rental value.

Value-add opportunities

• Resale paint exterior walls — enhances curb appeal
• Resale update flooring in living area — modernizes space
• Rental install new carpet in bedrooms — improves comfort for tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior walls — enhances curb appeal ↑
• Resale update flooring in living area — modernizes space ↑
• Rental install new carpet in bedrooms — improves comfort for tenants ↑

ⓘ 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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

2 events — show timeline

• 2026-05-06 Listed $175,000 CRMLS
• 2026-05-04 Listed $175,000 AVMLS

Property tax history

+4.4%/yr

Latest (2025): $651 · +4.4% YoY. Source: county tax records.