1436 W 130th St. Spc 8 · Gardena, CA 90249

$80,000

1 bd · 1.0 ba · 450 sqft · Manufactured · 128 Days on market

Built 1960 Good condition $178/sqft · 471% above area

---

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 +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover some of the most affordable housing in Southern California, located in a welcoming 55+ community within Grandview Mobile Home Park. This home was beautifully renovated in 2018 and features an insulated ceiling for year-round comfort, stylish laminate and tile flooring, and energy-efficient dual-pane windows. This home has a one car assigned parking. With a remarkably low space lease of just $605 per month, this is an incredible opportunity. Come see for yourself the comfort, value, and lifestyle this home has to offer.

Key facts

• Laminate flooring
• Tile flooring
• Insulated ceiling

Tags

• INSULATED CEILING
• LAMINATE FLOORING
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1960 — 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 D-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: 1.97% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.17%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $14,000
• List price: $80,000
• Delta: 471.43%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13713 S Vermont Ave #15	0.71mi	1/1.0	432 (-4%)	3mo	$14,000	$32	58
13525 Vermont #11	0.62mi	1/1.0	506 (+12%)	18mo	$75,000	$148	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.39×
• Total profit: $31,246
• Equity at exit: $11,928

10-year hold

• IRR: 40.1%
• Equity multiple: 4.76×
• Total profit: $84,202
• Equity at exit: $6,917

Cash invested: $22,400 (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 90249

• Active inventory: 41
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $694

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $749	-5% $721	+0% $694	+5% $666	+10% $638
Rent	-10% $569	-5% $631	+0% $694	+5% $756	+10% $818
Rate	-1.0pp $734	-0.5pp $714	base $694	+0.5pp $673	+1.0pp $652

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 W El Segundo Blvd Unit 1914_09 Gardena, CA	—	1.0	256	$1,395	$5.45	25d	1	0.60mi
13921 S Normandie Ave Gardena, CA	1.0	1.0	360	$1,445	$4.01	0d	2	0.63mi
13921 S Normandie Ave Gardena, CA	—	1.0	360	$1,455	$4.04	44d	1	0.63mi
1261 W Rosecrans Ave Gardena, CA	—	1.0	235	$1,600	$6.81	44d	1	0.86mi
14417 Vermont Ave Unit 0142 Gardena, CA	—	1.0	325	$1,400	$4.31	16d	1	1.08mi
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	370	$1,750	$4.73	19d	1	1.35mi

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 128 DOM
2. 2026-06-18
   days on market $80,000 Active 125 DOM
3. 2026-06-17
   days on market $80,000 Active 124 DOM
4. 2026-06-16
   days on market $80,000 Active 123 DOM
5. 2026-06-15
   days on market $80,000 Active 122 DOM
6. 2026-06-13
   days on market $80,000 Active 120 DOM
7. 2026-06-09
   days on market $80,000 Active 116 DOM
8. 2026-06-08
   days on market $80,000 Active 115 DOM
9. 2026-06-07
   days on market $80,000 Active 114 DOM
10. 2026-06-04
    days on market $80,000 Active 111 DOM
11. 2026-06-03
    days on market $80,000 Active 110 DOM
12. 2026-06-02
    days on market $80,000 Active 109 DOM
13. 2026-06-01
    days on market $80,000 Active 108 DOM
14. 2026-05-31
    days on market $80,000 Active 107 DOM
15. 2026-03-30
    status Active 533-char remark

    Show marketing remark (533 chars)

    Discover some of the most affordable housing in Southern California, located in a welcoming 55+ community within Grandview Mobile Home Park. This home was beautifully renovated in 2018 and features an insulated ceiling for year-round comfort, stylish laminate and tile flooring, and energy-efficient dual-pane windows. This home has a one car assigned parking. With a remarkably low space lease of just $605 per month, this is an incredible opportunity. Come see for yourself the comfort, value, and lifestyle this home has to offer.

16. 2026-03-16
    status Pending Sale 533-char remark

    Show marketing remark (533 chars)

    Discover some of the most affordable housing in Southern California, located in a welcoming 55+ community within Grandview Mobile Home Park. This home was beautifully renovated in 2018 and features an insulated ceiling for year-round comfort, stylish laminate and tile flooring, and energy-efficient dual-pane windows. This home has a one car assigned parking. With a remarkably low space lease of just $605 per month, this is an incredible opportunity. Come see for yourself the comfort, value, and lifestyle this home has to offer.

17. 2026-01-30
    listed $80,000 Active 533-char remark

    Show marketing remark (533 chars)

    Discover some of the most affordable housing in Southern California, located in a welcoming 55+ community within Grandview Mobile Home Park. This home was beautifully renovated in 2018 and features an insulated ceiling for year-round comfort, stylish laminate and tile flooring, and energy-efficient dual-pane windows. This home has a one car assigned parking. With a remarkably low space lease of just $605 per month, this is an incredible opportunity. Come see for yourself the comfort, value, and lifestyle this home has to offer.

18. 2023-02-01
    historical
19. 2023-01-05
    price $50,000
20. 2022-12-06
    listed $52,000 Active

ⓘ 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 5/10 Major 7 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,936
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,327
• Taxable income: $7,498
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,526/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 · 13 photos

Good 75/100 Cosmetic rehab

This 55+ community home is in good condition with cosmetic updates needed for a fresh look and increased value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and aesthetics
• Both Update kitchen cabinets — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Both Update kitchen cabinets — Modernizes the space and adds value ↑

ⓘ 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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,290
• Household income: $89,712
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1117.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 23% Two or more races 18% Asian 15% White 11% Native American 3%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Hispanic 1% Slovak 1%
• Foreign-born: 31% · Canada, Vietnam, South Korea
• Languages at home: 52% English-only · Spanish 33% Vietnamese 3% Korean 2%

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: ▼ -796.51%
• Current HPI: 387.1566
• Rent YoY: —
• 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

+53.8% since first listed

6 events — show timeline

• 2026-03-30 Relisted — CRMLS
• 2026-03-16 Pending — CRMLS
• 2026-01-30 Listed $80,000 CRMLS
• 2023-02-01 Listing Removed — CRMLS
• 2023-01-05 Price Changed $50,000 CRMLS
• 2022-12-06 Listed $52,000 CRMLS