01 · public closed-sale lead$448,000
11061 E Avenue R6 · Littlerock
Sold Feb. 9, 2026 · 3 bd / 2 ba · 1,432 SF · about 1.14 acres · built 1988
- Key difference
- Same street and similar size/lot; newer and has a second bathroom
A²Littlerock fixer screenProperty photograph intentionally omitted pending an approved reusable listing asset
Property photo omitted pending an approved reusable listing asset · MLS #26007018Littlerock, California · Antelope Valley
11132 E Avenue R6
$399,000 dated public asking-price snapshot
3 beds · 1 bath · 1,355 SF · 1.14 advertised acres · built 1956 in public records
A real fixer candidate with a one-acre-plus parcel, partially converted bonus room, outbuildings, septic, propane, and a reported water feature needing repair. The preliminary AIIP model does not support a conventional flip at the asking price.
Courtesy ofCentury 21 Doug Anderson · Kirk Swirczynski
AIIP preliminary conclusion
The property is a fixer.
The list-price flip is not a deal.
Do not pursue at the analyzed price until the price and high-risk evidence change materially.
At the $399,000 asking price, the model projects about −$144,453 in the expected case and a -24.7% ROI. The calculated $212,607 MAO is a screening ceiling based on provisional comps and planning costs—not an offer instruction.
AIIP underwriting snapshot
Real facts. Estimated scope. Calculated result.
Data confidence is 59/100. Contractor bids, permits, title, insurance, field condition, and an MLS adjustment grid remain outstanding.
Analyzed purchase price$399,000Assumption: purchase at the dated public ask
Expected rehab$96,482$56,143–$151,888 planning range
Provisional ARV$439,965Estimated · 42.3/100 comp confidence
Total project cost$584,418Purchase + rehab + modeled project costs
Expected profit−$144,453Before income taxes
Expected ROI-24.7%Profit ÷ total project cost
Calculated MAO$212,607Required-ROI constraint
Data confidence59/100Low overall · comp support remains low
AIIP Investor Score26.4/100Calculated · Pass / High Caution
Rehab, ARV, total project cost, profit, ROI, and MAO are decision-support estimates or calculations. They are not an appraisal, contractor bid, loan quote, or instruction to purchase. Project carrying taxes use the configured 1.25% annual purchase-price assumption, not the seller's historical $1,855 tax bill. Special assessments remain unverified. Listing status is a dated snapshot, not live MLS confirmation.
Public comparable-sale screen
Three nearby sales.
Important differences.
All three comparables have two bathrooms; two are materially newer. Distance, concessions, finished condition, and adjustment support still require MLS verification.
02 · public closed-sale lead$400,000
10256 E Avenue R12 · Littlerock
Sold Mar. 13, 2026 · 3 bd / 2 ba · 1,252 SF · about 0.91 acre · built 1985
- Key difference
- Smaller home and lot; newer and has a second bathroom
03 · public closed-sale lead$480,000
10117 E Avenue S2 · Littlerock
Sold May 22, 2026 · 3 bd / 2 ba · 1,404 SF · about 0.92 acre · built 1996
- Key difference
- Newer, two baths, and marketed with a newer roof and septic system
Similarity-weighted indication$439,965
Low $387,169 · expected $439,965 · high $492,761. Screening range only.
Why the spread disappears
A modest ARV premium.
Too many costs before exit.
The expected ARV is only about $40,965 above the list price before renovation. The expected rehab alone is $96,482, and the complete model also includes acquisition, financing, holding, selling, and contingency costs.
Permit conflict
The 1956 public-record year and reported 2009 fire rebuild must be reconciled before financeability, insurance, or legal area can be trusted.
Converted space
The partially converted bonus room may affect appraisable area, safety, parking, and the cost to legalize or restore the layout.
One-bath exit
The public comp set consists of two-bath homes. A one-bath subject needs explicit market and condition adjustments, not a simple $/SF average.
Diligence before dollars
Six gates control the next decision.
Clearing these items may change rehab, ARV, financeability, insurability, project timing, and the correct acquisition ceiling.
- 01
Rebuild and permit history
Reconcile the 1956 public-record year with the listing statement that the original house burned down and was rebuilt in 2009. Pull permits, approved plans, final inspections, certificate of occupancy, and insurance records.
- 02
Converted area and legal layout
Measure the house and compare the existing layout with approved plans. Confirm the partially converted bonus room, laundry/garage-door configuration, egress, legal living area, parking, and appraisal treatment.
- 03
Structure and systems
Inspect structure, roof, electrical, plumbing, HVAC, fireplace, moisture, pests, outbuildings, and site work. Replace the planning rehab range with trade-specific written bids.
- 04
Water feature, septic, propane, and water
Confirm whether the site feature is a pond, waterfall, pool, or combination. Inspect safety, drainage, plumbing, electrical, septic, propane-tank ownership, and public-water service.
- 05
Insurance and hazards
Obtain property-specific coverage and replacement-cost quotes that address the reported fire/rebuild history, renovation vacancy, rural-residential profile, and current natural-hazard disclosures.
- 06
ARV and exit validation
Verify the three public sales in GAVAR/CRMLS, confirm concessions and condition, and add one-bath or explicitly condition-adjusted renovated sales before setting ARV or an offer ceiling.
Source record
Status, facts, and estimates stay separate.
The AAbacus link opens the established fixer-search page. The exact property-specific IDX destination is not verified and has not been guessed. Third-party public displays support only a dated listing and provisional comparable screen.
AAbacus ListingsSearch MLS #26007018General fixer search · exact detail link pending verification
Status checkActiveChecked Sep 30, 2026 · recheck due Oct 1, 2026
AIIP analysisPreliminary · 59/100 confidenceSeptember 30 source basis · tax assumption corrected October 7, 2026
Required upgradeMLS review + permits + inspections + bidsBefore offer or investor recommendation
Continue the review
Start with the current listing.
Then replace assumptions with evidence.
Availability and material facts can change. Confirm the live MLS record before sharing the property, scheduling a showing, or making an offer.