16079 Yarnell St Unit C27 · Los Angeles, CA 91342

$250,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 73 Days on market

Built 1973 Good condition $174/sqft · at area comps Est $255k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +8.4/15.0
• 1% rule +6.8/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Style meets flexibility in this spacious 1,440 sq ft double-wide located in Rancho Hermoso—one of Sylmar’s most sought-after communities, where pride of ownership and a welcoming neighborhood atmosphere set the tone for everyday living. A charming front porch creates the perfect spot for morning coffee or unwinding at the end of the day. Step inside and the open-concept layout immediately makes its presence known, with natural light pouring through multiple windows and laminate and tile flooring flowing throughout the living spaces for a clean, modern feel. The living room offers plenty of space to relax or gather, while the kitchen delivers both style and function with quartz countertops, grey cabinetry, abundant storage, custom lighting, and generous prep space. Its seamless connection to the dining and family areas makes entertaining easy—whether it’s a casual dinner night or a lively weekend get-together. Two comfortable bedrooms provide restful retreats, each with ceiling fans for added comfort. The primary suite offers extra space to recharge, complete with dual closets and a beautifully remodeled private bathroom. A second remodeled bath serves the rest of the home with equal style. One of the standout features is the versatile bonus room—perfect as a home office, creative studio, workout space, or even a potential third bedroom depending on your needs. A conveniently located laundry room with ample storage keeps daily life running smoothly. Practical upgrades add peace of mind, including a newer HVAC system for year-round comfort, updated copper plumbing, newer insulation and ceilings, a newer water heater, and two outdoor storage sheds. Parking for two vehicles adds everyday convenience. Life here extends beyond the front door. Residents of Rancho Hermoso enjoy access to a sparkling community pool and recreation center—ideal for sunny afternoons, neighborhood gatherings, and relaxing weekends close to home. Space to spread out, room to adapt, and a community that makes it easy to enjoy the lifestyle Sylmar is known for.

Key facts

• Grey cabinetry
• Quartz countertops
• Charming front porch

Tags

• CHARMING FRONT PORCH
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• GREY CABINETRY
• VERSATILE BONUS ROOM
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.1% in Los Angeles — 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 (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, crime F, cost of living 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.
• Zoned schools: Herrick Avenue Elementary (381 students, 88% FRL); Olive Vista Middle (946 students, 91% FRL); San Fernando Senior High (math 20% / reading 51%, grade F, #609 of 1,170 statewide, top 52%, 1,745 students, 94% FRL) — zoned schools average 91% FRL vs 67% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 183 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 36% of the median local income ($98k/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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $255,000
• List price: $250,000
• Delta: -1.96%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16079 Yarnell Unit D15	0.03mi	2/2.0	1,344 (-7%)	18mo	$218,000	$162	72

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-11,161
• Equity at exit: $37,276

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $6,128
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 91342

• Rents YoY: 0.0%
• Active inventory: 183
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,939 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $595

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $767	-5% $681	+0% $595	+5% $508	+10% $422
Rent	-10% $362	-5% $478	+0% $595	+5% $711	+10% $827
Rate	-1.0pp $720	-0.5pp $658	base $595	+0.5pp $530	+1.0pp $464

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16601 Foothill Blvd Rancho Cascades, CA	1.0–2.0	1.0–2.0	824	$2,325	$2.82	0d	13	0.63mi
13811 Glenoaks Blvd Rancho Cascades, CA	1.0–2.0	1.0–2.0	783	$2,395	$3.06	17d	1	0.69mi
16736 Nicklaus Dr #39 Rancho Cascades, CA	2.0	2.0	1061	$3,650	$3.44	45d	1	0.81mi
15232 Foothill Blvd #157 Sylmar, CA	3.0	3.0	1442	$3,795	$2.63	22d	1	0.87mi
13035 San Fernando Rd Unit 1 Sylmar, CA	3.0	1.0	1000	$2,445	$2.44	26d	1	1.08mi
15106 Roxford St Sylmar, CA	3.0	2.0	1000	$2,875	$2.88	0d	1	1.08mi
13637 Fellows Ave Unit 5 Sylmar, CA	3.0	2.0	1000	$2,979	$2.98	45d	1	1.08mi
13637 Fellows Ave Unit 5 Sylmar, CA	3.0	2.0	1000	$2,979	$2.98	1d	1	1.08mi
13615 Fellows Ave Sylmar, CA	3.0–4.0	2.0–3.0	1094	$2,979	$2.72	22d	2	1.09mi
15082 Roxford St Sylmar, CA	1.0	1.0	1860	$1,800	$0.97	9d	1	1.12mi
13408 Glenoaks Blvd Unit 13408 Sylmar, CA	3.0	2.0	1479	$3,395	$2.30	23d	1	1.20mi

Listing history 23 events

1. 2026-06-21
   days on marketlisting id $250,000 Active 73 DOM
2. 2026-06-18
   listing id $250,000 Active 70 DOM
3. 2026-06-18
   days on market $250,000 Active 70 DOM
4. 2026-06-17
   days on market $250,000 Active 69 DOM
5. 2026-06-16
   days on market $250,000 Active 68 DOM
6. 2026-06-15
   listing id $250,000 Active 67 DOM
7. 2026-06-15
   days on marketlisting id $250,000 Active 67 DOM
8. 2026-06-13
   days on market $250,000 Active 65 DOM
9. 2026-06-09
   days on market $250,000 Active 61 DOM
10. 2026-06-08
    days on market $250,000 Active 60 DOM
11. 2026-06-08
    listing id $250,000 Active 59 DOM
12. 2026-06-07
    days on market $250,000 Active 59 DOM
13. 2026-06-04
    days on marketlisting id $250,000 Active 56 DOM
14. 2026-06-03
    days on market $250,000 Active 55 DOM
15. 2026-06-02
    days on market $250,000 Active 54 DOM
16. 2026-06-01
    days on marketlisting id $250,000 Active 53 DOM
17. 2026-06-01
    listing id $250,000 Active 52 DOM
18. 2026-05-31
    days on market $250,000 Active 52 DOM
19. 2026-04-09
    listed $250,000 Active 2100-char remark

    Show marketing remark (2100 chars)

    Style meets flexibility in this spacious 1,440 sq ft double-wide located in Rancho Hermoso—one of Sylmar’s most sought-after communities, where pride of ownership and a welcoming neighborhood atmosphere set the tone for everyday living. A charming front porch creates the perfect spot for morning coffee or unwinding at the end of the day. Step inside and the open-concept layout immediately makes its presence known, with natural light pouring through multiple windows and laminate and tile flooring flowing throughout the living spaces for a clean, modern feel. The living room offers plenty of space to relax or gather, while the kitchen delivers both style and function with quartz countertops, grey cabinetry, abundant storage, custom lighting, and generous prep space. Its seamless connection to the dining and family areas makes entertaining easy—whether it’s a casual dinner night or a lively weekend get-together. Two comfortable bedrooms provide restful retreats, each with ceiling fans for added comfort. The primary suite offers extra space to recharge, complete with dual closets and a beautifully remodeled private bathroom. A second remodeled bath serves the rest of the home with equal style. One of the standout features is the versatile bonus room—perfect as a home office, creative studio, workout space, or even a potential third bedroom depending on your needs. A conveniently located laundry room with ample storage keeps daily life running smoothly. Practical upgrades add peace of mind, including a newer HVAC system for year-round comfort, updated copper plumbing, newer insulation and ceilings, a newer water heater, and two outdoor storage sheds. Parking for two vehicles adds everyday convenience. Life here extends beyond the front door. Residents of Rancho Hermoso enjoy access to a sparkling community pool and recreation center—ideal for sunny afternoons, neighborhood gatherings, and relaxing weekends close to home. Space to spread out, room to adapt, and a community that makes it easy to enjoy the lifestyle Sylmar is known for.

20. 2026-04-09
    listed $250,000 Active 2100-char remark

    Show marketing remark (2100 chars)

    Style meets flexibility in this spacious 1,440 sq ft double-wide located in Rancho Hermoso—one of Sylmar’s most sought-after communities, where pride of ownership and a welcoming neighborhood atmosphere set the tone for everyday living. A charming front porch creates the perfect spot for morning coffee or unwinding at the end of the day. Step inside and the open-concept layout immediately makes its presence known, with natural light pouring through multiple windows and laminate and tile flooring flowing throughout the living spaces for a clean, modern feel. The living room offers plenty of space to relax or gather, while the kitchen delivers both style and function with quartz countertops, grey cabinetry, abundant storage, custom lighting, and generous prep space. Its seamless connection to the dining and family areas makes entertaining easy—whether it’s a casual dinner night or a lively weekend get-together. Two comfortable bedrooms provide restful retreats, each with ceiling fans for added comfort. The primary suite offers extra space to recharge, complete with dual closets and a beautifully remodeled private bathroom. A second remodeled bath serves the rest of the home with equal style. One of the standout features is the versatile bonus room—perfect as a home office, creative studio, workout space, or even a potential third bedroom depending on your needs. A conveniently located laundry room with ample storage keeps daily life running smoothly. Practical upgrades add peace of mind, including a newer HVAC system for year-round comfort, updated copper plumbing, newer insulation and ceilings, a newer water heater, and two outdoor storage sheds. Parking for two vehicles adds everyday convenience. Life here extends beyond the front door. Residents of Rancho Hermoso enjoy access to a sparkling community pool and recreation center—ideal for sunny afternoons, neighborhood gatherings, and relaxing weekends close to home. Space to spread out, room to adapt, and a community that makes it easy to enjoy the lifestyle Sylmar is known for.

21. 2021-11-03
    soldstatus $175,000 Closed Sale
22. 2021-09-20
    status Pending Sale
23. 2021-06-18
    listed $199,000 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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,274
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$7,273
• Taxable income: $3,353
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $6,329/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 well-maintained mobile home in Rancho Hermoso is move-in ready with good condition and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Updating the kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen
• Rental Installing new flooring in the bathrooms — New flooring can improve the rental experience and attract tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Updating the kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen ↑
• Rental Installing new flooring in the bathrooms — New flooring can improve the rental experience and attract 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: 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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 93,301
• Household income: $98,118
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 2559.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 23% White 12% Asian 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Italian 1%
• Foreign-born: 36% · Canada, South Korea, Dominican Republic
• Languages at home: 32% English-only · Spanish 59% Tagalog/Filipino 4% Other Indo-European 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: ▼ -921.77%
• Current HPI: 440.1462
• Rent YoY: ▬ 0.02%
• 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

+25.6% since first listed

5 events — show timeline

• 2026-04-09 Listed $250,000 CRMLS
• 2026-04-09 Listed $250,000 CRMLS
• 2021-11-03 Sold (MLS) $175,000 CRMLS
• 2021-09-20 Pending — CRMLS
• 2021-06-18 Listed $199,000 CRMLS

Property tax history

+6.0%/yr

Latest (2025): $402 · +6.0% YoY. Source: county tax records.