24303 Woolsey Canyon Rd #45 · Los Angeles, CA 91304

$289,000

2 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 100 Days on market

Built 1979 Good condition $151/sqft · 73% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a incredible 2 bedroom and 2 bath and has been updated throughout. The Home has newly updated kitchen, newly updated bathrooms along with a newer roof, newer paint inside and out and so much more. The home comes with updated appliances. Incredible views from the spacious living room. The home also includes a fantastic outdoor living area. This charming manufactured home offers peaceful serenity overlooking the San Fernando Valley, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting and tranquil. This is the finest home in the community with amazing views and numerous updates. This home definitely a must see. https://www. wellcomemat.com/video/5cuk873bee1f1mh2b/CNGA/CA/91304/Woolsey-Canyon-45/SR26044899/ (to view video please copy and paste into browser)

Key facts

• Updated appliances
• Outdoor living area
• Newer roof

Tags

• NEWLY UPDATED KITCHEN
• NEWLY UPDATED BATHROOMS
• NEWER ROOF
• NEWER PAINT
• UPDATED APPLIANCES
• OUTDOOR LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $289k).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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-, 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: Rents falling (-3.2%/yr); 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $4,755/mo this rent would consume 63% of the median local household income ($90k/yr) (locally 2821% 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 $2k of loan paydown is wiped out by about $9k 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 + 0.0% rent growth), your $81k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.65% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 5.1

CMA / ARV

• ARV (median comp): $167,400
• List price: $289,000
• Delta: 72.64%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24303 Woolsey Canyon Rd #137	0.00mi	2/2.0	1,968 (+2%)	15mo	$190,000	$97	83
24303 Woolsey Canyon Cyn #39	0.00mi	2/2.0	1,848 (-4%)	16mo	$230,000	$124	80
24303 Woolsey Canyon Rd #64	0.00mi	3/2.0 (+1)	2,064 (+8%)	8mo	$175,000	$85	76
24303 Woolsey Cyn #133	0.00mi	2/2.0	1,782 (-7%)	21mo	$185,000	$104	70
24303 Woolsey Canyon Cyn #67	0.00mi	2/2.0	1,744 (-9%)	21mo	$147,000	$84	67
24425 Woolsey Canyon Rd #55	0.28mi	3/2.0 (+1)	1,680 (-12%)	16mo	$149,000	$89	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.87×
• Total profit: $70,611
• Equity at exit: $43,091

10-year hold

• IRR: 28.3%
• Equity multiple: 3.18×
• Total profit: $176,476
• Equity at exit: $24,987

Cash invested: $80,920 (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 91304

• Rents YoY: -3.2%
• Active inventory: 121
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $4,755 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $2,065

Break-even live

Break-even rent $2,142

Max offer price $289,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,228	-5% $2,146	+0% $2,065	+5% $1,983	+10% $1,901
Rent	-10% $1,689	-5% $1,877	+0% $2,065	+5% $2,252	+10% $2,440
Rate	-1.0pp $2,210	-0.5pp $2,138	base $2,065	+0.5pp $1,990	+1.0pp $1,913

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Box Canyon Rd Canoga Park, CA	3.0	2.0	1500	$7,000	$4.67	2d	1	0.40mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	20d	1	0.75mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.08mi

Listing history 9 events

1. 2026-06-09
   days on market $289,000 Active 100 DOM
2. 2026-06-08
   days on market $289,000 Active 99 DOM
3. 2026-06-07
   days on market $289,000 Active 98 DOM
4. 2026-06-04
   days on market $289,000 Active 95 DOM
5. 2026-06-03
   days on market $289,000 Active 94 DOM
6. 2026-06-02
   days on market $289,000 Active 93 DOM
7. 2026-06-01
   days on market $289,000 Active 92 DOM
8. 2026-05-31
   days on market $289,000 Active 91 DOM
9. 2026-03-01
   listed $289,000 Active 853-char remark

   Show marketing remark (853 chars)

   This home is a incredible 2 bedroom and 2 bath and has been updated throughout. The Home has newly updated kitchen, newly updated bathrooms along with a newer roof, newer paint inside and out and so much more. The home comes with updated appliances. Incredible views from the spacious living room. The home also includes a fantastic outdoor living area. This charming manufactured home offers peaceful serenity overlooking the San Fernando Valley, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting and tranquil. This is the finest home in the community with amazing views and numerous updates. This home definitely a must see. https://www. wellcomemat.com/video/5cuk873bee1f1mh2b/CNGA/CA/91304/Woolsey-Canyon-45/SR26044899/ (to view video please copy and paste into browser)

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,521/yr (+$127/mo · 225.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,065
• − Mortgage interest: −$16,188
• − Property taxes: −$675
• − Insurance: −$1,445
• − Repairs & maintenance: −$4,565
• − Management: −$4,565
• − Depreciation: −$8,407
• Taxable income: $21,219
• Est. tax owed @ 24.0%: −$5,093
• After-tax cash flow: $19,682/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 80/100 Cosmetic rehab

This well-maintained manufactured home offers updated interiors, a spacious living area, and a fantastic outdoor living space with incredible views. The home is move-in ready and presents as a great investment opportunity.

Value-add opportunities

• Both landscaping and outdoor furniture — enhances curb appeal and outdoor living space
• Both smart home integration — increases home's value and convenience
• Both smart thermostat — improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and outdoor furniture — enhances curb appeal and outdoor living space ↑
• Both smart home integration — increases home's value and convenience ↑
• Both smart thermostat — improves energy efficiency and comfort ↑

ⓘ 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

• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,474
• Household income: $90,007
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 2821.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 42% White 32% Asian 17% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Scotch-Irish 2% Romanian 2% Slovak 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 34% Other Indo-European 8% Tagalog/Filipino 4%

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: ▼ -805.65%
• Current HPI: 351.4216
• Rent YoY: ▼ -3.21%
• 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

1 event — show timeline

• 2026-03-01 Listed $289,000 CRMLS

Property tax history

+13.4%/yr

Latest (2025): $675 · +13.4% YoY. Source: county tax records.