13120 Bradley Ave #50 · Los Angeles, CA 91342

$179,950

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 26 Days on market

Built 2003 Est $225k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Xlnt Value! Well-maintained, spacious manufactured home built in 2003 in gated community! Master suite features walk-in closet and bathroom. The kitchen offers plenty of cabinet and counter space. Convenient in-unit laundry room; washer & dryer included. Two-car carport. Great location within the park, with a view of the pool and recreation area. Walk to Nethercutt Museum across the street, and nearby public transportation is available. Buyer must receive park approval prior to close.

Key facts

• 2 parking spots
• Community pool
• Built 2003

Property features AI

Finance

• Other: Road access via paved city streets; Directions: 405 or 5 Fwy exit Roxford, go East, right on Bradley; 210 Fwy exit Roxford, go West, left on Bradley
• HOA & community: Land lease: $1,083 per month; Park name: Sylmar Manor; Manager approval required; Breed restrictions for pets

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community
• Utilities: Public sewer; District/public water
• Home design: Mobile home (model PSP 2304-CT); Double body type; One story; Mobile home remains; Has a view; Located in a senior community; Suburban setting
• Construction: Composition/shingle roof
• Exterior features: In-ground gunite community pool; Close to clubhouse

Interior

• Bedrooms: See remarks
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath
• Interior features: Partially furnished; Formica counters; Gated community; Single-level living
• Laundry & utility: Washer included; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

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 $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 flat; 183 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $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 + 0.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask is 177% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.38%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $224,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15445 Cobalt St #220	0.36mi	2/2.0	1,152 (+9%)	1mo	$245,000	$213	68
13120 Bradley #24	0.07mi	2/2.0	950 (-10%)	16mo	$50,000	$53	67

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: 19.4%
• Equity multiple: 1.76×
• Total profit: $38,351
• Equity at exit: $26,831

10-year hold

• IRR: 25.7%
• Equity multiple: 2.96×
• Total profit: $98,663
• Equity at exit: $15,559

Cash invested: $50,386 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$944
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,192

Break-even live

Break-even rent $1,353

Max offer price $179,950

Occupancy floor 53%

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: $44,988
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13035 San Fernando Rd Unit 1 Sylmar, CA	3.0	1.0	1000	$2,445	$2.44	24d	1	0.38mi
13310 Glenoaks Blvd Sylmar, CA	3.0	2.0	800	$3,900	$4.88	24d	1	0.53mi
13408 Glenoaks Blvd Unit 13408 Sylmar, CA	3.0	2.0	1479	$3,395	$2.30	22d	1	0.58mi
13615 Fellows Ave Sylmar, CA	3.0–4.0	2.0–3.0	1094	$2,979	$2.72	20d	2	0.77mi
13637 Fellows Ave Unit 5 Sylmar, CA	3.0	2.0	1000	$2,979	$2.98	43d	1	0.78mi
15878 Larkspur St Sylmar, CA	1.0	1.0	755	$1,700	$2.25	20d	2	0.86mi
12455 San Fernando Rd Sylmar, CA	2.0	2.0	1100	$2,245	$2.04	43d	1	0.86mi
15232 Foothill Blvd #157 Sylmar, CA	3.0	3.0	1442	$3,795	$2.63	20d	1	0.99mi
12450 Ralston Ave #1 Sylmar, CA	2.0	2.0	980	$3,175	$3.24	5d	1	1.02mi
13811 Glenoaks Blvd Rancho Cascades, CA	1.0–2.0	1.0–2.0	783	$2,395	$3.06	15d	1	1.03mi
14456 Foothill Blvd Sylmar, CA	3.0	2.5	1233	$3,300	$2.68	43d	1	1.19mi
14254 Sayre St Sylmar, CA	2.0	1.5	720	$2,700	$3.75	18d	1	1.21mi
14231 Aztec St Sylmar, CA	3.0	2.0	1330	$3,900	$2.93	43d	1	1.32mi
14500 Olive View Dr Sylmar, CA	1.0	1.0	716	$1,970	$2.75	5d	5	1.34mi
13901 Olive View Ln #52 Sylmar, CA	3.0	2.5	1254	$3,200	$2.55	5d	1	1.36mi
13080 Dronfield Ave #40 Sylmar, CA	3.0	2.5	1223	$3,200	$2.62	24d	1	1.46mi
13990 Astoria St Sylmar, CA	2.0	2.0	882	$2,475	$2.81	2d	1	1.48mi
13050 Dronfield Ave Sylmar, CA	2.0–3.0	2.0	919	$2,295	$2.50	43d	3	1.49mi
2002 4th St San Fernando, CA	3.0	1.5	972	$3,900	$4.01	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $179,950 Active 26 DOM
2. 2026-06-17
   days on market $179,950 Active 25 DOM
3. 2026-06-16
   days on market $179,950 Active 24 DOM
4. 2026-06-15
   days on market $179,950 Active 23 DOM
5. 2026-06-13
   days on market $179,950 Active 21 DOM
6. 2026-06-09
   days on market $179,950 Active 17 DOM
7. 2026-06-08
   days on market $179,950 Active 16 DOM
8. 2026-06-07
   days on market $179,950 Active 15 DOM
9. 2026-06-04
   days on market $179,950 Active 12 DOM
10. 2026-06-03
    days on market $179,950 Active 11 DOM
11. 2026-06-02
    days on market $179,950 Active 10 DOM
12. 2026-06-01
    days on market $179,950 Active 9 DOM
13. 2026-05-31
    days on market $179,950 Active 8 DOM
14. 2026-05-22
    historical $179,950
15. 2011-08-24
    historical
16. 2011-04-25
    price $54,900
17. 2011-04-11
    listed $65,000 Active
18. 2011-04-09
    historical
19. 2011-03-08
    listed $65,000 Active
20. 2009-01-26
    historical
21. 2009-01-20
    listed $59,950
22. 2005-02-14
    historical
23. 2005-01-06
    listed
24. 2005-01-06
    listed $90,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$762/yr (+$64/mo · 126.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 22 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: $34,343
• − Mortgage interest: −$10,080
• − Property taxes: −$605
• − Insurance: −$900
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − Depreciation: −$5,235
• Taxable income: $12,028
• Est. tax owed @ 24.0%: −$2,887
• After-tax cash flow: $11,415/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.

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

+99.9% since first listed

11 events — show timeline

• 2026-05-22 Coming Soon $179,950 CRMLS
• 2011-08-24 Listing Removed — CRMLS
• 2011-04-25 Price Changed $54,900 CRMLS
• 2011-04-11 Listed $65,000 CRMLS
• 2011-04-09 Listing Removed — CRMLS
• 2011-03-08 Listed $65,000 CRMLS
• 2009-01-26 Listing Removed — CRMLS
• 2009-01-20 Listed $59,950 CRMLS
• 2005-02-14 Delisted — CRMLS
• 2005-01-06 Listed $90,000 CSMAR
• 2005-01-06 Listed — CRMLS

Property tax history

+1.6%/yr

Latest (2025): $605 · +1.6% YoY. Source: county tax records.