12055 Kagel Canyon Rd · Los Angeles, CA 91342

$339,950

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 112 Days on market

Built 1932 0.37 ac lot $348/sqft · 57% below area

---

Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• 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 MLS

Here's your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you're a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7-10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you'll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don't come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don't let this one pass you by!

Key facts

• 0.37 acre lot
• Built 1932
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (11.8% below list).
• Recommended offer: $300k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 184 active listings in the ZIP; 3 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).
• This rent runs 37% 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 $10k 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 112 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 7y 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 $270k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,978 (11.8% below list)

Questions for the listing agent

1. It's been on market 112 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 1932 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $785,042
• List price: $339,950
• Delta: -56.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12347 Spring Trl	0.36mi	3/2.0	1,114 (+14%)	2mo	$850,000	$763	54
11192 Osborne St	0.60mi	2/1.0 (-1)	1,064 (+9%)	3mo	$985,000	$926	49

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-56,382
• Equity at exit: $50,688

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-73,325
• Equity at exit: $29,393

Cash invested: $95,186 (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: 184
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $117

Break-even live

Break-even rent $2,852

Max offer price $339,950

Occupancy floor 91%

Sensitivity live

Price	-10% $309	-5% $213	+0% $117	+5% $21	+10% $-75
Rent	-10% $-120	-5% $-1	+0% $117	+5% $236	+10% $354
Rate	-1.0pp $288	-0.5pp $203	base $117	+0.5pp $29	+1.0pp $-61

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: $84,988
• Closing costs: $10,198
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11377 Osborne Pl Sylmar, CA	2.0	2.5	922	$3,195	$3.47	26d	1	0.78mi
11777 Foothill Blvd Sylmar, CA	1.0–2.0	1.0–2.0	788	$2,596	$3.29	45d	1	1.37mi
11886 Foothill Blvd Sylmar, CA	2.0	2.0	810	$2,485	$3.07	5d	3	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $339,950 Active 112 DOM
2. 2026-06-18
   days on market $339,950 Active 109 DOM
3. 2026-06-17
   days on market $339,950 Active 108 DOM
4. 2026-06-16
   days on market $339,950 Active 107 DOM
5. 2026-06-15
   days on market $339,950 Active 106 DOM
6. 2026-06-13
   days on market $339,950 Active 104 DOM
7. 2026-06-09
   days on market $339,950 Active 100 DOM
8. 2026-06-08
   days on market $339,950 Active 99 DOM
9. 2026-06-07
   days on market $339,950 Active 98 DOM
10. 2026-06-04
    days on market $339,950 Active 95 DOM
11. 2026-06-03
    days on market $339,950 Active 94 DOM
12. 2026-06-02
    days on market $339,950 Active 93 DOM
13. 2026-06-01
    days on market $339,950 Active 92 DOM
14. 2026-05-31
    days on market $339,950 Active 91 DOM
15. 2026-05-15
    price $339,950 987-char remark

    Show marketing remark (987 chars)

    Here's your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you're a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7-10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you'll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don't come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don't let this one pass you by!

16. 2026-03-01
    status Active 1023-char remark

    Show marketing remark (1023 chars)

    Here’s your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you’re a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7–10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you’ll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don’t come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don’t let this one pass you by!

17. 2026-01-05
    listed $314,950 Active 987-char remark

    Show marketing remark (1023 chars)

    Here’s your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you’re a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7–10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you’ll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don’t come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don’t let this one pass you by!

18. 2026-01-05
    listed $339,950 1023-char remark

    Show marketing remark (1023 chars)

    Here’s your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you’re a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7–10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you’ll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don’t come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don’t let this one pass you by!

19. 2026-01-05
    historical 1023-char remark

    Show marketing remark (1023 chars)

    Here’s your chance to create something extraordinary on a spacious 15,966 SF lot with the option to purchase the adjacent property (APN 2526008011) and expand to over an acre! Whether you’re a flipper, developer, or first-time buyer looking to build your private estate, the potential here is unmatched. From creating a luxurious compound with a guest house and mountain views to building 7–10 units, the choice is yours. The property at 12055 Kagel Cyn features a 978 SF, 3-bedroom, 1-bath, while the adjacent 12047 Kagel Cyn property adds a 336 SF studio with 1 bath on a 35,170 SF lot—together totaling 51,136 SF. Tucked in the heart of Kagel Canyon, you’ll be steps from the Hideaway Bar and Grill and a short drive to Shadow Hills and Lake View Terrace. Opportunities like this don’t come often. Sold separately or together, these properties are waiting for your vision. Sold AS IS—Buyer to verify all details with LA Building and Safety. Don’t let this one pass you by!

20. 2025-11-20
    price $339,950
21. 2025-11-20
    price $339,950
22. 2025-01-25
    price $349,950
23. 2025-01-25
    price $349,950
24. 2025-01-16
    price $368,950
25. 2024-04-25
    price $375,000
26. 2024-04-25
    status Active
27. 2024-04-25
    price $375,000
28. 2024-04-16
    status Pending Sale
29. 2024-04-08
    status Active
30. 2024-03-29
    historical Active Under Contract
31. 2024-01-15
    listed $399,999 Active
32. 2023-12-16
    status Active
33. 2023-11-16
    status Active
34. 2023-10-14
    status Active
35. 2023-08-26
    status Active
36. 2023-07-06
    status Active
37. 2023-06-27
    status Pending Sale
38. 2023-06-23
    status Active
39. 2023-06-22
    historical Active Under Contract
40. 2023-05-25
    price $379,950
41. 2023-05-24
    price $379,950
42. 2022-09-27
    listed $369,950 Active
43. 2022-09-17
    status Active
44. 2022-09-16
    status Active
45. 2022-06-23
    status Active
46. 2022-01-17
    price $369,950
47. 2022-01-12
    price $369,950
48. 2021-12-31
    price $370,000
49. 2021-12-22
    price $370,000
50. 2021-12-16
    listed $375,000 Active

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $3,941 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone D · 27% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,997
• − Mortgage interest: −$19,042
• − Property taxes: −$3,941
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$9,889
• Taxable loss: −$4,335
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $2,445/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

• 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

+240.0% since first listed

65 events — show timeline

• 2026-05-15 Price Changed $339,950 AVMLS
• 2026-03-01 Relisted — CRMLS
• 2026-01-05 Listing Removed — CRMLS
• 2026-01-05 Listed $339,950 CRMLS
• 2026-01-05 Listed $314,950 AVMLS
• 2025-11-20 Price Changed $339,950 AVMLS
• 2025-11-20 Price Changed $339,950 CRMLS
• 2025-01-25 Price Changed $349,950 AVMLS
• 2025-01-25 Price Changed $349,950 CRMLS
• 2025-01-16 Price Changed $368,950 CRMLS
• 2024-04-25 Price Changed $375,000 AVMLS
• 2024-04-25 Relisted — CRMLS
• 2024-04-25 Price Changed $375,000 CRMLS
• 2024-04-16 Pending — CRMLS
• 2024-04-08 Relisted — CRMLS
• 2024-03-29 Contingent — CRMLS
• 2024-01-15 Listed $399,999 CRMLS
• 2023-12-16 Relisted — CRMLS
• 2023-11-16 Relisted — CRMLS
• 2023-10-14 Relisted — CRMLS
• 2023-08-26 Relisted — CRMLS
• 2023-07-06 Relisted — CRMLS
• 2023-06-27 Pending — CRMLS
• 2023-06-23 Relisted — CRMLS
• 2023-06-22 Contingent — CRMLS
• 2023-05-25 Price Changed $379,950 CRMLS
• 2023-05-24 Price Changed $379,950 AVMLS
• 2022-09-27 Listed $369,950 CRMLS
• 2022-09-17 Relisted — CRMLS
• 2022-09-16 Relisted — CRMLS
• 2022-06-23 Relisted — CRMLS
• 2022-01-17 Price Changed $369,950 AVMLS
• 2022-01-12 Price Changed $369,950 CRMLS
• 2021-12-31 Price Changed $370,000 AVMLS
• 2021-12-22 Price Changed $370,000 CRMLS
• 2021-12-16 Listed $375,000 CRMLS
• 2021-11-23 Relisted — CRMLS
• 2021-11-20 Relisted — CRMLS
• 2021-09-02 Price Changed $375,000 AVMLS
• 2021-07-27 Price Changed $375,000 CRMLS
• 2021-07-16 Listed $785,000 CRMLS
• 2021-06-29 Coming Soon — CRMLS
• 2021-05-10 Sold (Public Records) $270,000 Public Records
• 2021-05-07 Sold (MLS) $270,000 AVMLS
• 2021-05-07 Sold (MLS) $270,000 CRMLS
• 2021-04-15 Pending — CRMLS
• 2021-04-02 Listed $275,000 AVMLS
• 2021-04-02 Listed $275,000 CRMLS
• 2020-08-30 Relisted — CRMLS
• 2020-08-01 Relisted — CRMLS
• 2020-07-04 Listed $200,000 CRMLS
• 2020-01-29 Listing Removed — SDMLS
• 2020-01-29 Listing Removed — CRMLS
• 2019-11-21 Relisted — CRMLS
• 2019-11-21 Price Changed $275,000 CRMLS
• 2019-10-08 Listing Removed — CRMLS
• 2019-09-25 Price Changed $250,000 CRMLS
• 2019-09-13 Price Changed $259,950 CRMLS
• 2019-08-05 Listed $275,000 SDMLS
• 2019-08-05 Listed $375,000 CRMLS
• 2019-04-09 Listing Removed — CRMLS
• 2019-03-11 Listed $265,000 CRMLS
• 2015-08-11 Sold (Public Records) $63,000 Public Records
• 2014-09-26 Sold (Public Records) $120,000 Public Records
• 2013-10-08 Sold (Public Records) $100,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,941 · +3.8% YoY. Source: county tax records.