11401 Topanga Canyon Blvd #8 · Los Angeles, CA 91311

$199,000

3 bd · 2.0 ba · 1,150 sqft · Manufactured · 38 Days on market

Built 2004 $173/sqft · 10% below area Est $220k · 10% 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 +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

Key facts

• Move-in ready
• Newer roof
• Smart thermostat

Tags

• NEWER ROOF
• TANKLESS WATER HEATER
• SMART THERMOSTAT
• EASY ACCESS TO INTERSTATE 118
• MOVE-IN READY

Property features AI

Finance

• Other: Located in Chatsworth, CA (11401 Topanga Canyon Blvd #8); Directions: When entering the complex, stay to the right and the property will be on the right
• Financial info: Listing terms include Cash, FHA; property sold as-is; Land lease

Exterior

• Home design: Manufactured home (model 24-1924); Additions/alterations noted; Made by Hallmark-Southwest Corp
• Construction: Siding and vertical siding exterior; Built in 2004; Slab foundation
• Exterior features: Private pool; Private spa; Ground-level entry with steps; No view

Interior

• Kitchen: Microwave; Gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Cooling: Other
• Interior features: No fireplace; Living area approximately 1,150
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 rising (+3.4%/yr); 192 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($119k/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 $6k 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 + 3.4% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $126k; list at $199k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $220,116
• List price: $199,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11401 Topanga #84	0.09mi	3/2.0	1,200 (+4%)	5mo	$195,000	$163	85
11401 Topanga Canyon Blvd #120	0.00mi	3/2.0	1,200 (+4%)	10mo	$221,807	$185	84
11401 N Topanga #62	0.07mi	2/2.0 (-1)	1,300 (+13%)	18mo	$210,000	$162	55

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.91×
• Total profit: $50,935
• Equity at exit: $29,672

10-year hold

• IRR: 30.5%
• Equity multiple: 3.79×
• Total profit: $155,576
• Equity at exit: $17,206

Cash invested: $55,720 (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 91311

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,365 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $1,283

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 57%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22325 Heritage Pass Pl Chatsworth, CA	2.0	3.0	1427	$2,895	$2.03	44d	1	0.43mi
21224 Rinaldi St Chatsworth, CA	3.0	2.0	1389	$4,000	$2.88	3d	1	0.80mi
21420 Chatsworth St Chatsworth, CA	2.0	1.0	1040	$3,750	$3.61	8d	1	0.95mi
10533 Hillview Ave Chatsworth, CA	4.0	2.0	1439	$4,300	$2.99	44d	1	1.00mi
10537 Variel Ave Chatsworth, CA	2.0	2.0	900	$2,995	$3.33	2d	1	1.26mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	25d	1	1.46mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	22d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $199,000 Active 38 DOM
2. 2026-06-17
   days on market $199,000 Active 37 DOM
3. 2026-06-16
   days on market $199,000 Active 36 DOM
4. 2026-06-15
   days on market $199,000 Active 35 DOM
5. 2026-06-13
   days on market $199,000 Active 33 DOM
6. 2026-06-09
   days on market $199,000 Active 29 DOM
7. 2026-06-08
   days on market $199,000 Active 28 DOM
8. 2026-06-07
   days on market $199,000 Active 27 DOM
9. 2026-06-04
   days on market $199,000 Active 24 DOM
10. 2026-06-03
    days on market $199,000 Active 23 DOM
11. 2026-06-02
    days on market $199,000 Active 22 DOM
12. 2026-06-01
    days on market $199,000 Active 21 DOM
13. 2026-05-31
    days on market $199,000 Active 20 DOM
14. 2026-05-02
    listed $199,000 Active 846-char remark
15. 2019-08-26
    soldstatus $126,000 Closed Sale 719-char remark

    Show marketing remark (719 chars)

    Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

16. 2019-07-19
    historical Active Under Contract 719-char remark

    Show marketing remark (719 chars)

    Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

17. 2019-06-23
    status Active 719-char remark

    Show marketing remark (719 chars)

    Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

18. 2019-06-16
    historical Hold Do Not Show 719-char remark

    Show marketing remark (719 chars)

    Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

19. 2019-05-15
    listed $129,000 Active 719-char remark

    Show marketing remark (719 chars)

    Welcome home to this spacious, move in ready 3 bedroom, 2 bathroom mobile home nestled in the Chatsworth Hills. Updated with stainless steel appliances in the kitchen opening to the living room with newer laminate flooring makes for a great space for entertaining or just relaxing with your family. Two bedrooms in front with the common bathroom in the hallway nearby while the master is toward the back with its own master bathroom and large closet. Built in 2004, this home has a separate laundry room off of the kitchen with a door to the carport that also has a shed underneath. The community is well maintained with a parkette, community pool, and large clubhouse available. Nearby to shopping, freeways, and more!

20. 2012-08-06
    soldstatus $39,900 Closed

    Show marketing remark (276 chars)

    Must see to appreciate. Spacious 3 bedroom, 2 bath newer mobile home nestled in the Chatsworth Hills. Very clean. Neutral decor. Built in 2004, must see to believe. Open floor plan, built in shelves in living room. Spacious Master suite. Covered parking. Well maintained park.

21. 2012-07-12
    status Pending

    Show marketing remark (276 chars)

    Must see to appreciate. Spacious 3 bedroom, 2 bath newer mobile home nestled in the Chatsworth Hills. Very clean. Neutral decor. Built in 2004, must see to believe. Open floor plan, built in shelves in living room. Spacious Master suite. Covered parking. Well maintained park.

22. 2012-05-23
    listed $39,900 Active

    Show marketing remark (276 chars)

    Must see to appreciate. Spacious 3 bedroom, 2 bath newer mobile home nestled in the Chatsworth Hills. Very clean. Neutral decor. Built in 2004, must see to believe. Open floor plan, built in shelves in living room. Spacious Master suite. Covered parking. Well maintained park.

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,384
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − Depreciation: −$5,789
• Taxable income: $13,006
• Est. tax owed @ 24.0%: −$3,121
• After-tax cash flow: $12,279/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): 40,898
• Household income: $119,386
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1205.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 29% Asian 18% Two or more races 15% Black 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 29% · Canada, South Korea, Vietnam
• Languages at home: 58% English-only · Spanish 19% 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: ▼ -777.33%
• Current HPI: 348.8389
• Rent YoY: ▲ 3.41%
• 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

+398.7% since first listed

9 events — show timeline

• 2026-05-02 Listed $199,000 CSMAR
• 2019-08-26 Sold (MLS) $126,000 CRMLS
• 2019-07-19 Contingent — CRMLS
• 2019-06-23 Relisted — CRMLS
• 2019-06-16 Delisted — CRMLS
• 2019-05-15 Listed $129,000 CRMLS
• 2012-08-06 Sold (MLS) $39,900 CRMLS
• 2012-07-12 Pending — CRMLS
• 2012-05-23 Listed $39,900 CRMLS