24303 Woolsey Canyon Rd #39 · Los Angeles, CA 91304

$239,000

2 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 122 Days on market

Built 1979 Good condition 38 ac lot $129/sqft · 49% above area Est $160k · 49% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 24303 Woolsey Canyon #39 with Views, Views, Views a must see . This is a luxurious 2-bedroom, 2-bathroom manufactured home that redefines modern living in this West Hills community. This impeccably designed home boasts an open-concept layout with all high-end finishes, a gourmet kitchen completely updated with Granite counters, and all high-end SS appliances, Primary Bath has Quartz counters, Updated Tile stand-alone shower with large tub and upgraded toilet. Secondary bath has spa-like features with tile stand alone shower, Quartz counters and a large linen closet Large dual pane windows flood the space with natural light, showcasing breathtaking canyon views to be enjoyed with wrap around patio. Situated in an exclusive, serene community, this home offers privacy and tranquility, complemented by convenient access to local amenities. Discover a lifestyle unmatched in the area—this home is truly one of a kind

Key facts

• Large tub
• Quartz counters
• Large linen closet

Tags

• GOURMET KITCHEN
• GRANITE COUNTERS
• QUARTZ COUNTERS
• LARGE TUB
• LARGE LINEN CLOSET
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 falling (-3.2%/yr); 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $7k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $157k; list at $239k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 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: 1.99% ✓
• Cap rate: 17.98%
• Cash-on-cash: 41.73%
• DSCR: 2.86
• GRM: 4.2

CMA / ARV

• ARV (median comp): $159,947
• List price: $239,000
• Delta: 49.42%
• Verdict: OVERPRICED
• Comps: 20 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 Cyn #39	0.00mi	2/2.0	1,848 (0%)	16mo	$230,000	$124	87
24303 Woolsey Canyon Rd #137	0.00mi	2/2.0	1,968 (+6%)	15mo	$190,000	$97	77
24303 Woolsey Cyn #133	0.00mi	2/2.0	1,782 (-4%)	21mo	$185,000	$104	76
24303 Woolsey Canyon Cyn #67	0.00mi	2/2.0	1,744 (-6%)	21mo	$147,000	$84	73
24303 Woolsey Canyon Rd #64	0.00mi	3/2.0 (+1)	2,064 (+12%)	8mo	$175,000	$85	69
24425 Woolsey Canyon Rd #55	0.28mi	3/2.0 (+1)	1,680 (-9%)	16mo	$149,000	$89	53

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: 35.1%
• Equity multiple: 2.43×
• Total profit: $95,491
• Equity at exit: $35,636

10-year hold

• IRR: 40.4%
• Equity multiple: 4.29×
• Total profit: $219,888
• Equity at exit: $20,664

Cash invested: $66,920 (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: 122
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,755 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $2,327

Break-even live

Break-even rent $1,810

Max offer price $239,000

Occupancy floor 46%

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: $59,750
• Closing costs: $7,170
• 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	1d	1	0.40mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	18d	1	0.75mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	43d	1	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $239,000 Active 122 DOM
2. 2026-06-17
   days on market $239,000 Active 121 DOM
3. 2026-06-16
   days on market $239,000 Active 120 DOM
4. 2026-06-15
   days on market $239,000 Active 119 DOM
5. 2026-06-13
   days on market $239,000 Active 117 DOM
6. 2026-06-09
   days on market $239,000 Active 113 DOM
7. 2026-06-08
   days on market $239,000 Active 112 DOM
8. 2026-06-07
   days on market $239,000 Active 111 DOM
9. 2026-06-04
   days on market $239,000 Active 108 DOM
10. 2026-06-03
    days on market $239,000 Active 107 DOM
11. 2026-06-02
    days on market $239,000 Active 106 DOM
12. 2026-06-01
    days on market $239,000 Active 105 DOM
13. 2026-05-31
    days on market $239,000 Active 104 DOM
14. 2026-05-04
    price $239,000 941-char remark

    Show marketing remark (941 chars)

    Welcome to 24303 Woolsey Canyon #39 with Views, Views, Views a must see . This is a luxurious 2-bedroom, 2-bathroom manufactured home that redefines modern living in this West Hills community. This impeccably designed home boasts an open-concept layout with all high-end finishes, a gourmet kitchen completely updated with Granite counters, and all high-end SS appliances, Primary Bath has Quartz counters, Updated Tile stand-alone shower with large tub and upgraded toilet. Secondary bath has spa-like features with tile stand alone shower, Quartz counters and a large linen closet Large dual pane windows flood the space with natural light, showcasing breathtaking canyon views to be enjoyed with wrap around patio. Situated in an exclusive, serene community, this home offers privacy and tranquility, complemented by convenient access to local amenities. Discover a lifestyle unmatched in the area—this home is truly one of a kind

15. 2026-02-14
    listed $259,000 Active 941-char remark

    Show marketing remark (941 chars)

    Welcome to 24303 Woolsey Canyon #39 with Views, Views, Views a must see . This is a luxurious 2-bedroom, 2-bathroom manufactured home that redefines modern living in this West Hills community. This impeccably designed home boasts an open-concept layout with all high-end finishes, a gourmet kitchen completely updated with Granite counters, and all high-end SS appliances, Primary Bath has Quartz counters, Updated Tile stand-alone shower with large tub and upgraded toilet. Secondary bath has spa-like features with tile stand alone shower, Quartz counters and a large linen closet Large dual pane windows flood the space with natural light, showcasing breathtaking canyon views to be enjoyed with wrap around patio. Situated in an exclusive, serene community, this home offers privacy and tranquility, complemented by convenient access to local amenities. Discover a lifestyle unmatched in the area—this home is truly one of a kind

16. 2019-11-25
    soldstatus $157,000 Closed Sale 1493-char remark

    Show marketing remark (1493 chars)

    VIEWS! VIEWS!! REMODELED!!!. Welcome to luxury living in West Hills CA. This incredible home offers a blend of voguish sophistication and chic coziness that can be found nowhere else on the market. Nestled behind the gates of the popular Mountain View Village community, this spacious 2 bedroom 2 bathroom property spans roughly 1848 sq. ft. With a dash of modern living and a touch of refined elegance, this light and bright beauty is truly a masterpiece. Its contemporary contours are enhanced by a warm, open floor plan that offers an optional 3rd bedroom/office space. Every inch of this warm, stylish property has been redesigned with the highest quality custom upgrades. Its interior features include: vaulted beamed ceiling, remodeled kitchen w/ stainless steel appliances, quartz counter-tops, custom cabinets, mother of pearl tile back-splash, remodeled bathrooms, custom built-ins, custom designer light fixtures, high-end designer wood-like flooring, large master suite w/ luxurious bath, dual pane windows/doors and so much more. Step outside to its private full length covered patio deck and enjoy its breathtaking city and mountain views that make you feel like your on top of the world. With complete privacy, this incredible home makes feel like your on vacation all year long. Its resort-like community offers a community pool, spa, billiard room, rec room, workout facility, park, and BBQ area. This home is the ultimate getaway retreat that is a true toast to modern living!

17. 2019-10-30
    historical Active Under Contract 1493-char remark

    Show marketing remark (1493 chars)

    VIEWS! VIEWS!! REMODELED!!!. Welcome to luxury living in West Hills CA. This incredible home offers a blend of voguish sophistication and chic coziness that can be found nowhere else on the market. Nestled behind the gates of the popular Mountain View Village community, this spacious 2 bedroom 2 bathroom property spans roughly 1848 sq. ft. With a dash of modern living and a touch of refined elegance, this light and bright beauty is truly a masterpiece. Its contemporary contours are enhanced by a warm, open floor plan that offers an optional 3rd bedroom/office space. Every inch of this warm, stylish property has been redesigned with the highest quality custom upgrades. Its interior features include: vaulted beamed ceiling, remodeled kitchen w/ stainless steel appliances, quartz counter-tops, custom cabinets, mother of pearl tile back-splash, remodeled bathrooms, custom built-ins, custom designer light fixtures, high-end designer wood-like flooring, large master suite w/ luxurious bath, dual pane windows/doors and so much more. Step outside to its private full length covered patio deck and enjoy its breathtaking city and mountain views that make you feel like your on top of the world. With complete privacy, this incredible home makes feel like your on vacation all year long. Its resort-like community offers a community pool, spa, billiard room, rec room, workout facility, park, and BBQ area. This home is the ultimate getaway retreat that is a true toast to modern living!

18. 2019-07-26
    listed $164,000 Active 1493-char remark

    Show marketing remark (1493 chars)

    VIEWS! VIEWS!! REMODELED!!!. Welcome to luxury living in West Hills CA. This incredible home offers a blend of voguish sophistication and chic coziness that can be found nowhere else on the market. Nestled behind the gates of the popular Mountain View Village community, this spacious 2 bedroom 2 bathroom property spans roughly 1848 sq. ft. With a dash of modern living and a touch of refined elegance, this light and bright beauty is truly a masterpiece. Its contemporary contours are enhanced by a warm, open floor plan that offers an optional 3rd bedroom/office space. Every inch of this warm, stylish property has been redesigned with the highest quality custom upgrades. Its interior features include: vaulted beamed ceiling, remodeled kitchen w/ stainless steel appliances, quartz counter-tops, custom cabinets, mother of pearl tile back-splash, remodeled bathrooms, custom built-ins, custom designer light fixtures, high-end designer wood-like flooring, large master suite w/ luxurious bath, dual pane windows/doors and so much more. Step outside to its private full length covered patio deck and enjoy its breathtaking city and mountain views that make you feel like your on top of the world. With complete privacy, this incredible home makes feel like your on vacation all year long. Its resort-like community offers a community pool, spa, billiard room, rec room, workout facility, park, and BBQ area. This home is the ultimate getaway retreat that is a true toast to modern living!

19. 2011-09-18
    historical
20. 2011-06-22
    listed $125,000 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: $920 · $77/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$896/yr (+$75/mo · 97.4%)

ⓘ 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: −$13,388
• − Property taxes: −$920
• − Insurance: −$1,195
• − Repairs & maintenance: −$4,565
• − Management: −$4,565
• − Depreciation: −$6,953
• Taxable income: $25,479
• Est. tax owed @ 24.0%: −$6,115
• After-tax cash flow: $21,811/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, updated manufactured home in West Hills offers a luxurious living experience with stunning views and a spacious floor plan.

Value-add opportunities

• Both landscaping and patio furniture — enhances curb appeal and outdoor living space
• Both smart home integration — improves convenience and energy efficiency
• Both smart thermostat — enhances comfort and energy savings

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and patio furniture — enhances curb appeal and outdoor living space ↑
• Both smart home integration — improves convenience and energy efficiency ↑
• Both smart thermostat — enhances comfort and energy savings ↑

ⓘ 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

+91.2% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $239,000 CSMAR
• 2026-02-14 Listed $259,000 CSMAR
• 2019-11-25 Sold (MLS) $157,000 CRMLS
• 2019-10-30 Contingent — CRMLS
• 2019-07-26 Listed $164,000 CRMLS
• 2011-09-18 Listing Removed — CRMLS
• 2011-06-22 Listed $125,000 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $920 · +3.8% YoY. Source: county tax records.