7650 Balboa Blvd #129 · Los Angeles, CA 91406

$119,900

2 bd · 1.0 ba · 506 sqft · Manufactured · 69 Days on market

Built 2018 Good condition ↓ 4% since listing

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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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful home, constructed in 2018, is perfectly located in the heart of Van Nuys. It boasts around 506 square feet of living space, with two bedrooms and one bathroom. The kitchen features stylish recessed lighting, and laminate flooring flows seamlessly throughout the entire home. Additional conveniences include hookups for a stackable washer and dryer, as well as central air conditioning and heating, which is equipped with wiring for ceiling fans. This property is a must-see and is unlikely to remain on the market for long!

Key facts

• Laminate flooring
• Recessed lighting
• Built 2018

Tags

• RECESSED LIGHTING
• LAMINATE FLOORING
• CENTRAL AIR CONDITIONING
• HOOKUPS FOR WASHER AND DRYER
• WIRING FOR CEILING FANS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 soft (-1.0%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($78k/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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.01%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.73×
• Total profit: $24,529
• Equity at exit: $17,877

10-year hold

• IRR: 24.9%
• Equity multiple: 2.87×
• Total profit: $62,637
• Equity at exit: $10,367

Cash invested: $33,572 (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 91406

• Rents YoY: -1.0%
• Active inventory: 100
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $784

Break-even live

Break-even rent $1,049

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17134 Saticoy St Lake Balboa, CA	1.0	1.0	526	$1,795	$3.41	5d	1	0.46mi
7225 Forbes Ave Van Nuys, CA	1.0	1.0	450	$1,959	$4.35	44d	1	0.55mi
7225 Forbes Ave Van Nuys, CA	1.0	1.0	450	$1,950	$4.33	21d	1	0.55mi
16812 Sherman Way Van Nuys, CA	1.0	1.0	700	$1,975	$2.82	2d	2	0.63mi
16750 Sherman Way Van Nuys, CA	1.0	1.0	725	$2,000	$2.76	44d	1	0.64mi
7605 Louise Ave Apt 404 Northridge, CA	1.0	1.0	576	$1,995	$3.46	25d	1	0.65mi
17451 Keswick St Northridge, CA	1.0	1.0	415	$2,250	$5.42	44d	1	0.84mi
17171 Roscoe Blvd Northridge, CA	2.0	1.0–2.0	730	$2,889	$3.96	2d	13	0.96mi
7310 Woodley Ave Van Nuys, CA	1.0	1.0	475	$2,000	$4.21	44d	1	1.01mi
7302 Woodley Ave Van Nuys, CA	1.0	1.0	475	$2,000	$4.21	25d	1	1.02mi
6851 De Celis Pl Lake Balboa, CA	1.0	1.0	450	$2,100	$4.67	14d	1	1.04mi
17442 Sherman Way Van Nuys, CA	1.0–2.0	1.0–2.0	850	$2,513	$2.95	3d	2	1.05mi
7121 Woodley Ave Van Nuys, CA	1.0–3.0	1.0–2.0	1010	$2,884	$2.85	3d	7	1.10mi
16547 Vanowen St Van Nuys, CA	1.0	1.0	585	$2,015	$3.44	2d	1	1.12mi
16525 Vanowen St Van Nuys, CA	1.0	1.0	600	$1,750	$2.92	44d	1	1.12mi
16505 Vanowen St Van Nuys, CA	1.0	1.0	479	$1,905	$3.97	5d	5	1.15mi
16550 Vanowen St Van Nuys, CA	1.0	1.0	652	$2,550	$3.91	17d	4	1.17mi
16915 Napa St Northridge, CA	1.0–2.0	1.0–2.0	685	$2,695	$3.93	3d	4	1.19mi
7006 Encino Ave Lake Balboa, CA	1.0	1.0	365	$1,750	$4.79	44d	1	1.21mi
8025 White Oak Ave Reseda, CA	1.0	1.0	400	$1,695	$4.24	44d	1	1.22mi
8413 Woodley Ave Unit 2 North Hills, CA	1.0	1.0	350	$1,700	$4.86	44d	1	1.22mi
6805 Louise Ave Van Nuys, CA	1.0	1.0	739	$1,987	$2.69	8d	1	1.26mi
17748 Valerio St Reseda, CA	1.0	1.0	396	$2,300	$5.81	44d	1	1.28mi
15908 Sherman Way Unit 15908-5 Van Nuys, CA	1.0	1.0	650	$1,650	$2.54	44d	1	1.28mi
15904 Sherman Way Unit 15904-3 Van Nuys, CA	1.0	1.0	650	$1,695	$2.61	44d	1	1.29mi
16215 Vanowen St Unit 16215-11 Van Nuys, CA	1.0	1.0	750	$1,795	$2.39	25d	1	1.30mi
17828 Saticoy St Unit 17828 04 Reseda, CA	1.0	1.0	650	$1,695	$2.61	19d	1	1.31mi
6650 Hayvenhurst Ave Van Nuys, CA	1.0	1.0	600	$1,650	$2.75	8d	1	1.33mi
15716 Saticoy St Van Nuys, CA	1.0	1.0	578	$2,195	$3.80	1d	4	1.36mi
17852 Saticoy St Unit 1/2 Reseda, CA	1.0	1.0	550	$2,295	$4.17	44d	1	1.37mi
7509 Haskell Ave Van Nuys, CA	1.0	1.0	672	$1,775	$2.64	17d	1	1.37mi
6754 Valjean Ave Van Nuys, CA	2.0	0.5–2.0	537	$2,400	$4.47	3d	71	1.38mi
7353 Jamieson Ave Unit 1 Reseda, CA	1.0	1.0	350	$2,100	$6.00	44d	1	1.38mi
17801 Sherman Way Apt 210 Reseda, CA	1.0	1.0	650	$1,750	$2.69	44d	1	1.39mi
7407 Haskell Ave Unit 8 Van Nuys, CA	2.0	1.0	750	$1,995	$2.66	25d	1	1.40mi
7407 Haskell Ave Van Nuys, CA	2.0	1.0	750	$1,995	$2.66	17d	1	1.40mi
7103 Yarmouth Ave Reseda, CA	1.0	1.0	590	$2,390	$4.05	25d	1	1.40mi
7444 Haskell Ave Van Nuys, CA	1.0	1.0	650	$1,825	$2.81	25d	1	1.43mi
8614 Woodley Ave North Hills, CA	1.0	1.0	570	$1,749	$3.07	25d	1	1.46mi
7326 Haskell Ave Unit 01 Van Nuys, CA	1.0	1.0	590	$1,695	$2.87	25d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 69 DOM
2. 2026-06-17
   days on market $119,900 Active 68 DOM
3. 2026-06-16
   days on market $119,900 Active 67 DOM
4. 2026-06-15
   days on market $119,900 Active 66 DOM
5. 2026-06-13
   days on market $119,900 Active 64 DOM
6. 2026-06-09
   days on market $119,900 Active 60 DOM
7. 2026-06-08
   days on market $119,900 Active 59 DOM
8. 2026-06-07
   pricedays on market $119,900 Active 58 DOM
9. 2026-06-04
   days on market $124,900 Active 55 DOM
10. 2026-06-03
    days on market $124,900 Active 54 DOM
11. 2026-06-02
    days on market $124,900 Active 53 DOM
12. 2026-06-01
    days on market $124,900 Active 52 DOM
13. 2026-05-31
    days on market $124,900 Active 51 DOM
14. 2026-05-07
    price $124,900 539-char remark

    Show marketing remark (539 chars)

    This delightful home, constructed in 2018, is perfectly located in the heart of Van Nuys. It boasts around 506 square feet of living space, with two bedrooms and one bathroom. The kitchen features stylish recessed lighting, and laminate flooring flows seamlessly throughout the entire home. Additional conveniences include hookups for a stackable washer and dryer, as well as central air conditioning and heating, which is equipped with wiring for ceiling fans. This property is a must-see and is unlikely to remain on the market for long!

15. 2026-04-10
    listed $129,900 Active 539-char remark

    Show marketing remark (539 chars)

    This delightful home, constructed in 2018, is perfectly located in the heart of Van Nuys. It boasts around 506 square feet of living space, with two bedrooms and one bathroom. The kitchen features stylish recessed lighting, and laminate flooring flows seamlessly throughout the entire home. Additional conveniences include hookups for a stackable washer and dryer, as well as central air conditioning and heating, which is equipped with wiring for ceiling fans. This property is a must-see and is unlikely to remain on the market for long!

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,489
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$3,488
• Taxable income: $7,969
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $7,491/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 2018 manufactured home in Van Nuys is in good condition with a fresh paint job and energy-efficient appliances. It offers a good balance of curb appeal and functionality, making it a solid investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace single-pane windows with energy-efficient double-pane windows — Improves energy efficiency and reduces utility costs
• Both Install smart home automation system — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace single-pane windows with energy-efficient double-pane windows — Improves energy efficiency and reduces utility costs ↑
• Both Install smart home automation system — Enhances convenience and adds modern appeal ↑

ⓘ 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

• 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): 51,953
• Household income: $78,429
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 3689.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% White 26% Two or more races 19% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 40% · Canada, South Korea, China
• Languages at home: 36% English-only · Spanish 50% Other Indo-European 5% Tagalog/Filipino 2%

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: ▼ -900.10%
• Current HPI: 457.2177
• Rent YoY: ▼ -1.00%
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $124,900 CRMLS
• 2026-04-10 Listed $129,900 CRMLS