13691 Gavina Ave #615 · Los Angeles, CA 91342

$260,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 32 Days on market

Built 1988 Est $316k · 18% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

Key facts

• Breakfast nook
• Kitchen island
• Grand entry way

Tags

• GRAND ENTRY WAY
• HIGH VAULTED CEILINGS
• FIREPLACE
• SPACIOUS SIDE PATIO
• KITCHEN ISLAND
• BREAKFAST NOOK

Property features AI

Finance

• Other: Located in Santiago Estates park; Living area from public records; Year built from public records
• Financial info: Monthly land lease payment (seller reported)
• HOA & community: Park community; Mountainous setting; Manager approval required; Pets allowed; Rent (land lease) includes pool

Exterior

• Parking: Attached garage with front entry; 2 garage/parking spaces
• Utilities: Public sewer; District/public water
• Home design: Patio-style home; Single-story; Front entry; Has a view; Mobile home remains on site
• Construction: Shingle roof; Pillar/post/pier foundation
• Exterior features: Open patio; Community pool; Vinyl fencing

Interior

• Kitchen: Kitchen island
• Bedrooms: Primary bedroom (main level)
• Flooring: Laminated floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: French doors; Formal entry; Walk-in closet; Community spa
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,859/mo this rent would consume 47% of the median local household income ($98k/yr) (locally 2559% 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 $8k 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 $73k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $260k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.48% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $315,840
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina #609	0.00mi	3/2.0	1,624 (-3%)	1mo	$170,000	$105	94
13691 Gavina Ave #576	0.00mi	3/2.0	1,624 (-3%)	11mo	$260,000	$160	85
13691 Gavina #566	0.00mi	3/2.0	1,624 (-3%)	20mo	$305,000	$188	77
13691 Gavina Ave #418	0.00mi	3/2.0	1,540 (-8%)	15mo	$316,000	$205	74
13691 Gavina Ave #359	0.00mi	3/2.0	1,512 (-10%)	17mo	$320,000	$212	70
13691 Gavina #477	0.00mi	3/2.0	1,495 (-11%)	22mo	$235,000	$157	64

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: 15.6%
• Equity multiple: 1.60×
• Total profit: $43,956
• Equity at exit: $38,767

10-year hold

• IRR: 22.1%
• Equity multiple: 2.65×
• Total profit: $119,842
• Equity at exit: $22,480

Cash invested: $72,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,859 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $1,530

Break-even live

Break-even rent $1,923

Max offer price $260,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,677	-5% $1,603	+0% $1,530	+5% $1,456	+10% $1,072
Rent	-10% $1,225	-5% $1,377	+0% $1,530	+5% $1,682	+10% $1,835
Rate	-1.0pp $1,661	-0.5pp $1,596	base $1,530	+0.5pp $1,462	+1.0pp $1,394

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12707 Lazard St Sylmar, CA	3.0	2.0	1067	$3,700	$3.47	44d	1	0.34mi
12727 Shenley St Sylmar, CA	4.0	2.0	1631	$3,795	$2.33	5d	1	0.82mi
13191 Cranston Ave Sylmar, CA	3.0	2.0	1469	$4,250	$2.89	3d	1	0.89mi
13197 Tripoli Ave Sylmar, CA	3.0	2.0	1350	$3,500	$2.59	15d	1	1.01mi
13874 Aults Ave Sylmar, CA	4.0	2.5	1300	$4,250	$3.27	1d	1	1.21mi
13057 Gladstone Ave Sylmar, CA	4.0	2.0	1379	$6,500	$4.71	25d	1	1.42mi

Listing history 31 events

1. 2026-06-18
   days on market $260,000 Active 32 DOM
2. 2026-06-18
   price $260,000 Active 31 DOM
3. 2026-06-17
   days on market $200,000 Active 31 DOM
4. 2026-06-16
   days on market $200,000 Active 30 DOM
5. 2026-06-15
   days on market $200,000 Active 29 DOM
6. 2026-06-13
   days on market $200,000 Active 27 DOM
7. 2026-06-09
   days on market $200,000 Active 23 DOM
8. 2026-06-08
   days on market $200,000 Active 22 DOM
9. 2026-06-07
   days on market $200,000 Active 21 DOM
10. 2026-06-04
    days on market $200,000 Active 18 DOM
11. 2026-06-03
    days on market $200,000 Active 17 DOM
12. 2026-06-02
    days on market $200,000 Active 16 DOM
13. 2026-06-01
    days on market $200,000 Active 15 DOM
14. 2026-05-31
    days on market $200,000 Active 14 DOM
15. 2026-05-17
    listed $295,000 Active
16. 2020-11-20
    soldstatus $125,000 Closed Sale 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

17. 2020-11-17
    status Pending Sale 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

18. 2020-10-28
    historical Active Under Contract 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

19. 2020-10-23
    price $125,990 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

20. 2020-10-22
    status Active 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

21. 2020-08-22
    status Pending Sale 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

22. 2020-08-18
    historical Active Under Contract 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

23. 2020-07-10
    status Pending Sale 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

24. 2020-07-02
    status Active 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

25. 2020-06-18
    status Pending Sale 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

26. 2020-06-08
    listed $119,990 Active 1105-char remark

    Show marketing remark (1105 chars)

    This cute manufactured home is in the Santiago Estates in the hills of Sylmar. Spacious open floor plan with plenty of living space! This home has 3 bedrooms and 2 full bathrooms. The living room has high vaulted ceilings with wood-like flooring and an extra-large living room with a built-in hutch. The front room kitchen is large with a ton of cabinet space, stainless appliances, and sink and new vinyl flooring. The large master bedroom has a large soaking tub and a separate shower with new vinyl flooring. There is a laundry room inside the home. This home has a side patio area with a patio cover. There is a separate laundry room inside the house. The 2 car garage has direct access to the home with an electric garage door opener. There is a 2-car garage, parking in the driveway, and plenty of parking directly across from the unit. Santiago Estates amenities include 1 pool, 2 spas, basketball, volleyball, and handball courts, picnic areas, and barbeque grills with current monthly space rent of approx $1625 per month. The home has been freshly painted and is waiting for you to call it home!

27. 2007-12-04
    historical
28. 2007-10-30
    price $155,000
29. 2007-07-01
    listed $160,000
30. 2005-08-05
    soldstatus $145,000
31. 2005-06-12
    listed $145,000

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$1,410/yr (+$118/mo · 249.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥97°F today · 25 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: $46,311
• − Mortgage interest: −$14,564
• − Property taxes: −$566
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,705
• − Management: −$3,705
• − Depreciation: −$7,564
• Taxable income: $14,908
• Est. tax owed @ 24.0%: −$3,578
• After-tax cash flow: $14,780/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

+103.4% since first listed

17 events — show timeline

• 2026-05-17 Listed $295,000 CRMLS
• 2020-11-20 Sold (MLS) $125,000 CRMLS
• 2020-11-17 Pending — CRMLS
• 2020-10-28 Contingent — CRMLS
• 2020-10-23 Price Changed $125,990 CRMLS
• 2020-10-22 Relisted — CRMLS
• 2020-08-22 Pending — CRMLS
• 2020-08-18 Contingent — CRMLS
• 2020-07-10 Pending — CRMLS
• 2020-07-02 Relisted — CRMLS
• 2020-06-18 Pending — CRMLS
• 2020-06-08 Listed $119,990 CRMLS
• 2007-12-04 Listing Removed — CRMLS
• 2007-10-30 Price Changed $155,000 CRMLS
• 2007-07-01 Listed $160,000 CRMLS
• 2005-08-05 Sold (MLS) $145,000 CRMLS
• 2005-06-12 Listed $145,000 CRMLS

Property tax history

+5.1%/yr

Latest (2025): $566 · +5.1% YoY. Source: county tax records.