13691 Gavina Ave #492 · Los Angeles, CA 91342

$300,000

2 bd · 2.0 ba · 1,372 sqft · Manufactured public records · 23 Days on market

Built 1989 $219/sqft · 41% above area Est $213k · 41% over

---

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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell and quite a charmer. Striking 2bd-2ba Sylmar manufactured home in an amenity rich, friendly all-age community and nestled between the serene and quiet foothills of the Los Angeles National Forest and the San Fernando Valley with amazing views. The well-lit foyer leads to the open area living room and dining room crowned with vaulted ceilings and a view to the entertainer’s side yard with charming double glass-door access. The master bedroom offers generous accommodations in size and value with vaulted ceilings, private master bath with a separate garden tub and shower, dual sinks, a large window with a view to the backyard; and easy side yard access through convenient double glass-doors that open in. Plenty of light in the inviting and roomy kitchen equipped with a handy center island and abundant cabinets. Ceiling fans throughout this quaint home provide fresh air circulation or you may cool down with the ice cold A/C. A turnkey home with a laundry room, private fenced yard and 2 car garage with remote opener. Look no further because pets are welcome; the spacious clubhouse is for hosting your social events; and storing your RV, boat or toy in the private RV storage area is easy! Relax and Recreate with the family-fun community pool and whirlpool-spa-hot tub, scenic picnic-grilling area with gazebo, kid's playground, basketball, beach volleyball and handball. Land Lease on this property. Near hiking, freeways, transportation, dining, schools and shopping.

Key facts

• 2 garage spots
• Community pool
• Built 1989

Property features AI

Finance

• Other: Rent includes pool
• Financial info: Land lease (monthly)
• HOA & community: Park: Santiago Estates; Manager approval required; Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story property; Mobile home (model: silvercrest); Has a view
• Construction: Shingle roof; Pier jacks foundation; Mobile home remains on site
• Exterior features: Patio; Patio home with yard; Community pool

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Primary bedroom (all bedrooms on ground level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level entry with front entry; Formal entry; Community spa
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% 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 $9k 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 23 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $129k; list at $300k implies a 133% 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 $295,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $213,077
• List price: $300,000
• Delta: 40.79%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina Ave #359	0.00mi	3/2.0 (+1)	1,512 (+10%)	16mo	$320,000	$212	64
13691 Gavina Ave #418	0.00mi	3/2.0 (+1)	1,540 (+12%)	15mo	$316,000	$205	62
13691 Gavina #477	0.00mi	3/2.0 (+1)	1,495 (+9%)	22mo	$235,000	$157	62

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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-18,583
• Equity at exit: $44,731

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,031
• Equity at exit: $25,939

Cash invested: $84,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,418 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $627

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 77%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12707 Lazard St Sylmar, CA	3.0	2.0	1067	$3,700	$3.47	43d	1	0.34mi
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
13264 Calcutta St Sylmar, CA	3.0	2.0	1016	$3,750	$3.69	43d	1	1.02mi

Listing history 29 events

1. 2026-06-18
   days on market $300,000 Active 23 DOM
2. 2026-06-17
   days on market $300,000 Active 22 DOM
3. 2026-06-16
   days on market $300,000 Active 21 DOM
4. 2026-06-15
   days on market $300,000 Active 20 DOM
5. 2026-06-13
   days on market $300,000 Active 18 DOM
6. 2026-06-09
   days on market $300,000 Active 14 DOM
7. 2026-06-08
   days on market $300,000 Active 13 DOM
8. 2026-06-07
   days on market $300,000 Active 12 DOM
9. 2026-06-04
   days on market $300,000 Active 9 DOM
10. 2026-06-03
    days on market $300,000 Active 8 DOM
11. 2026-06-02
    days on market $300,000 Active 7 DOM
12. 2026-06-01
    days on market $300,000 Active 6 DOM
13. 2026-05-31
    days on market $300,000 Active 5 DOM
14. 2026-05-14
    historical $300,000 1083-char remark
15. 2020-11-24
    soldstatus $129,000 Closed Sale 1501-char remark

    Show marketing remark (1501 chars)

    Priced to sell and quite a charmer. Striking 2bd-2ba Sylmar manufactured home in an amenity rich, friendly all-age community and nestled between the serene and quiet foothills of the Los Angeles National Forest and the San Fernando Valley with amazing views. The well-lit foyer leads to the open area living room and dining room crowned with vaulted ceilings and a view to the entertainer’s side yard with charming double glass-door access. The master bedroom offers generous accommodations in size and value with vaulted ceilings, private master bath with a separate garden tub and shower, dual sinks, a large window with a view to the backyard; and easy side yard access through convenient double glass-doors that open in. Plenty of light in the inviting and roomy kitchen equipped with a handy center island and abundant cabinets. Ceiling fans throughout this quaint home provide fresh air circulation or you may cool down with the ice cold A/C. A turnkey home with a laundry room, private fenced yard and 2 car garage with remote opener. Look no further because pets are welcome; the spacious clubhouse is for hosting your social events; and storing your RV, boat or toy in the private RV storage area is easy! Relax and Recreate with the family-fun community pool and whirlpool-spa-hot tub, scenic picnic-grilling area with gazebo, kid's playground, basketball, beach volleyball and handball. Land Lease on this property. Near hiking, freeways, transportation, dining, schools and shopping.

16. 2020-10-10
    historical Active Under Contract 1501-char remark

    Show marketing remark (1501 chars)

    Priced to sell and quite a charmer. Striking 2bd-2ba Sylmar manufactured home in an amenity rich, friendly all-age community and nestled between the serene and quiet foothills of the Los Angeles National Forest and the San Fernando Valley with amazing views. The well-lit foyer leads to the open area living room and dining room crowned with vaulted ceilings and a view to the entertainer’s side yard with charming double glass-door access. The master bedroom offers generous accommodations in size and value with vaulted ceilings, private master bath with a separate garden tub and shower, dual sinks, a large window with a view to the backyard; and easy side yard access through convenient double glass-doors that open in. Plenty of light in the inviting and roomy kitchen equipped with a handy center island and abundant cabinets. Ceiling fans throughout this quaint home provide fresh air circulation or you may cool down with the ice cold A/C. A turnkey home with a laundry room, private fenced yard and 2 car garage with remote opener. Look no further because pets are welcome; the spacious clubhouse is for hosting your social events; and storing your RV, boat or toy in the private RV storage area is easy! Relax and Recreate with the family-fun community pool and whirlpool-spa-hot tub, scenic picnic-grilling area with gazebo, kid's playground, basketball, beach volleyball and handball. Land Lease on this property. Near hiking, freeways, transportation, dining, schools and shopping.

17. 2020-05-27
    listed $129,000 Active 1501-char remark

    Show marketing remark (1501 chars)

    Priced to sell and quite a charmer. Striking 2bd-2ba Sylmar manufactured home in an amenity rich, friendly all-age community and nestled between the serene and quiet foothills of the Los Angeles National Forest and the San Fernando Valley with amazing views. The well-lit foyer leads to the open area living room and dining room crowned with vaulted ceilings and a view to the entertainer’s side yard with charming double glass-door access. The master bedroom offers generous accommodations in size and value with vaulted ceilings, private master bath with a separate garden tub and shower, dual sinks, a large window with a view to the backyard; and easy side yard access through convenient double glass-doors that open in. Plenty of light in the inviting and roomy kitchen equipped with a handy center island and abundant cabinets. Ceiling fans throughout this quaint home provide fresh air circulation or you may cool down with the ice cold A/C. A turnkey home with a laundry room, private fenced yard and 2 car garage with remote opener. Look no further because pets are welcome; the spacious clubhouse is for hosting your social events; and storing your RV, boat or toy in the private RV storage area is easy! Relax and Recreate with the family-fun community pool and whirlpool-spa-hot tub, scenic picnic-grilling area with gazebo, kid's playground, basketball, beach volleyball and handball. Land Lease on this property. Near hiking, freeways, transportation, dining, schools and shopping.

18. 2020-05-26
    historical $129,000 1501-char remark

    Show marketing remark (1501 chars)

    Priced to sell and quite a charmer. Striking 2bd-2ba Sylmar manufactured home in an amenity rich, friendly all-age community and nestled between the serene and quiet foothills of the Los Angeles National Forest and the San Fernando Valley with amazing views. The well-lit foyer leads to the open area living room and dining room crowned with vaulted ceilings and a view to the entertainer’s side yard with charming double glass-door access. The master bedroom offers generous accommodations in size and value with vaulted ceilings, private master bath with a separate garden tub and shower, dual sinks, a large window with a view to the backyard; and easy side yard access through convenient double glass-doors that open in. Plenty of light in the inviting and roomy kitchen equipped with a handy center island and abundant cabinets. Ceiling fans throughout this quaint home provide fresh air circulation or you may cool down with the ice cold A/C. A turnkey home with a laundry room, private fenced yard and 2 car garage with remote opener. Look no further because pets are welcome; the spacious clubhouse is for hosting your social events; and storing your RV, boat or toy in the private RV storage area is easy! Relax and Recreate with the family-fun community pool and whirlpool-spa-hot tub, scenic picnic-grilling area with gazebo, kid's playground, basketball, beach volleyball and handball. Land Lease on this property. Near hiking, freeways, transportation, dining, schools and shopping.

19. 2012-05-30
    soldstatus $52,000 Closed

    Show marketing remark (225 chars)

    Forclosure, completely rehabbed!!! Large 2 bedroom home located in popular Santiago Estates! New paint and carpet, huge kitchen with island, wood cabinets, cathedral ceilings. Attached 2 car garage and private yard. Must see!

20. 2012-05-22
    status Pending

    Show marketing remark (225 chars)

    Forclosure, completely rehabbed!!! Large 2 bedroom home located in popular Santiago Estates! New paint and carpet, huge kitchen with island, wood cabinets, cathedral ceilings. Attached 2 car garage and private yard. Must see!

21. 2012-03-09
    listed $49,900 Active

    Show marketing remark (225 chars)

    Forclosure, completely rehabbed!!! Large 2 bedroom home located in popular Santiago Estates! New paint and carpet, huge kitchen with island, wood cabinets, cathedral ceilings. Attached 2 car garage and private yard. Must see!

22. 2011-07-01
    historical
23. 2011-03-09
    price $72,500
24. 2010-12-30
    price $75,900
25. 2010-10-09
    price $79,900
26. 2010-09-02
    price $82,500
27. 2010-07-27
    price $88,500
28. 2010-06-14
    price $92,500
29. 2010-05-07
    listed $100,000 Active

ⓘ 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 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: $41,015
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,281
• − Management: −$3,281
• − Depreciation: −$8,727
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $6,822/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

+200.0% since first listed

17 events — show timeline

• 2026-05-26 Listed $300,000 CRMLS
• 2026-05-14 Coming Soon $300,000 CRMLS
• 2020-11-24 Sold (MLS) $129,000 CRMLS
• 2020-10-10 Contingent — CRMLS
• 2020-05-27 Listed $129,000 CRMLS
• 2020-05-26 Coming Soon $129,000 CRMLS
• 2012-05-30 Sold (MLS) $52,000 CRMLS
• 2012-05-22 Pending — CRMLS
• 2012-03-09 Listed $49,900 CRMLS
• 2011-07-01 Listing Removed — CRMLS
• 2011-03-09 Price Changed $72,500 CRMLS
• 2010-12-30 Price Changed $75,900 CRMLS
• 2010-10-09 Price Changed $79,900 CRMLS
• 2010-09-02 Price Changed $82,500 CRMLS
• 2010-07-27 Price Changed $88,500 CRMLS
• 2010-06-14 Price Changed $92,500 CRMLS
• 2010-05-07 Listed $100,000 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $474 · +5.0% YoY. Source: county tax records.