11401 Topanga Canyon Blvd Spc 12 · Los Angeles, CA 91311

$249,990

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 66 Days on market

Built 1987 $217/sqft · 14% above area Est $221k · 13% 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded and move-in ready, this spacious 2 bedroom, 2 bath residence with bonus room is located in the highly desirable all-ages community of Indian Hills Village in Chatsworth. The home showcases vaulted ceilings, newer upgrades in the kitchen and bathrooms, newer flooring, and a bright, functional layout designed for comfortable everyday living. The kitchen offers an open floorplan to the main living area, while the bonus room provides ideal flexibility for a home office, creative studio, or additional living space. Additional highlights include a newer roof, newer evaporative cooler, new interior blinds, separate laundry room, storage shed, earthquake bracing, and 2-car parking. Enjoy a well-maintained community with pool, clubhouse, and social gatherings, all conveniently close to the 118 Freeway, shopping, dining, and public transportation. Aggressively priced for a fast sale. Buyer to verify all information including park approval, space rent, and utility responsibilities.

Key facts

• Newer roof
• Bonus room
• Storage shed

Tags

• BONUS ROOM
• NEWER ROOF
• NEWER EVAPORATIVE COOLER
• SEPARATE LAUNDRY ROOM
• STORAGE SHED
• EARTHQUAKE BRACING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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-, crime F, cost of living 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.
• Zoned schools: Chatsworth Park Es Urban Planning/Comm Development Magnet (382 students, 55% FRL); Ernest Lawrence Middle (1,073 students, 68% FRL); Chatsworth Charter High (math 37% / reading 52%, grade F, #434 of 1,170 statewide, top 39%, 1,696 students, 68% FRL, charter) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 191 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $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 + 3.4% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $130k; list at $250k implies a 92% 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 $234,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $221,066
• List price: $249,990
• Delta: 13.08%
• Verdict: OVERPRICED
• Comps: 5 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)	1,200 (+4%)	5mo	$195,000	$163	80
11401 Topanga Canyon Blvd #120	0.00mi	3/2.0 (+1)	1,200 (+4%)	10mo	$221,807	$185	79
11401 N Topanga #62	0.07mi	2/2.0	1,300 (+13%)	18mo	$210,000	$162	60

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $3,382
• Equity at exit: $37,274

10-year hold

• IRR: 11.3%
• Equity multiple: 1.90×
• Total profit: $63,169
• Equity at exit: $21,615

Cash invested: $69,997 (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: 191
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,033 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $669

Break-even live

Break-even rent $2,187

Max offer price $249,990

Occupancy floor 73%

Sensitivity live

Price	-10% $841	-5% $755	+0% $669	+5% $582	+10% $496
Rent	-10% $429	-5% $549	+0% $669	+5% $788	+10% $908
Rate	-1.0pp $795	-0.5pp $732	base $669	+0.5pp $604	+1.0pp $538

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.43mi
21224 Rinaldi St Chatsworth, CA	3.0	2.0	1389	$4,000	$2.88	4d	1	0.80mi
21420 Chatsworth St Chatsworth, CA	2.0	1.0	1040	$3,750	$3.61	9d	1	0.95mi
10537 Variel Ave Chatsworth, CA	2.0	2.0	900	$2,995	$3.33	3d	1	1.26mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	23d	1	1.46mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	26d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $249,990 Active 66 DOM
2. 2026-06-18
   days on market $249,990 Active 63 DOM
3. 2026-06-17
   days on market $249,990 Active 62 DOM
4. 2026-06-16
   days on market $249,990 Active 61 DOM
5. 2026-06-15
   days on market $249,990 Active 60 DOM
6. 2026-06-13
   days on market $249,990 Active 58 DOM
7. 2026-06-09
   days on market $249,990 Active 54 DOM
8. 2026-06-08
   days on market $249,990 Active 53 DOM
9. 2026-06-07
   days on market $249,990 Active 52 DOM
10. 2026-06-04
    days on market $249,990 Active 49 DOM
11. 2026-06-03
    days on market $249,990 Active 48 DOM
12. 2026-06-02
    days on market $249,990 Active 47 DOM
13. 2026-06-01
    days on market $249,990 Active 46 DOM
14. 2026-05-31
    days on market $249,990 Active 45 DOM
15. 2026-04-16
    listed $249,990 Active 1006-char remark

    Show marketing remark (1006 chars)

    Beautifully upgraded and move-in ready, this spacious 2 bedroom, 2 bath residence with bonus room is located in the highly desirable all-ages community of Indian Hills Village in Chatsworth. The home showcases vaulted ceilings, newer upgrades in the kitchen and bathrooms, newer flooring, and a bright, functional layout designed for comfortable everyday living. The kitchen offers an open floorplan to the main living area, while the bonus room provides ideal flexibility for a home office, creative studio, or additional living space. Additional highlights include a newer roof, newer evaporative cooler, new interior blinds, separate laundry room, storage shed, earthquake bracing, and 2-car parking. Enjoy a well-maintained community with pool, clubhouse, and social gatherings, all conveniently close to the 118 Freeway, shopping, dining, and public transportation. Aggressively priced for a fast sale. Buyer to verify all information including park approval, space rent, and utility responsibilities.

16. 2022-04-28
    soldstatus $130,000 Closed Sale 1298-char remark

    Show marketing remark (1298 chars)

    SPACIOUS MOVE IN READY HOME NESTLED IN NATURE! PRIME COMMUNITY LOCATION Welcomes you to this Glove Clean 2 Bedroom, 2 Bath with Bonus Room Modern Home. Amenities Include: Newer 1 year old Roof, Vaulted Ceilings, High Grade Laminate Flooring, Desirable Kitchen with Pass through and Convenient Breakfast Seating, All rooms are proportionately generous in size, Guest Bath offers Walk in Shower while Master Bath has a shower over the beautiful soaking tub, Bonus Room will be great for an office, studio or possible 3rd bedroom, New Evaporative Cooler, New Interior window blinds, Separate Laundry Room with washer and dryer, Low Maintenance Minded Landscaping, Companion Storage Shed, 2 car parking capacity. Solid Earthquake Bracing, Low Space Rent of 1258.00 5 Star Rated All Ages Community! Indian Hills Village is a Superb well Managed, Maintained, Friendly All Ages Home Community. The Clubhouse with pool hosts Monthly Social Gatherings & Events. Convenient to 118 Freeway, Public Transport, Shopping, Dining and all that you could need! Serial #GW20CALCT10463A/B

17. 2022-04-23
    status Pending Sale 1298-char remark

    Show marketing remark (1298 chars)

    SPACIOUS MOVE IN READY HOME NESTLED IN NATURE! PRIME COMMUNITY LOCATION Welcomes you to this Glove Clean 2 Bedroom, 2 Bath with Bonus Room Modern Home. Amenities Include: Newer 1 year old Roof, Vaulted Ceilings, High Grade Laminate Flooring, Desirable Kitchen with Pass through and Convenient Breakfast Seating, All rooms are proportionately generous in size, Guest Bath offers Walk in Shower while Master Bath has a shower over the beautiful soaking tub, Bonus Room will be great for an office, studio or possible 3rd bedroom, New Evaporative Cooler, New Interior window blinds, Separate Laundry Room with washer and dryer, Low Maintenance Minded Landscaping, Companion Storage Shed, 2 car parking capacity. Solid Earthquake Bracing, Low Space Rent of 1258.00 5 Star Rated All Ages Community! Indian Hills Village is a Superb well Managed, Maintained, Friendly All Ages Home Community. The Clubhouse with pool hosts Monthly Social Gatherings & Events. Convenient to 118 Freeway, Public Transport, Shopping, Dining and all that you could need! Serial #GW20CALCT10463A/B

18. 2022-03-14
    status Active 1298-char remark

    Show marketing remark (1298 chars)

    SPACIOUS MOVE IN READY HOME NESTLED IN NATURE! PRIME COMMUNITY LOCATION Welcomes you to this Glove Clean 2 Bedroom, 2 Bath with Bonus Room Modern Home. Amenities Include: Newer 1 year old Roof, Vaulted Ceilings, High Grade Laminate Flooring, Desirable Kitchen with Pass through and Convenient Breakfast Seating, All rooms are proportionately generous in size, Guest Bath offers Walk in Shower while Master Bath has a shower over the beautiful soaking tub, Bonus Room will be great for an office, studio or possible 3rd bedroom, New Evaporative Cooler, New Interior window blinds, Separate Laundry Room with washer and dryer, Low Maintenance Minded Landscaping, Companion Storage Shed, 2 car parking capacity. Solid Earthquake Bracing, Low Space Rent of 1258.00 5 Star Rated All Ages Community! Indian Hills Village is a Superb well Managed, Maintained, Friendly All Ages Home Community. The Clubhouse with pool hosts Monthly Social Gatherings & Events. Convenient to 118 Freeway, Public Transport, Shopping, Dining and all that you could need! Serial #GW20CALCT10463A/B

19. 2022-03-09
    status Pending Sale 1298-char remark

    Show marketing remark (1298 chars)

    SPACIOUS MOVE IN READY HOME NESTLED IN NATURE! PRIME COMMUNITY LOCATION Welcomes you to this Glove Clean 2 Bedroom, 2 Bath with Bonus Room Modern Home. Amenities Include: Newer 1 year old Roof, Vaulted Ceilings, High Grade Laminate Flooring, Desirable Kitchen with Pass through and Convenient Breakfast Seating, All rooms are proportionately generous in size, Guest Bath offers Walk in Shower while Master Bath has a shower over the beautiful soaking tub, Bonus Room will be great for an office, studio or possible 3rd bedroom, New Evaporative Cooler, New Interior window blinds, Separate Laundry Room with washer and dryer, Low Maintenance Minded Landscaping, Companion Storage Shed, 2 car parking capacity. Solid Earthquake Bracing, Low Space Rent of 1258.00 5 Star Rated All Ages Community! Indian Hills Village is a Superb well Managed, Maintained, Friendly All Ages Home Community. The Clubhouse with pool hosts Monthly Social Gatherings & Events. Convenient to 118 Freeway, Public Transport, Shopping, Dining and all that you could need! Serial #GW20CALCT10463A/B

20. 2022-02-22
    listed $128,000 Active 1298-char remark

    Show marketing remark (1298 chars)

    SPACIOUS MOVE IN READY HOME NESTLED IN NATURE! PRIME COMMUNITY LOCATION Welcomes you to this Glove Clean 2 Bedroom, 2 Bath with Bonus Room Modern Home. Amenities Include: Newer 1 year old Roof, Vaulted Ceilings, High Grade Laminate Flooring, Desirable Kitchen with Pass through and Convenient Breakfast Seating, All rooms are proportionately generous in size, Guest Bath offers Walk in Shower while Master Bath has a shower over the beautiful soaking tub, Bonus Room will be great for an office, studio or possible 3rd bedroom, New Evaporative Cooler, New Interior window blinds, Separate Laundry Room with washer and dryer, Low Maintenance Minded Landscaping, Companion Storage Shed, 2 car parking capacity. Solid Earthquake Bracing, Low Space Rent of 1258.00 5 Star Rated All Ages Community! Indian Hills Village is a Superb well Managed, Maintained, Friendly All Ages Home Community. The Clubhouse with pool hosts Monthly Social Gatherings & Events. Convenient to 118 Freeway, Public Transport, Shopping, Dining and all that you could need! Serial #GW20CALCT10463A/B

21. 2007-07-07
    soldstatus $65,000
22. 2007-03-25
    listed $69,950

ⓘ 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: $36,400
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − Depreciation: −$7,272
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $6,992/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

+257.4% since first listed

8 events — show timeline

• 2026-04-16 Listed $249,990 CRMLS
• 2022-04-28 Sold (MLS) $130,000 CRMLS
• 2022-04-23 Pending — CRMLS
• 2022-03-14 Relisted — CRMLS
• 2022-03-09 Pending — CRMLS
• 2022-02-22 Listed $128,000 CRMLS
• 2007-07-07 Sold (MLS) $65,000 CRMLS
• 2007-03-25 Listed $69,950 CRMLS

Property tax history

+4.0%/yr

Latest (2025): $475 · +4.0% YoY. Source: county tax records.