12401 Filmore St #520 · Los Angeles, CA 91342

$179,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 12 Days on market

Built 1982 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained manufactured home in the desirable Sylmar area. Offering approximately 960 square feet of living space, this residence features 2 bedrooms and 2 full bathrooms, including a spacious primary suite with a private bath. The interior showcases tile flooring throughout and a separate laundry room for added convenience. Recent improvements include an upgraded electrical panel and roof, both completed approximately two years ago. Outside, the property offers a covered two-car driveway. Conveniently located near shopping, dining, parks, and major transportation routes.

Key facts

• Tile flooring
• 2 garage spots
• Community pool

Tags

• TILE FLOORING
• SEPARATE LAUNDRY ROOM
• UPGRADED ELECTRICAL PANEL
• COVERED TWO-CAR DRIVEWAY

Property features AI

Finance

• Other: Located in a land-lease community (Blue Star MHP)
• Financial info: $1,656 monthly land lease (park-provided)
• HOA & community: Land lease in park (Blue Star MHP) — monthly land lease; Community features: valley, suburban; Manager approval required; Pets allowed

Exterior

• Parking: 2 garage spaces; 2 carport spaces (attached); Total of 4 parking spaces; On-site parking spaces
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Public sewer; Cable available
• Home design: Single-story mobile home; Entry level 1; Facing front
• Construction: Model 75P7; Mobile home dimensions approximately 10 ft by 48 ft; Built (year source: public records)
• Exterior features: Porch; Community pool; Near public transit; Access via paved city streets

Interior

• Kitchen: Gas range; Free-standing range; Range/stove hood; Water line to refrigerator; Water heater unit; Kitchen open to family room
• Bedrooms: Primary bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms with shower and shower-in-tub options
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Open floor plan; Front entry; One level; Carbon monoxide and smoke detectors
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 12.5% 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: Charles Maclay Middle (349 students, 97% FRL); San Fernando Senior High (math 20% / reading 51%, grade F, #609 of 1,170 statewide, top 52%, 1,745 students, 94% FRL) — zoned schools average 95% FRL vs 67% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 183 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 ($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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

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: 1.40% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.46×
• Total profit: $22,920
• Equity at exit: $26,824

10-year hold

• IRR: 18.5%
• Equity multiple: 2.35×
• Total profit: $67,911
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$943
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $934

Break-even live

Break-even rent $1,333

Max offer price $179,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,036	-5% $985	+0% $934	+5% $883	+10% $832
Rent	-10% $735	-5% $834	+0% $934	+5% $1,033	+10% $1,132
Rate	-1.0pp $1,024	-0.5pp $980	base $934	+0.5pp $887	+1.0pp $840

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12110 Bromont Ave San Fernando, CA	2.0	1.0	610	$2,295	$3.76	0d	1	0.70mi
13621 N Fellows Ave Pacoima, CA	3.0	2.0	1000	$2,875	$2.88	21d	1	0.85mi
11150 Glenoaks Blvd #104 Pacoima, CA	2.0	1.0	792	$2,500	$3.16	45d	1	0.92mi
11886 Foothill Blvd Sylmar, CA	2.0	2.0	810	$2,485	$3.07	5d	3	0.94mi
11777 Foothill Blvd Sylmar, CA	1.0–2.0	1.0–2.0	788	$2,596	$3.29	45d	1	1.04mi
13102 Filmore St Pacoima, CA	3.0	2.0	738	$3,000	$4.07	45d	1	1.20mi
10820 Glenoaks Blvd Pacoima, CA	1.0	1.0	524	$1,895	$3.62	0d	2	1.35mi
650 Glenoaks Blvd San Fernando, CA	1.0	1.0	675	$1,660	$2.46	6d	2	1.40mi
13110 Pinney St Pacoima, CA	1.0	2.0	800	$2,500	$3.12	12d	1	1.41mi
728 Glenoaks Blvd San Fernando, CA	2.0	2.0	815	$2,600	$3.19	5d	1	1.47mi

Listing history 8 events

1. 2026-06-21
   days on market $179,900 Active 12 DOM
2. 2026-06-18
   days on market $179,900 Active 9 DOM
3. 2026-06-17
   days on market $179,900 Active 8 DOM
4. 2026-06-16
   days on market $179,900 Active 7 DOM
5. 2026-06-15
   days on market $179,900 Active 6 DOM
6. 2026-06-13
   days on market $179,900 Active 4 DOM
7. 2026-06-10
   remarks 599-char remark
8. 2026-06-10
   listed $179,900 Active 1 DOM

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$955/yr (+$80/mo · 232.0%)

ⓘ 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 7 d/yr ≥100°F today · 19 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: $30,174
• − Mortgage interest: −$10,077
• − Property taxes: −$412
• − Insurance: −$900
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − Depreciation: −$5,233
• Taxable income: $8,724
• Est. tax owed @ 24.0%: −$2,094
• After-tax cash flow: $9,111/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 manufactured home in Sylmar offers a good condition with recent upgrades and a good ROI potential.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace outdated light fixtures — Improves aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdated light fixtures — Improves aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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): 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

1 event — show timeline

• 2026-06-09 Listed $179,900 CRMLS

Property tax history

+4.4%/yr

Latest (2025): $412 · +4.4% YoY. Source: county tax records.