13691 Gavina Ave #382 · Los Angeles, CA 91342

$335,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 32 Days on market

Built 2004

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

Key facts

• Added privacy
• Panoramic views
• Spacious living room

Tags

• PANORAMIC VIEWS
• ADDED PRIVACY
• LOW MAINTENANCE FRONT YARD
• SPACIOUS LIVING ROOM
• UPDATED LAMINATE FLOORING
• ENTERTAINER'S BACKYARD

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease amount collected monthly
• HOA & community: Land lease (monthly); Park name: Santiago Estates; Community features: Mountainous; Rent includes pool

Exterior

• Parking: Attached garage; Garage with 2 parking spaces; Has parking
• Utilities: Public sewer; District/public water; Natural gas available; Cable available; Electricity available
• Home design: Single-story; Entry at level 1; Has a view; Mobile home remains
• Construction: Pier jacks foundation; Year built source: Assessor
• Exterior features: Patio; Yard; Community pool

Interior

• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Master bathroom with double sinks; Separate tub and shower; Soaking tub; Walk-in shower; Shower in tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Front entry; One-level home; Heated spa; Has spa
• Laundry & utility: Laundry in a separate room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 flat; 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,832/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 $10k 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 32 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $80k; list at $335k implies a 321% 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 $324,950 (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: 1.14% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 7.3

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $2,037
• Equity at exit: $49,950

10-year hold

• IRR: 7.3%
• Equity multiple: 1.48×
• Total profit: $45,094
• Equity at exit: $28,965

Cash invested: $93,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,832 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $1,062

Break-even live

Break-even rent $2,487

Max offer price $335,000

Occupancy floor 67%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 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
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
13264 Calcutta St Sylmar, CA	3.0	2.0	1016	$3,750	$3.69	43d	1	1.02mi
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	24d	1	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $335,000 Active 32 DOM
2. 2026-06-17
   days on market $335,000 Active 31 DOM
3. 2026-06-16
   days on market $335,000 Active 30 DOM
4. 2026-06-15
   days on market $335,000 Active 29 DOM
5. 2026-06-13
   days on market $335,000 Active 27 DOM
6. 2026-06-09
   days on market $335,000 Active 23 DOM
7. 2026-06-08
   days on market $335,000 Active 22 DOM
8. 2026-06-07
   days on market $335,000 Active 21 DOM
9. 2026-06-04
   days on market $335,000 Active 18 DOM
10. 2026-06-03
    days on market $335,000 Active 17 DOM
11. 2026-06-02
    days on market $335,000 Active 16 DOM
12. 2026-06-01
    days on market $335,000 Active 15 DOM
13. 2026-05-31
    days on market $335,000 Active 14 DOM
14. 2026-05-17
    listed $335,000 Active
15. 2012-06-01
    soldstatus $79,500 Closed 1260-char remark

    Show marketing remark (1260 chars)

    Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

16. 2012-05-03
    status Pending 1260-char remark

    Show marketing remark (1260 chars)

    Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

17. 2012-03-28
    price $79,500 1260-char remark

    Show marketing remark (1260 chars)

    Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

18. 2012-02-18
    price $85,000 1260-char remark

    Show marketing remark (1260 chars)

    Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

19. 2012-01-25
    listed $95,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    Beautiful home in the exclusive Santiago Estates area of Sylmar. Spacious and bright open floor plan with views throughout the home. Large living room has a fireplace to enjoy on cool winter evenings. Cooking enthusiasts will love the large kitchen with plenty of counter and cabinet space. Storage pantry tucked next to your refrigerator keeps things handy but out of sight. Dining area in kitchen is open to living room and has a lovely view to outside. Home has a den with a slider to a wonderful patio area to enjoy the summer evenings. This is a great room which has so many possibilities (TV, game room, home office or 3rd bedroom) Relaxing master bedroom is located at the rear of the home and has mirrored closet doors and private bath. The master bath features a corner tub and separate shower. Second bedroom is spacious and the guest bath is located across the hall. Home also features a laundry room -- with an access to the side yard. Outside is a two car garage and a lovely yard with grass and well designed planting areas. Home is a corner lot with no neighbors across the street so that you can take advantage of the gorgeous sunsets. This home is 1/2 block from many of the community amenties including pool, hot tubs, picnic and play areas.

20. 2011-10-28
    historical Cancelled
21. 2011-10-19
    price
22. 2011-09-20
    listed Active

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$1,721/yr (+$143/mo · 208.6%)

ⓘ 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: $45,981
• − Mortgage interest: −$18,765
• − Property taxes: −$825
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,678
• − Management: −$3,678
• − Depreciation: −$9,745
• Taxable income: $7,613
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $10,916/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

+252.6% since first listed

9 events — show timeline

• 2026-05-17 Listed $335,000 CRMLS
• 2012-06-01 Sold (MLS) $79,500 CRMLS
• 2012-05-03 Pending — CRMLS
• 2012-03-28 Price Changed $79,500 CRMLS
• 2012-02-18 Price Changed $85,000 CRMLS
• 2012-01-25 Listed $95,000 CRMLS
• 2011-10-28 Delisted — TheMLS
• 2011-10-19 Price Changed — TheMLS
• 2011-09-20 Listed — TheMLS

Property tax history

+2.3%/yr

Latest (2025): $825 · +2.3% YoY. Source: county tax records.