7560 Woodman Pl #107 · Los Angeles, CA 91405

$245,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 83 Days on market

Built 2022 Good condition $236/sqft · 39% above area Est $176k · 39% over ↓ 6% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS BEAUTIFUL 3-BEDROOM, 2-BATH BUILT IN 2022 IS A RARE FIND IN THE PARK. YOU ' LL WALK INTO THE INVITING KITCHEN FEATURING A KITCHEN ISLAND AND TOTALLY PICTURE YOURSELF LIVING HERE. ONE OF THE LARGER DOUBLE WIDE HOMES AVAILABLE. THIS HOME IS IN MOVE-IN CONDITION. HAS CENTRAL AIR CONDITIONING, LAUNDRY, AND MORE, CLOSE TO SHOPPING, GREAT RESTAURANTS, AND PUBLIC TRANSPORTATION. SUBJECT TO PARK MANAGEMENT APPROVAL.

Key facts

• Move-in condition
• Kitchen island
• Close to shopping

Tags

• KITCHEN ISLAND
• CENTRAL AIR CONDITIONING
• MOVE-IN CONDITION
• CLOSE TO SHOPPING
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Ranchito Avenue Elementary (417 students, 91% FRL); James Madison Middle (1,284 students, 93% FRL); Van Nuys Senior High (math 40% / reading 56%, grade D, #380 of 1,170 statewide, top 33%, 2,323 students, 84% FRL) — zoned schools average 89% FRL vs 67% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,983/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 4944% 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 $7k 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 83 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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: 1.22% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $175,970
• List price: $245,000
• Delta: 39.23%
• 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
7560 Woodman Pl #4	0.00mi	3/2.0	1,056 (+2%)	8mo	$200,000	$189	91
7560 Woodman Pl #9	0.03mi	3/2.0	1,056 (+2%)	13mo	$230,000	$218	85
7560 Woodman Pl #26	0.00mi	3/2.0	1,056 (+2%)	20mo	$210,000	$199	81

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $3,018
• Equity at exit: $36,530

10-year hold

• IRR: 7.7%
• Equity multiple: 1.51×
• Total profit: $34,982
• Equity at exit: $21,183

Cash invested: $68,600 (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 91405

• Rents YoY: -1.3%
• Active inventory: 75
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,983 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $809

Break-even live

Break-even rent $1,960

Max offer price $245,000

Occupancy floor 68%

Sensitivity live

Price	-10% $947	-5% $878	+0% $809	+5% $739	+10% $670
Rent	-10% $573	-5% $691	+0% $809	+5% $927	+10% $1,044
Rate	-1.0pp $932	-0.5pp $871	base $809	+0.5pp $745	+1.0pp $681

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7354 Woodman Ave Van Nuys, CA	2.0–3.0	2.0	950	$3,295	$3.47	9d	6	0.14mi
7409 Woodman Ave #107 Van Nuys, CA	2.0	2.0	1123	$2,800	$2.49	9d	1	0.16mi
13531 Wyandotte St Unit 9 Van Nuys, CA	3.0	1.5	1075	$2,785	$2.59	45d	1	0.21mi
13816 Cohasset St Van Nuys, CA	3.0	2.0	1180	$3,500	$2.97	1d	1	0.29mi
13859 Valerio St Van Nuys, CA	2.0	2.5	1146	$3,300	$2.88	45d	1	0.38mi
7236 Ranchito Ave Van Nuys, CA	3.0	2.0	1246	$3,900	$3.13	45d	1	0.44mi
7833 Ventura Canyon Ave Panorama City, CA	1.0–2.0	1.0–2.0	825	$2,675	$3.24	22d	1	0.48mi
13903 Sherman Way #14 Van Nuys, CA	2.0	1.0	913	$2,300	$2.52	45d	1	0.50mi
7061 Woodman Ave Van Nuys, CA	2.0	2.0	906	$2,774	$3.06	45d	1	0.50mi
13941 Sherman Way #205 Van Nuys, CA	2.0	2.0	1110	$2,800	$2.52	45d	1	0.55mi
13941 Sherman Way Van Nuys, CA	2.0	2.0	1100	$2,772	$2.52	19d	2	0.56mi
7900 Woodman Ave #105 Panorama City, CA	2.0	3.0	987	$2,790	$2.83	7d	1	0.56mi
7150 Costello Ave Unit 3 Van Nuys, CA	2.0	1.5	1300	$2,395	$1.84	45d	1	0.60mi
13205 Barbara Ann St North Hollywood, CA	2.0	2.0	900	$2,127	$2.36	45d	1	0.61mi
7033 Fulton Ave Unit 03 North Hollywood, CA	2.0	1.0	900	$2,395	$2.66	26d	1	0.62mi
7441 Hazeltine Ave Van Nuys, CA	3.0	2.0	1200	$2,390	$1.99	45d	1	0.65mi
7319 Hazeltine Ave #14 Van Nuys, CA	2.0	2.5	1100	$2,950	$2.68	19d	1	0.67mi
7256 N Cherry Ln Van Nuys, CA	3.0	3.0	1498	$3,500	$2.34	45d	1	0.68mi
14107 W Birch Ln Van Nuys, CA	3.0	3.0	1458	$3,495	$2.40	26d	1	0.70mi
7252 N Cedar Rd Van Nuys, CA	3.0	3.0	1478	$3,500	$2.37	21d	1	0.70mi
7235 N Cedar Rd Van Nuys, CA	3.0	3.0	1458	$3,236	$2.22	1d	1	0.72mi
7221 Cedar Rd #2 Van Nuys, CA	3.0	3.0	1492	$1,650	$1.11	9d	1	0.73mi
13654 Bassett St Van Nuys, CA	2.0	2.0	982	$2,695	$2.74	7d	1	0.73mi
7046 Murietta Ave Van Nuys, CA	4.0	2.0	1416	$4,950	$3.50	45d	1	0.73mi
14121 W Oak Ln Van Nuys, CA	3.0	3.0	1478	$3,450	$2.33	26d	1	0.74mi
6859 Fulton Ave Unit 859-04 North Hollywood, CA	3.0	1.5	1200	$2,695	$2.25	26d	1	0.80mi
13545 Vanowen St Van Nuys, CA	2.0	2.0	925	$1,995	$2.16	26d	1	0.81mi
13429 Vanowen St Apt 404 Van Nuys, CA	3.0	2.0	1079	$2,795	$2.59	45d	1	0.82mi
13429 Vanowen St Unit 206 Van Nuys, CA	3.0	2.0	1233	$2,990	$2.42	45d	1	0.83mi
8039 Cantaloupe Ave Panorama City, CA	3.0	2.0	1286	$3,699	$2.88	5d	1	0.83mi
13610 Vanowen St Unit 203 Van Nuys, CA	2.0	2.0	922	$2,050	$2.22	7d	1	0.85mi
13610 Vanowen St Van Nuys, CA	2.0	2.0	922	$2,050	$2.22	1d	1	0.85mi
14141 Gault St Van Nuys, CA	3.0	2.0	1356	$3,795	$2.80	9d	1	0.85mi
6828 Fulton Ave Apt 6 North Hollywood, CA	2.0	2.0	850	$2,470	$2.91	45d	1	0.86mi
6828 Fulton Ave Unit 4 North Hollywood, CA	2.0	2.0	900	$2,337	$2.60	26d	1	0.86mi
6737 Woodman Ave Van Nuys, CA	2.0	2.0	1100	$2,100	$1.91	6d	1	0.90mi
13243 Vanowen St #3 North Hollywood, CA	2.0	2.5	1417	$3,295	$2.33	0d	1	0.90mi
13243 Vanowen St #3 North Hollywood, CA	2.0	2.5	1417	$3,295	$2.33	26d	1	0.90mi
6922 Hazeltine Ave Apt 2 Van Nuys, CA	2.0	2.0	1100	$2,400	$2.18	26d	1	0.90mi
6741 Nagle Ave Van Nuys, CA	2.0	2.0	1000	$2,500	$2.50	1d	1	0.92mi

Listing history 12 events

1. 2026-06-21
   days on market $245,000 Active 83 DOM
2. 2026-06-18
   days on market $245,000 Active 80 DOM
3. 2026-06-17
   days on market $245,000 Active 79 DOM
4. 2026-06-16
   days on market $245,000 Active 78 DOM
5. 2026-06-15
   days on market $245,000 Active 77 DOM
6. 2026-06-13
   days on market $245,000 Active 75 DOM
7. 2026-06-09
   days on market $245,000 Active 71 DOM
8. 2026-06-08
   status $245,000 Active 70 DOM
9. 2026-04-23
   price $245,000 416-char remark

   Show marketing remark (416 chars)

   THIS BEAUTIFUL 3-BEDROOM, 2-BATH BUILT IN 2022 IS A RARE FIND IN THE PARK. YOU ' LL WALK INTO THE INVITING KITCHEN FEATURING A KITCHEN ISLAND AND TOTALLY PICTURE YOURSELF LIVING HERE. ONE OF THE LARGER DOUBLE WIDE HOMES AVAILABLE. THIS HOME IS IN MOVE-IN CONDITION. HAS CENTRAL AIR CONDITIONING, LAUNDRY, AND MORE, CLOSE TO SHOPPING, GREAT RESTAURANTS, AND PUBLIC TRANSPORTATION. SUBJECT TO PARK MANAGEMENT APPROVAL.

10. 2026-04-09
    status Active 416-char remark

    Show marketing remark (416 chars)

    THIS BEAUTIFUL 3-BEDROOM, 2-BATH BUILT IN 2022 IS A RARE FIND IN THE PARK. YOU ' LL WALK INTO THE INVITING KITCHEN FEATURING A KITCHEN ISLAND AND TOTALLY PICTURE YOURSELF LIVING HERE. ONE OF THE LARGER DOUBLE WIDE HOMES AVAILABLE. THIS HOME IS IN MOVE-IN CONDITION. HAS CENTRAL AIR CONDITIONING, LAUNDRY, AND MORE, CLOSE TO SHOPPING, GREAT RESTAURANTS, AND PUBLIC TRANSPORTATION. SUBJECT TO PARK MANAGEMENT APPROVAL.

11. 2026-03-15
    status Pending Sale 416-char remark

    Show marketing remark (416 chars)

    THIS BEAUTIFUL 3-BEDROOM, 2-BATH BUILT IN 2022 IS A RARE FIND IN THE PARK. YOU ' LL WALK INTO THE INVITING KITCHEN FEATURING A KITCHEN ISLAND AND TOTALLY PICTURE YOURSELF LIVING HERE. ONE OF THE LARGER DOUBLE WIDE HOMES AVAILABLE. THIS HOME IS IN MOVE-IN CONDITION. HAS CENTRAL AIR CONDITIONING, LAUNDRY, AND MORE, CLOSE TO SHOPPING, GREAT RESTAURANTS, AND PUBLIC TRANSPORTATION. SUBJECT TO PARK MANAGEMENT APPROVAL.

12. 2026-02-21
    listed $260,000 Active 416-char remark

    Show marketing remark (416 chars)

    THIS BEAUTIFUL 3-BEDROOM, 2-BATH BUILT IN 2022 IS A RARE FIND IN THE PARK. YOU ' LL WALK INTO THE INVITING KITCHEN FEATURING A KITCHEN ISLAND AND TOTALLY PICTURE YOURSELF LIVING HERE. ONE OF THE LARGER DOUBLE WIDE HOMES AVAILABLE. THIS HOME IS IN MOVE-IN CONDITION. HAS CENTRAL AIR CONDITIONING, LAUNDRY, AND MORE, CLOSE TO SHOPPING, GREAT RESTAURANTS, AND PUBLIC TRANSPORTATION. SUBJECT TO PARK MANAGEMENT APPROVAL.

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 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: $35,800
• − Mortgage interest: −$13,724
• − Property taxes: −$1,935
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$7,127
• Taxable income: $6,061
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $8,250/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 · 7 photos

Good 80/100 None rehab

This 3-bedroom, 2-bath home built in 2022 is in excellent condition and move-in ready. It offers a modern kitchen, hardwood floors, and a well-maintained exterior. Potential buyers and renters will appreciate the home's curb appeal and updated features.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Updating the kitchen backsplash — A modern backsplash can improve the kitchen's aesthetic and resale value.
• Both Upgrading the flooring — New flooring can improve the home's appearance and increase its rental value.
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters.
• Both Upgrading the appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Updating the kitchen backsplash — A modern backsplash can improve the kitchen's aesthetic and resale value. ↑
• Both Upgrading the flooring — New flooring can improve the home's appearance and increase its rental value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Upgrading the appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/renters. ↑

ⓘ 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

• 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): 56,033
• Household income: $62,900
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 4944.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 23% Two or more races 20% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 47% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 55% Other Indo-European 10% Tagalog/Filipino 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: ▼ -852.77%
• Current HPI: 545.8158
• Rent YoY: ▼ -1.26%
• 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

-5.8% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $245,000 CRMLS
• 2026-04-09 Relisted — CRMLS
• 2026-03-15 Pending — CRMLS
• 2026-02-21 Listed $260,000 CRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,935 · +1.4% YoY. Source: county tax records.