4201 Topanga Canyon Blvd #61 · Topanga, CA 91364

$325,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 150 Days on market

Built 2004 Good condition $260/sqft · 11% below area Est $365k · 11% under ↓ 18% since listing

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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
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There is a lot to love about this home: a well put together floor plan that offers THREE BEDROOMS and TWO FULL BATHROOMS; newer construction from 2004; brand new air conditioning; and completely repainted interior with hard flooring everywhere. There's even a wood burning fireplace with chimney. And if you've been looking at homes this year, it's hard to find something like this for under $400k. The home has been well maintained during its lifetime and is ready to move in. With the primary bedroom at the other end of the home, you will not only enjoy added privacy, but also partake of the panoramic view outside your window. This bedroom has direct access to the back porch, where you can soak in the view everyday while enjoying coffee or reading a favorite book. This all ages park features mature trees and landscaping, and the added amenities of a heated swimming pool, clubhouse with kitchen, billiards, and RV storage. And don't forget you are still close to many things, with easy access to the freeway and all the things Woodland Hills has to offer. Or forget it all and turn right on Topanga and head to the beach! Let's go!

Key facts

• Panoramic view
• Heated swimming pool
• 2 parking spots

Tags

• WELL PUT TOGETHER FLOOR PLAN
• BRAND NEW AIR CONDITIONING
• WOOD BURNING FIREPLACE
• PANORAMIC VIEW
• DIRECT ACCESS TO BACK PORCH
• HEATED SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Topanga — 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 55/100 on livability (#846 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A; Watch: amenities F, commute F, cost of living F.
• Las Virgenes Unified (suburban): math 55% / reading 70% proficiency, ranked #58 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Chaparral Elementary (math 75% / reading 75%, grade A, #91 of 1,571 statewide, top 6%, 537 students, 18% FRL); Alice C. Stelle Middle (math 40% / reading 68%, grade B-, #79 of 498 statewide, top 16%, 760 students, 17% FRL); Calabasas High (math 34% / reading 70%, grade D+, #296 of 1,170 statewide, top 27%, 1,817 students, 23% FRL).
• Market conditions: Rents soft (-0.5%/yr); 182 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 39% of the median local income ($133k/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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $91k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.34% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $364,528
• List price: $325,000
• Delta: -10.84%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4201 Topanga Canyon Blvd #40	0.00mi	3/2.0	1,255 (+1%)	6mo	$425,000	$339	94
4201 Topanga Canyon Blvd #31	0.07mi	2/2.0 (-1)	1,250 (+0%)	10mo	$385,000	$308	83
4201 Topanga Canyon Blvd #178	0.07mi	3/2.0	1,296 (+4%)	18mo	$219,000	$169	75
4201 Topanga Canyon Blvd #130	0.00mi	2/2.0 (-1)	1,160 (-7%)	12mo	$190,000	$164	73
4201 Topanga Canyon Blvd #51	0.00mi	2/2.0 (-1)	1,123 (-10%)	11mo	$370,000	$329	69
4201 Topanga Canyon Blvd #98	0.00mi	4/2.0 (+1)	1,350 (+8%)	16mo	$340,000	$252	68
4201 Topanga Canyon Blvd #102	0.00mi	2/2.0 (-1)	1,120 (-10%)	16mo	$228,000	$204	65

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: 9.3%
• Equity multiple: 1.35×
• Total profit: $32,131
• Equity at exit: $48,459

10-year hold

• IRR: 16.0%
• Equity multiple: 2.14×
• Total profit: $103,869
• Equity at exit: $28,100

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91364

• Rents YoY: -0.5%
• Active inventory: 182
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,357 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$915
• Net cashflow: $1,534

Break-even live

Break-even rent $2,415

Max offer price $325,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,718	-5% $1,626	+0% $1,534	+5% $1,442	+10% $1,350
Rent	-10% $1,190	-5% $1,362	+0% $1,534	+5% $1,706	+10% $1,878
Rate	-1.0pp $1,698	-0.5pp $1,617	base $1,534	+0.5pp $1,450	+1.0pp $1,364

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 Canoga Dr Woodland Hills, CA	3.0	2.0	1490	$4,995	$3.35	16d	1	0.49mi
4532 Ensenada Dr Woodland Hills, CA	2.0	1.0	800	$2,590	$3.24	9d	1	0.75mi
22263 Buena Ventura St Woodland Hills, CA	3.0	3.0	1350	$6,450	$4.78	20d	1	0.77mi
21905 Viscanio Rd Woodland Hills, CA	3.0	2.0	1228	$4,450	$3.62	26d	1	0.80mi
1188 Aztec Topanga, CA	3.0	2.0	1410	$4,500	$3.19	45d	1	0.86mi
4973 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	890	$2,850	$3.20	45d	1	0.97mi
4406 Coloma Ave Woodland Hills, CA	2.0	2.0	830	$3,395	$4.09	45d	1	1.02mi
5020 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	800	$3,700	$4.62	7d	1	1.04mi
22025 Lopez St Woodland Hills, CA	2.0	1.0	927	$4,250	$4.58	26d	1	1.12mi
5007 Canoga Ave Woodland Hills, CA	3.0	2.0	1383	$4,850	$3.51	45d	1	1.22mi
22034 Galvez St Woodland Hills, CA	3.0	2.0	1331	$4,200	$3.16	23d	1	1.26mi
22632 Cass Ave Woodland Hills, CA	3.0	2.0	1459	$4,300	$2.95	45d	1	1.31mi
5177 Topanga Canyon Blvd Unit 1 Woodland Hills, CA	2.0	1.0	1400	$2,600	$1.86	5d	1	1.31mi
22204 Avenue San Luis Woodland Hills, CA	4.0	2.0	1480	$5,875	$3.97	4d	1	1.41mi

Listing history 27 events

1. 2026-06-21
   days on market $325,000 Active 150 DOM
2. 2026-06-18
   days on market $325,000 Active 147 DOM
3. 2026-06-17
   days on market $325,000 Active 146 DOM
4. 2026-06-16
   days on market $325,000 Active 145 DOM
5. 2026-06-15
   days on market $325,000 Active 144 DOM
6. 2026-06-13
   days on market $325,000 Active 142 DOM
7. 2026-06-13
   days on market $325,000 Active 141 DOM
8. 2026-06-09
   days on market $325,000 Active 138 DOM
9. 2026-06-08
   days on market $325,000 Active 137 DOM
10. 2026-06-07
    days on market $325,000 Active 136 DOM
11. 2026-06-04
    days on market $325,000 Active 133 DOM
12. 2026-06-03
    days on market $325,000 Active 132 DOM
13. 2026-06-02
    days on market $325,000 Active 131 DOM
14. 2026-06-01
    days on market $325,000 Active 130 DOM
15. 2026-05-31
    days on market $325,000 Active 129 DOM
16. 2026-03-19
    price $325,000 1141-char remark

    Show marketing remark (1141 chars)

    There is a lot to love about this home: a well put together floor plan that offers THREE BEDROOMS and TWO FULL BATHROOMS; newer construction from 2004; brand new air conditioning; and completely repainted interior with hard flooring everywhere. There's even a wood burning fireplace with chimney. And if you've been looking at homes this year, it's hard to find something like this for under $400k. The home has been well maintained during its lifetime and is ready to move in. With the primary bedroom at the other end of the home, you will not only enjoy added privacy, but also partake of the panoramic view outside your window. This bedroom has direct access to the back porch, where you can soak in the view everyday while enjoying coffee or reading a favorite book. This all ages park features mature trees and landscaping, and the added amenities of a heated swimming pool, clubhouse with kitchen, billiards, and RV storage. And don't forget you are still close to many things, with easy access to the freeway and all the things Woodland Hills has to offer. Or forget it all and turn right on Topanga and head to the beach! Let's go!

17. 2026-01-22
    listed $349,000 Active 1141-char remark

    Show marketing remark (1141 chars)

    There is a lot to love about this home: a well put together floor plan that offers THREE BEDROOMS and TWO FULL BATHROOMS; newer construction from 2004; brand new air conditioning; and completely repainted interior with hard flooring everywhere. There's even a wood burning fireplace with chimney. And if you've been looking at homes this year, it's hard to find something like this for under $400k. The home has been well maintained during its lifetime and is ready to move in. With the primary bedroom at the other end of the home, you will not only enjoy added privacy, but also partake of the panoramic view outside your window. This bedroom has direct access to the back porch, where you can soak in the view everyday while enjoying coffee or reading a favorite book. This all ages park features mature trees and landscaping, and the added amenities of a heated swimming pool, clubhouse with kitchen, billiards, and RV storage. And don't forget you are still close to many things, with easy access to the freeway and all the things Woodland Hills has to offer. Or forget it all and turn right on Topanga and head to the beach! Let's go!

18. 2025-12-01
    historical
19. 2025-11-06
    price $349,000
20. 2025-10-16
    listed $360,000 Active
21. 2025-10-10
    historical
22. 2025-08-13
    listed $375,000 Active
23. 2025-08-07
    historical
24. 2025-07-30
    listed $375,000 Active
25. 2025-07-28
    historical
26. 2025-06-20
    price $379,000
27. 2025-05-28
    listed $395,000 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: $815 · $68/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,655/yr (+$138/mo · 203.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,279
• − Mortgage interest: −$18,205
• − Property taxes: −$815
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,182
• − Management: −$4,182
• − Depreciation: −$9,455
• Taxable income: $13,815
• Est. tax owed @ 24.0%: −$3,316
• After-tax cash flow: $15,093/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 80/100 Cosmetic rehab

This well-maintained, newer construction home with a good condition score is ready to move in. It offers a good ROI with updates that would significantly increase its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — improves both resale and rental value
• Resale update kitchen appliances — modernizes the space
• Resale update bathrooms — enhances overall appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — improves both resale and rental value ↑
• Resale update kitchen appliances — modernizes the space ↑
• Resale update bathrooms — enhances overall appeal ↑

ⓘ 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: Las Virgenes Unified
• NCES district ID: 0621000
• Math proficiency: 55% ▼ -4.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $118,374
• Composite: 59.63/100
• National rank: #907
• State rank: #58 of 517 in CA

Livability — Topanga

• Score: 55/100
• State rank: #846
• US rank: #23336

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topanga, CA
• County: Los Angeles County · 9,444,647 people
• City population: 6,315
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,748
• Household income: $132,854
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 899.0

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: White 63% Hispanic / Latino 14% Two or more races 11% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 65% English-only · Other Indo-European 11% Spanish 8% Russian/Polish/Slavic 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: ▼ -776.49%
• Current HPI: 362.9341
• Rent YoY: ▼ -0.51%
• 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

-17.7% since first listed

12 events — show timeline

• 2026-03-19 Price Changed $325,000 CRMLS
• 2026-01-22 Listed $349,000 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-06 Price Changed $349,000 CRMLS
• 2025-10-16 Listed $360,000 CRMLS
• 2025-10-10 Listing Removed — CRMLS
• 2025-08-13 Listed $375,000 CRMLS
• 2025-08-07 Listing Removed — CRMLS
• 2025-07-30 Listed $375,000 CRMLS
• 2025-07-28 Listing Removed — CRMLS
• 2025-06-20 Price Changed $379,000 CRMLS
• 2025-05-28 Listed $395,000 CRMLS

Property tax history

+5.9%/yr

Latest (2025): $815 · +5.9% YoY. Source: county tax records.