11401 N Topanga Blvd #50 · Los Angeles, CA 91311

$245,995

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 112 Days on market

Built 2005 Fair condition $183/sqft · 11% above area Est $221k · 11% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• ARV discount +2.5/15.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2005 HALLMARK HOME, 2 BEDROOMS, 2 FULL BATHS, PLUS A BONUS ROOM THAT COULD BE USED AS THIRTH BEDROOM, CATHEDRAL CEILINGS, MASTER BEDROOM WITH A FULL BATH W/ DUAL SINKS & OVERSIZE SHOWER, SEPARATE UTILITY FOR WASHER & DRYER HOOK UPS, PARK AMENITIES INCLUDE; SPARKLING POOL, CLUBHOUSE WITH DINING AREA & FULL KITCHEN, POOL TABLE AND MUCH MORR.

Key facts

• 2 parking spots
• Community pool
• Built 2005

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $246k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $246k).
• Recommended offer: $224k (9.0% 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 rising (+3.4%/yr); 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $69k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

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 $223,855 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $221,180
• List price: $245,995
• Delta: 11.22%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11401 Topanga Canyon Blvd #35	0.06mi	3/2.0 (+1)	1,344 (0%)	6mo	$224,500	$167	88
11401 N Topanga #62	0.03mi	2/2.0	1,300 (-3%)	18mo	$210,000	$162	78
11401 Topanga Cyn	0.05mi	3/2.0 (+1)	1,456 (+8%)	2mo	$310,000	$213	77
11401 Topanga Cyn #23	0.06mi	3/2.0 (+1)	1,464 (+9%)	1mo	$241,000	$165	76
11401 Topanga #84	0.15mi	3/2.0 (+1)	1,200 (-11%)	5mo	$195,000	$163	66
11401 Topanga Canyon Blvd #120	0.06mi	3/2.0 (+1)	1,200 (-11%)	10mo	$221,807	$185	66

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $11,299
• Equity at exit: $36,679

10-year hold

• IRR: 14.1%
• Equity multiple: 2.16×
• Total profit: $79,557
• Equity at exit: $21,269

Cash invested: $68,879 (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: 192
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,142 high
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$307 /mo · $3,690/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $782

Break-even live

Break-even rent $2,152

Max offer price $245,995

Occupancy floor 70%

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: $61,499
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	43d	1	0.38mi
21224 Rinaldi St Chatsworth, CA	3.0	2.0	1389	$4,000	$2.88	3d	1	0.85mi
21420 Chatsworth St Chatsworth, CA	2.0	1.0	1040	$3,750	$3.61	7d	1	0.98mi
22210 James Alan Cir #8 Chatsworth, CA	3.0	2.5	1747	$3,850	$2.20	12d	1	1.02mi
10537 Variel Ave Chatsworth, CA	2.0	2.0	900	$2,995	$3.33	2d	1	1.29mi
20744 Bermuda St Chatsworth, CA	3.0	2.0	1677	$4,250	$2.53	43d	1	1.46mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	24d	1	1.47mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	22d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $245,995 Active 112 DOM
2. 2026-06-17
   days on market $245,995 Active 111 DOM
3. 2026-06-16
   days on market $245,995 Active 110 DOM
4. 2026-06-15
   days on market $245,995 Active 109 DOM
5. 2026-06-13
   days on market $245,995 Active 107 DOM
6. 2026-06-09
   days on market $245,995 Active 103 DOM
7. 2026-06-08
   days on market $245,995 Active 102 DOM
8. 2026-06-07
   days on market $245,995 Active 101 DOM
9. 2026-06-04
   days on market $245,995 Active 98 DOM
10. 2026-06-03
    days on market $245,995 Active 97 DOM
11. 2026-06-02
    days on market $245,995 Active 96 DOM
12. 2026-06-01
    days on market $245,995 Active 95 DOM
13. 2026-05-31
    days on market $245,995 Active 94 DOM
14. 2026-03-18
    price $259,995 359-char remark

    Show marketing remark (359 chars)

    2005 HALLMARK HOME, 2 BEDROOMS, 2 FULL BATHS, PLUS A BONUS ROOM THAT COULD BE USED AS THIRTH BEDROOM, CATHEDRAL CEILINGS, MASTER BEDROOM WITH A FULL BATH W/ DUAL SINKS & OVERSIZE SHOWER, SEPARATE UTILITY FOR WASHER & DRYER HOOK UPS, PARK AMENITIES INCLUDE; SPARKLING POOL, CLUBHOUSE WITH DINING AREA & FULL KITCHEN, POOL TABLE AND MUCH MORR.

15. 2026-02-26
    listed $199,950 Active 359-char remark

    Show marketing remark (359 chars)

    2005 HALLMARK HOME, 2 BEDROOMS, 2 FULL BATHS, PLUS A BONUS ROOM THAT COULD BE USED AS THIRTH BEDROOM, CATHEDRAL CEILINGS, MASTER BEDROOM WITH A FULL BATH W/ DUAL SINKS & OVERSIZE SHOWER, SEPARATE UTILITY FOR WASHER & DRYER HOOK UPS, PARK AMENITIES INCLUDE; SPARKLING POOL, CLUBHOUSE WITH DINING AREA & FULL KITCHEN, POOL TABLE AND MUCH MORR.

ⓘ 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: $37,703
• − Mortgage interest: −$13,780
• − Property taxes: −$3,690
• − Insurance: −$1,230
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − Depreciation: −$7,156
• Taxable income: $5,815
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $7,990/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 · 2 photos

Fair 45/100 Moderate rehab

The home shows average condition with some exterior wear and overgrown landscaping. Painting the exterior and trimming the landscaping would significantly improve its curb appeal and value.

Repairs flagged

• Minor Siding — Light wear and discoloration
• Minor Landscaping — Overgrown plants and debris

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Light wear and discoloration	Minor	$500–3,000
Landscaping · Overgrown plants and debris	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental 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: 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

+30.0% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $259,995 CRMLS
• 2026-02-26 Listed $199,950 CRMLS