24425 Woolsey Canyon Rd #114 · Los Angeles, CA 91304

$189,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 52 Days on market

Built 1989 Est $199k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful 4-bedroom, 2-bathroom manufactured residence offering 1,792 sq ft of thoughtfully designed living space. From its spacious layout to its stylish finishes, this home provides comfort, functionality, and charm. Nestled in the Summit gated community of West Hills, you’ll also enjoy access to wonderful amenities in a peaceful, secure setting. Enjoy relaxing or entertaining on the two-level front patio, featuring both a covered area for shade and an open space to soak in the sun—perfect for any time of day. Step inside to an open-concept layout featuring a spacious living room, dining area, and kitchen—all accentuated by vaulted ceilings, striking

Key facts

• Ample cabinetry
• Garden window
• Open-concept layout

Tags

• TWO-LEVEL FRONT PATIO
• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GARDEN WINDOW
• LARGE PRIMARY BEDROOM
• SIZABLE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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 falling (-3.2%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,933/mo this rent would consume 66% of the median local household income ($90k/yr) (locally 2821% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 2.61% ✓
• Cap rate: 22.74%
• Cash-on-cash: 58.75%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $198,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24425 Woolsey Canyon Rd #55	0.00mi	3/2.0 (-1)	1,680 (-6%)	16mo	$149,000	$89	71
24425 Woolsey Canyon Rd #130	0.00mi	4/3.0	1,536 (-14%)	4mo	$170,000	$111	69

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: 53.9%
• Equity multiple: 3.27×
• Total profit: $120,011
• Equity at exit: $28,181

10-year hold

• IRR: 57.9%
• Equity multiple: 5.94×
• Total profit: $261,425
• Equity at exit: $16,341

Cash invested: $52,920 (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 91304

• Rents YoY: -3.2%
• Active inventory: 121
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $4,933 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $2,591

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 42%

Sensitivity live

Price	-10% $2,722	-5% $2,656	+0% $2,591	+5% $2,526	+10% $2,460
Rent	-10% $2,201	-5% $2,396	+0% $2,591	+5% $2,786	+10% $2,981
Rate	-1.0pp $2,686	-0.5pp $2,639	base $2,591	+0.5pp $2,542	+1.0pp $2,492

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Box Canyon Rd Canoga Park, CA	3.0	2.0	1500	$7,000	$4.67	2d	1	0.67mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	20d	1	0.97mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.37mi
990 Alta Vista Rd Simi Valley, CA	3.0	3.5	1880	$5,200	$2.77	44d	1	1.41mi

Listing history 2 events

1. 2026-06-16
   remarks 681-char remark
2. 2026-06-16
   listed $189,000 Active 52 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,196
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$4,736
• − Management: −$4,736
• − Depreciation: −$5,498
• Taxable income: $29,860
• Est. tax owed @ 24.0%: −$7,166
• After-tax cash flow: $23,925/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

• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,474
• Household income: $90,007
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 2821.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 42% White 32% Asian 17% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Scotch-Irish 2% Romanian 2% Slovak 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 34% 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: ▼ -805.65%
• Current HPI: 351.4216
• Rent YoY: ▼ -3.21%
• 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