21001 Plummer #37 · Los Angeles, CA 91311

$280,000

2 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 64 Days on market

Built 2023 Good condition $267/sqft · 50% above area Est $187k · 50% over

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Why this score? — see what drove the D+ 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully built 2023 home located in the desirable Sunburst Park Community in Chatsworth. This home offers a modern, open layout with high ceilings that create a bright and spacious feel throughout. The heart of the home features a large kitchen with an oversized island, perfect for entertaining, dining, and everyday living. Everything is brand new, from the flooring and cabinetry to the appliances and fixtures—giving you a true turnkey experience. Enjoy the benefits of low space rent, making this an excellent opportunity for both comfortable living and long-term value. This is a rare chance to own a newer construction home in a well-located community with modern finishes and a functional layout.

Key facts

• Newer construction
• Large kitchen
• Modern finishes

Tags

• LARGE KITCHEN
• OVERSIZED ISLAND
• NEWER CONSTRUCTION
• MODERN FINISHES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (1.2% below list).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 64 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $187,190
• List price: $280,000
• Delta: 49.58%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21001 Plummer St #50	0.04mi	2/2.0	1,040 (-1%)	7mo	$165,000	$159	91
21001 Plummer St #46	0.00mi	2/2.0	1,040 (-1%)	9mo	$210,000	$202	91
21001 Plummer #95	0.04mi	2/2.0	1,100 (+5%)	4mo	$153,000	$139	87
21001 Plummer St #66	0.00mi	2/2.0	1,060 (+1%)	16mo	$235,000	$222	85
21001 Plummer St #19	0.00mi	2/2.0	960 (-9%)	3mo	$170,000	$177	83
21500 Lassen St #136	0.37mi	3/2.0 (+1)	1,040 (-1%)	12mo	$289,000	$278	66
21500 Lassen St #193	0.45mi	2/2.0	1,000 (-5%)	6mo	$240,000	$240	66
21500 Lassen St #66	0.37mi	3/2.0 (+1)	1,120 (+7%)	9mo	$255,000	$228	59
21500 Lassen St #169	0.37mi	2/2.0	1,100 (+5%)	19mo	$275,000	$250	59
20652 Lassen St Unit 125 1/2	0.55mi	2/2.0	960 (-9%)	5mo	$200,000	$208	56
20652 Lassen St #130	0.55mi	2/2.0	973 (-7%)	13mo	$210,000	$216	51

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-16,051
• Equity at exit: $41,749

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $26,830
• Equity at exit: $24,209

Cash invested: $78,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,766 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $444

Break-even live

Break-even rent $2,204

Max offer price $280,000

Occupancy floor 79%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9901 Independence Ave Unit D Chatsworth, CA	2.0	2.0	1096	$3,400	$3.10	44d	1	0.43mi
9920 De Soto Ave Chatsworth, CA	2.0	1.0	898	$2,295	$2.56	25d	3	0.49mi
21700 Septo St Chatsworth, CA	2.0	2.0	1200	$2,545	$2.12	15d	4	0.78mi
21700 Septo St Unit D207 Chatsworth, CA	2.0	2.0	1200	$2,595	$2.16	17d	1	0.78mi
21700 Septo St Unit D108 Chatsworth, CA	2.0	2.0	1200	$2,495	$2.08	44d	1	0.78mi
20341 Itasca St Unit B Chatsworth, CA	2.0	1.0	800	$2,900	$3.62	44d	1	0.82mi
21721 Septo St Chatsworth, CA	1.0	1.0	755	$1,775	$2.35	15d	2	0.83mi
10200 De Soto Ave Chatsworth, CA	1.0–2.0	1.0–2.0	925	$2,400	$2.59	15d	4	0.84mi
21744 Septo St Unit 219 Chatsworth, CA	1.0	1.0	770	$2,000	$2.60	25d	1	0.84mi
10017 Mason Ave Unit A Chatsworth, CA	2.0	1.0	870	$2,800	$3.22	25d	1	0.85mi
20431 Lassen St Chatsworth, CA	3.0	2.0	1272	$4,000	$3.14	19d	1	0.85mi
10216 Eton Ave Unit 110 Chatsworth, CA	2.0	2.5	1120	$2,898	$2.59	25d	1	0.85mi
10247 Variel Ave Chatsworth, CA	2.0	2.0	876	$2,725	$3.11	3d	2	0.88mi
9950 California 27 Unit 26 Chatsworth, CA	3.0	2.5	1474	$3,550	$2.41	44d	1	0.93mi
9950 California 27 Unit 26 Chatsworth, CA	3.0	2.5	1474	$3,550	$2.41	19d	1	0.93mi
21018 Gresham St Canoga Park, CA	2.0	2.0	825	$2,395	$2.90	22d	1	0.95mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	25d	1	0.97mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	22d	1	0.97mi
9733 Topanga Canyon Blvd Chatsworth, CA	2.0–3.0	2.0	1204	$2,935	$2.44	3d	4	0.97mi
8761 De Soto Ave Canoga Park, CA	1.0–3.0	1.5–2.5	1025	$2,920	$2.85	3d	8	0.98mi
9101 Topanga Canyon Blvd Chatsworth, CA	2.0	2.0	1022	$2,620	$2.56	8d	1	1.00mi
20221 Halsted St Chatsworth, CA	3.0	2.0	1368	$3,850	$2.81	44d	1	1.00mi
8930 Topanga Canyon Blvd Canoga Park, CA	2.0	1.0	850	$2,465	$2.90	2d	1	1.02mi
8731 De Soto Ave Apt 109 Canoga Park, CA	1.0	1.0	800	$1,795	$2.24	8d	1	1.03mi
9601 Comanche Ave Chatsworth, CA	3.0	2.0	1438	$4,200	$2.92	44d	1	1.03mi
10227 Mason Ave Chatsworth, CA	3.0	2.0	1060	$3,195	$3.01	8d	1	1.03mi
9752 Laramie Ave Chatsworth, CA	3.0	2.0	1393	$4,345	$3.12	44d	1	1.04mi
8710 Independence Ave #301 Canoga Park, CA	2.0	2.0	1134	$2,250	$1.98	25d	1	1.06mi
8700 De Soto Ave Canoga Park, CA	1.0–2.0	1.0–2.0	775	$2,695	$3.48	1d	2	1.06mi
20909 Parthenia St Canoga Park, CA	1.0–2.0	1.0–1.5	745	$2,438	$3.27	1d	6	1.07mi
21031 Parthenia St Canoga Park, CA	1.0–2.0	1.0–2.0	905	$2,584	$2.86	2d	9	1.07mi
8719 Variel Ave Canoga Park, CA	1.0–3.0	1.0–2.0	948	$2,532	$2.67	8d	3	1.08mi
21000 Parthenia St #17 Canoga Park, CA	1.0	1.0	700	$1,650	$2.36	44d	1	1.11mi
21040 Parthenia St #29 Canoga Park, CA	2.0	2.5	1065	$2,700	$2.54	44d	1	1.11mi
21350 Parthenia St Unit 108 Canoga Park, CA	2.0	2.0	1000	$2,495	$2.50	16d	1	1.16mi
20432 Gresham St Winnetka, CA	3.0	2.0	1313	$3,795	$2.89	44d	1	1.16mi
8805 Delco Ave Winnetka, CA	2.0	1.0	750	$2,650	$3.53	8d	1	1.18mi
21000 Bryant St #6 Canoga Park, CA	2.0	2.0	992	$2,600	$2.62	25d	1	1.19mi
20431 Acre St Winnetka, CA	1.0	1.0	800	$2,300	$2.88	25d	1	1.19mi
8750 Topanga Canyon Blvd Unit 6 Canoga Park, CA	2.0	2.0	900	$2,195	$2.44	17d	1	1.19mi

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 64 DOM
2. 2026-06-17
   days on market $280,000 Active 63 DOM
3. 2026-06-16
   days on market $280,000 Active 62 DOM
4. 2026-06-15
   days on market $280,000 Active 61 DOM
5. 2026-06-13
   days on market $280,000 Active 59 DOM
6. 2026-06-09
   days on market $280,000 Active 55 DOM
7. 2026-06-08
   days on market $280,000 Active 54 DOM
8. 2026-06-07
   days on market $280,000 Active 53 DOM
9. 2026-06-04
   days on market $280,000 Active 50 DOM
10. 2026-06-03
    days on market $280,000 Active 49 DOM
11. 2026-06-02
    days on market $280,000 Active 48 DOM
12. 2026-06-01
    days on market $280,000 Active 47 DOM
13. 2026-05-31
    days on market $280,000 Active 46 DOM
14. 2026-04-16
    price $280,000 729-char remark

    Show marketing remark (729 chars)

    Welcome to this beautifully built 2023 home located in the desirable Sunburst Park Community in Chatsworth. This home offers a modern, open layout with high ceilings that create a bright and spacious feel throughout. The heart of the home features a large kitchen with an oversized island, perfect for entertaining, dining, and everyday living. Everything is brand new, from the flooring and cabinetry to the appliances and fixtures—giving you a true turnkey experience. Enjoy the benefits of low space rent, making this an excellent opportunity for both comfortable living and long-term value. This is a rare chance to own a newer construction home in a well-located community with modern finishes and a functional layout.

15. 2026-04-15
    listed $260,000 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to this beautifully built 2023 home located in the desirable Sunburst Park Community in Chatsworth. This home offers a modern, open layout with high ceilings that create a bright and spacious feel throughout. The heart of the home features a large kitchen with an oversized island, perfect for entertaining, dining, and everyday living. Everything is brand new, from the flooring and cabinetry to the appliances and fixtures—giving you a true turnkey experience. Enjoy the benefits of low space rent, making this an excellent opportunity for both comfortable living and long-term value. This is a rare chance to own a newer construction home in a well-located community with modern finishes and a functional layout.

16. 2025-09-14
    historical
17. 2025-08-07
    listed $259,000 Active
18. 2025-06-11
    historical
19. 2025-05-17
    price $269,000
20. 2025-04-11
    listed $272,000 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: $1,874 · $156/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$254/yr (+$21/mo · 13.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,187
• − Mortgage interest: −$15,684
• − Property taxes: −$1,874
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − Depreciation: −$8,145
• Taxable income: $773
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $5,138/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 · 4 photos

Good 80/100 Cosmetic rehab

This 2023 manufactured home in Sunburst Park Community is in excellent condition with a modern, open layout and new finishes. It offers a turnkey experience with low space rent and is ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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

+2.9% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $280,000 CRMLS
• 2026-04-15 Listed $260,000 CRMLS
• 2025-09-14 Listing Removed — CRMLS
• 2025-08-07 Listed $259,000 CRMLS
• 2025-06-11 Listing Removed — CRMLS
• 2025-05-17 Price Changed $269,000 CRMLS
• 2025-04-11 Listed $272,000 CRMLS