10711 Sherman Grv #36 · Los Angeles, CA 91040

$175,000

2 bd · 1.5 ba · 1,000 sqft · Manufactured public records · 135 Days on market

Built 1963 Good condition $175/sqft · at area comps Est $135k · 30% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 2BR/2 Bath mobile home in desirable 55+ community. Bright, open floor plan w/ updated kitchen, flooring, and fixtures throughout. Move-in ready! Located near hills, parks, schools, shopping, and more. Low space rent. Quiet, well-maintained park. Great opportunity for comfortable & affordable living in a convenient location.

Key facts

• Open floor plan
• Desirable community
• Updated kitchen

Tags

• REMODELED MOBILE HOME
• UPDATED KITCHEN
• OPEN FLOOR PLAN
• QUIET WELL MAINTAINED PARK
• DESIRABLE COMMUNITY
• NEAR PARKS SCHOOLS SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 36% of the median local income ($98k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; list at $175k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.79%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $135,000
• List price: $175,000
• Delta: 29.63%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10799 Sherman Grv #76	0.08mi	2/1.0	960 (-4%)	12mo	$170,000	$177	77

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $39,768
• Equity at exit: $26,093

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $122,589
• Equity at exit: $15,131

Cash invested: $49,000 (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 91040

• Active inventory: 73
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,967 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,068

Break-even live

Break-even rent $1,615

Max offer price $175,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,189	-5% $1,129	+0% $1,068	+5% $1,008	+10% $947
Rent	-10% $834	-5% $951	+0% $1,068	+5% $1,185	+10% $1,303
Rate	-1.0pp $1,156	-0.5pp $1,113	base $1,068	+0.5pp $1,023	+1.0pp $977

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10799 Sherman Grove Ave Sunland, CA	1.0	1.0	900	$2,100	$2.33	44d	1	0.08mi
8640 Hillrose St Sunland, CA	1.0–2.0	1.0–1.5	841	$2,195	$2.61	3d	2	0.08mi
8561 Kyle St Sunland, CA	3.0	2.0	1214	$4,100	$3.38	44d	1	0.12mi
10500 Sherman Grove Ave Sunland, CA	1.0–2.0	1.0–2.0	749	$2,225	$2.97	3d	3	0.27mi
8541 Foothill Blvd Sunland, CA	1.0–3.0	1.0–2.0	837	$2,472	$2.95	0d	4	0.30mi
8421 Fenwick St Sunland, CA	3.0	2.0	1300	$4,680	$3.60	44d	1	0.30mi
8608 Foothill Blvd Sunland, CA	2.0	1.0–2.0	860	$2,300	$2.67	6d	2	0.33mi
10846 Scoville Ave Sunland, CA	3.0	2.0	1320	$3,990	$3.02	8d	1	0.45mi
10412 Eldora Ave Sunland, CA	3.0	3.0	1148	$3,700	$3.22	17d	1	0.54mi
11036 Scoville Ave Sunland, CA	3.0	1.0	1350	$3,800	$2.81	15d	1	0.57mi
10351 Scoville Ave Sunland, CA	2.0	2.0	1000	$3,250	$3.25	44d	1	0.59mi
10654 Nassau Ave Sunland, CA	3.0	2.0	1419	$4,000	$2.82	44d	1	0.62mi
10939 Nassau Ave Sunland, CA	3.0	2.0	1000	$3,000	$3.00	19d	1	0.65mi
10706 Rhodesia Ave Sunland, CA	3.0	1.5	1161	$3,500	$3.01	0d	1	0.76mi
7923 Wentworth St Sunland, CA	2.0	1.0	900	$3,000	$3.33	44d	1	0.91mi
7900 Kyle St Sunland, CA	3.0	1.5	1400	$3,600	$2.57	13d	1	0.92mi
11021 Whitegate Ave Sunland, CA	2.0	2.5	1000	$2,850	$2.85	44d	1	0.96mi
7837 Kyle St Sunland, CA	1.0	1.0	1100	$2,410	$2.19	17d	1	0.98mi
7828 Kyle St Sunland, CA	3.0	3.0	1200	$4,500	$3.75	15d	1	0.99mi
7826 Kyle St Sunland, CA	3.0	3.0	1200	$4,500	$3.75	16d	1	0.99mi
10529 Mount Gleason Ave Sunland, CA	3.0	2.0	1495	$4,300	$2.88	18d	1	1.06mi
10404 Jardine Ave Sunland, CA	2.0	1.0	960	$3,950	$4.11	44d	1	1.08mi
7847 Apperson St Sunland, CA	2.0	2.0	812	$3,500	$4.31	44d	1	1.09mi
10631 Tinker Ave Tujunga, CA	3.0	2.0	968	$3,450	$3.56	23d	1	1.10mi
10539 Tinker Ave Tujunga, CA	2.0	2.0	1468	$3,600	$2.45	23d	1	1.11mi
7767 Wyngate St Unit 101 Tujunga, CA	2.0	2.0	1040	$2,560	$2.46	21d	1	1.15mi
7802 Apperson St Sunland, CA	3.0	2.0	1200	$3,300	$2.75	25d	1	1.18mi
7738 Wyngate St Tujunga, CA	2.0	1.0	900	$3,000	$3.33	25d	1	1.21mi
10202 Jardine Ave Sunland, CA	2.0	1.0	800	$2,950	$3.69	44d	1	1.21mi
7730 Wyngate St Tujunga, CA	2.0	1.0	900	$3,000	$3.33	25d	1	1.21mi
10939 Christine Way Tujunga, CA	3.0	2.0	1000	$3,500	$3.50	44d	1	1.24mi
10604 Plainview Ave Tujunga, CA	2.0	1.0	768	$2,250	$2.93	44d	1	1.34mi
7612 Machrea St Tujunga, CA	1.0	1.0	900	$2,200	$2.44	16d	1	1.34mi
10554 Plainview Ave Tujunga, CA	2.0	1.0	1000	$3,500	$3.50	23d	1	1.35mi
10509 Wilsey Ave Unit Front Hous Tujunga, CA	2.0	1.0	920	$3,300	$3.59	25d	1	1.39mi
9813 Foothill Blvd Sylmar, CA	2.0	1.0	1050	$3,100	$2.95	44d	1	1.41mi
10507 Helendale Ave Tujunga, CA	2.0	2.0	860	$3,100	$3.60	44d	1	1.45mi
9850 Wentworth St Sunland, CA	2.0	2.0	983	$3,600	$3.66	25d	1	1.45mi
10602 Helendale Ave Tujunga, CA	3.0	2.0	1391	$3,750	$2.70	12d	1	1.45mi
10618 Johanna Ave Shadow Hills, CA	1.0	1.0	800	$2,200	$2.75	20d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 135 DOM
2. 2026-06-18
   days on market $175,000 Active 132 DOM
3. 2026-06-17
   days on market $175,000 Active 131 DOM
4. 2026-06-16
   days on market $175,000 Active 130 DOM
5. 2026-06-15
   days on market $175,000 Active 129 DOM
6. 2026-06-13
   days on market $175,000 Active 127 DOM
7. 2026-06-09
   days on market $175,000 Active 123 DOM
8. 2026-06-08
   days on market $175,000 Active 122 DOM
9. 2026-06-07
   days on market $175,000 Active 121 DOM
10. 2026-06-04
    days on market $175,000 Active 118 DOM
11. 2026-06-03
    days on market $175,000 Active 117 DOM
12. 2026-06-02
    days on market $175,000 Active 116 DOM
13. 2026-06-01
    days on market $175,000 Active 115 DOM
14. 2026-05-31
    days on market $175,000 Active 114 DOM
15. 2026-02-06
    listed $175,000 Active 353-char remark

    Show marketing remark (353 chars)

    Beautifully remodeled 2BR/2 Bath mobile home in desirable 55+ community. Bright, open floor plan w/ updated kitchen, flooring, and fixtures throughout. Move-in ready! Located near hills, parks, schools, shopping, and more. Low space rent. Quiet, well-maintained park. Great opportunity for comfortable & affordable living in a convenient location.

16. 2026-02-06
    historical

    Show marketing remark (353 chars)

    Beautifully remodeled 2BR/2 Bath mobile home in desirable 55+ community. Bright, open floor plan w/ updated kitchen, flooring, and fixtures throughout. Move-in ready! Located near hills, parks, schools, shopping, and more. Low space rent. Quiet, well-maintained park. Great opportunity for comfortable & affordable living in a convenient location.

17. 2025-09-12
    listed $250,000 Active
18. 2024-03-29
    soldstatus $76,000 Closed Sale
19. 2024-03-08
    status Pending Sale
20. 2024-02-29
    historical Active Under Contract
21. 2024-02-14
    listed $75,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,607
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$5,091
• Taxable income: $10,719
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $10,247/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 remodeled mobile home is move-in ready with updated kitchen and bathrooms, and a good condition overall. It offers a great opportunity for comfortable and affordable living in a convenient location.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace blinds with energy-efficient windows — Improved energy efficiency and better light control
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace blinds with energy-efficient windows — Improved energy efficiency and better light control ↑
• Both Install smart home devices — Enhances convenience and adds modern 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): 20,821
• Household income: $98,256
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 866.0

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 61% Hispanic / Latino 22% Two or more races 16% Asian 9% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 32% · Canada, South Korea
• Languages at home: 55% English-only · Other Indo-European 23% Spanish 14% Tagalog/Filipino 2%

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: ▼ -794.48%
• Current HPI: 408.964
• Rent YoY: —
• 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

+133.3% since first listed

7 events — show timeline

• 2026-02-06 Listing Removed — CRMLS
• 2026-02-06 Listed $175,000 CRMLS
• 2025-09-12 Listed $250,000 CRMLS
• 2024-03-29 Sold (MLS) $76,000 CRMLS
• 2024-03-08 Pending — CRMLS
• 2024-02-29 Contingent — CRMLS
• 2024-02-14 Listed $75,000 CRMLS

Property tax history

+2.9%/yr

Latest (2025): $256 · +2.9% YoY. Source: county tax records.