24425 Woolsey Canyon Rd Spc 96 · Los Angeles, CA 91304

$99,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 58 Days on market

Built 1980 $87/sqft · 33% below area Est $150k · 33% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Stunning manufactured home in the desirable gated Summit Mobile Home Park of West Hills. This bright, contemporary space features new laminate flooring, a modern kitchen with stainless steel appliances, recessed lighting, and a primary bath with both a large soaking tub and walk-in shower. Enjoy drought-resistant landscaping, mature trees for privacy, an attached carport, updated electrical and plumbing, and fresh paint inside and out. The pet-friendly community offers a pool, spa, clubhouse, and available RV parking, with nearby walking, hiking, and biking trails. Conveniently located near shopping, freeways, and just fifteen minutes from Westfield Topanga and The Village.

Key facts

• Manufactured home
• Modern kitchen
• 2 garage spots

Tags

• MANUFACTURED HOME
• GATED SUMMIT MOBILE HOME PARK
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• DROUGHT-RESISTANT LANDSCAPING
• MATURE TREES FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.9% 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); 122 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 $4,331/mo this rent would consume 58% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 4.34% ✓
• Cap rate: 39.88%
• Cash-on-cash: 119.96%
• DSCR: 6.34
• GRM: 1.9

CMA / ARV

• ARV (median comp): $150,000
• List price: $99,900
• Delta: -33.40%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24425 Woolsey Canyon Rd #92	0.00mi	2/2.0	1,152 (0%)	1mo	$193,000	$168	99
24425 Woolsey Canyon Rd #132	0.00mi	3/2.0 (+1)	1,143 (-1%)	2mo	$150,000	$131	92
24303 Woolsey Canyon Rd #19	0.28mi	3/2.0 (+1)	1,152 (0%)	2mo	$180,000	$156	80
24425 Woolsey Canyon Rd #85	0.00mi	2/2.0	1,056 (-8%)	10mo	$145,000	$137	78
24425 Woolsey Canyon Rd #169	0.00mi	2/2.0	1,056 (-8%)	10mo	$129,000	$122	78
24425 Woolsey Canyon Rd #87	0.00mi	3/2.0 (+1)	1,200 (+4%)	14mo	$147,000	$123	76
24303 Woolsey Cyn #154	0.28mi	2/2.0	1,152 (0%)	14mo	$100,000	$87	75
24425 Woolsey Canyon Rd #8	0.00mi	2/2.0	1,056 (-8%)	15mo	$106,000	$100	73
24425 Woolsey Cyn #141	0.00mi	3/2.0 (+1)	1,296 (+12%)	14mo	$152,000	$117	63
24303 Woolsey Cyn #26	0.28mi	2/2.0	1,248 (+8%)	19mo	$149,000	$119	57
24303 Woolsey Canyon Rd #111	0.28mi	2/2.0	1,248 (+8%)	23mo	$159,000	$127	54

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: —
• Equity multiple: 6.18×
• Total profit: $144,963
• Equity at exit: $14,895

10-year hold

• IRR: —
• Equity multiple: 11.77×
• Total profit: $301,217
• Equity at exit: $8,638

Cash invested: $27,972 (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: 122
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $4,331 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$42
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $2,728

Break-even live

Break-even rent $877

Max offer price $99,900

Occupancy floor 32%

Sensitivity live

Price	-10% $2,785	-5% $2,757	+0% $2,728	+5% $2,700	+10% $2,672
Rent	-10% $2,386	-5% $2,557	+0% $2,728	+5% $2,900	+10% $3,071
Rate	-1.0pp $2,779	-0.5pp $2,754	base $2,728	+0.5pp $2,703	+1.0pp $2,676

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: $24,975
• Closing costs: $2,997
• 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	19d	1	0.97mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.37mi
9552 Ventura Way Chatsworth, CA	3.0	2.0	900	$4,200	$4.67	44d	1	1.38mi

Listing history 50 events

1. 2026-06-18
   days on market $99,900 Active 58 DOM
2. 2026-06-17
   days on market $99,900 Active 57 DOM
3. 2026-06-16
   days on market $99,900 Active 56 DOM
4. 2026-06-15
   days on market $99,900 Active 55 DOM
5. 2026-06-13
   days on market $99,900 Active 53 DOM
6. 2026-06-09
   days on market $99,900 Active 49 DOM
7. 2026-06-08
   days on market $99,900 Active 48 DOM
8. 2026-06-07
   days on market $99,900 Active 47 DOM
9. 2026-06-04
   days on market $99,900 Active 44 DOM
10. 2026-06-03
    days on market $99,900 Active 43 DOM
11. 2026-06-02
    days on market $99,900 Active 42 DOM
12. 2026-06-01
    days on market $99,900 Active 41 DOM
13. 2026-05-31
    days on market $99,900 Active 40 DOM
14. 2026-04-21
    listed $99,900 Active 682-char remark

    Show marketing remark (682 chars)

    Stunning manufactured home in the desirable gated Summit Mobile Home Park of West Hills. This bright, contemporary space features new laminate flooring, a modern kitchen with stainless steel appliances, recessed lighting, and a primary bath with both a large soaking tub and walk-in shower. Enjoy drought-resistant landscaping, mature trees for privacy, an attached carport, updated electrical and plumbing, and fresh paint inside and out. The pet-friendly community offers a pool, spa, clubhouse, and available RV parking, with nearby walking, hiking, and biking trails. Conveniently located near shopping, freeways, and just fifteen minutes from Westfield Topanga and The Village.

15. 2026-04-12
    historical
16. 2026-03-02
    price $100,000
17. 2025-12-20
    status Active
18. 2025-11-30
    listed $110,000 Active
19. 2025-11-29
    historical
20. 2024-04-05
    historical
21. 2024-03-21
    status Active
22. 2024-02-15
    listed $125,000 Active
23. 2024-01-24
    historical
24. 2024-01-20
    price $125,000
25. 2023-10-28
    price $120,000
26. 2023-09-10
    price $130,000
27. 2023-08-24
    status Active
28. 2023-08-19
    historical
29. 2023-06-30
    status Active
30. 2023-06-12
    status Pending Sale
31. 2023-06-09
    status Active
32. 2023-04-06
    price $150,000
33. 2023-04-01
    price $159,000
34. 2023-02-17
    listed $169,900 Active
35. 2022-06-27
    soldstatus $139,900 Closed Sale
36. 2022-05-12
    status Pending Sale
37. 2022-03-09
    status Active
38. 2022-02-28
    status Pending Sale
39. 2022-02-05
    historical Active Under Contract
40. 2021-10-08
    listed $139,900 Active
41. 2021-09-04
    historical
42. 2021-08-11
    price $120,000
43. 2021-02-04
    listed $125,000 Active
44. 2020-04-03
    historical
45. 2020-02-20
    price $124,888
46. 2019-10-03
    listed $144,999 Active
47. 2019-10-01
    historical
48. 2019-08-02
    listed $149,000 Active
49. 2012-01-01
    historical
50. 2011-05-12
    listed $49,995 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: $716 · $60/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$44/yr (+$4/mo · 6.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone D · 60% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,971
• − Mortgage interest: −$5,596
• − Property taxes: −$716
• − Insurance: −$1,314
• − Repairs & maintenance: −$4,158
• − Management: −$4,158
• − Depreciation: −$2,906
• Taxable income: $33,124
• Est. tax owed @ 24.0%: −$7,950
• After-tax cash flow: $24,791/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

Price history

+25.0% since first listed

51 events — show timeline

• 2026-04-21 Listed $99,900 CRMLS
• 2026-04-12 Listing Removed — CRMLS
• 2026-03-02 Price Changed $100,000 CRMLS
• 2025-12-20 Relisted — CRMLS
• 2025-11-30 Listed $110,000 CRMLS
• 2025-11-29 Coming Soon — CRMLS
• 2024-04-05 Listing Removed — CRMLS
• 2024-03-21 Relisted — CRMLS
• 2024-02-15 Listed $125,000 CRMLS
• 2024-01-24 Listing Removed — CRMLS
• 2024-01-20 Price Changed $125,000 CRMLS
• 2023-10-28 Price Changed $120,000 CRMLS
• 2023-09-10 Price Changed $130,000 CRMLS
• 2023-08-24 Relisted — CRMLS
• 2023-08-19 Listing Removed — CRMLS
• 2023-06-30 Relisted — CRMLS
• 2023-06-12 Pending — CRMLS
• 2023-06-09 Relisted — CRMLS
• 2023-04-06 Price Changed $150,000 CRMLS
• 2023-04-01 Price Changed $159,000 CRMLS
• 2023-02-17 Listed $169,900 CRMLS
• 2022-06-27 Sold (MLS) $139,900 CRMLS
• 2022-05-12 Pending — CRMLS
• 2022-03-09 Relisted — CRMLS
• 2022-02-28 Pending — CRMLS
• 2022-02-05 Contingent — CRMLS
• 2021-10-08 Listed $139,900 CRMLS
• 2021-09-04 Listing Removed — CRMLS
• 2021-08-11 Price Changed $120,000 CRMLS
• 2021-02-04 Listed $125,000 CRMLS
• 2020-04-03 Listing Removed — CRMLS
• 2020-02-20 Price Changed $124,888 CRMLS
• 2019-10-03 Listed $144,999 CRMLS
• 2019-10-01 Listing Removed — CRMLS
• 2019-08-02 Listed $149,000 CRMLS
• 2012-01-01 Listing Removed — CRMLS
• 2011-05-12 Listed $49,995 CRMLS
• 2009-10-28 Listing Removed — CRMLS
• 2009-09-14 Price Changed $20,000 CRMLS
• 2009-08-31 Price Changed $25,000 CRMLS
• 2009-08-18 Price Changed $35,000 CRMLS
• 2009-08-11 Price Changed $40,000 CRMLS
• 2009-07-20 Listed $45,000 CRMLS
• 2009-07-11 Listing Removed — CRMLS
• 2009-03-16 Relisted — CRMLS
• 2009-03-02 Listing Removed — CRMLS
• 2009-02-26 Relisted — CRMLS
• 2009-02-12 Listing Removed — CRMLS
• 2008-09-25 Listed $44,975 CRMLS
• 2006-05-01 Sold (MLS) $79,900 CRMLS
• 2005-11-28 Listed $79,900 CRMLS

Property tax history

+3.3%/yr

Latest (2025): $716 · +3.3% YoY. Source: county tax records.