6545 Wilbur #39 · Los Angeles, CA 91335

$223,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 171 Days on market

Built 2020 Average condition $232/sqft · 59% above area

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Reseda manufactured home park. This newer 2 bedroom, 2 bath manufactured home is 960 SF and built in 2020. The spacious carpeted living space opens to the eat-in kitchen which features vinyl flooring (looks like wood), gas range, lots of counter space and spacious pantry. The hall bath has a bathtub/shower combo. The bedroom across from the hallbath features carpet , ceiling fan and large walk-in closet. The spacious primary bedroom features carpet, ceiling fan and large walk-in closet. The attached bathroom has dual sinks and a bathtub/shower combo. Unit has carport parking. Other features include central AC, Nest thermostat, laundry room and move-in ready. . Located in a family and pet friendly community that offers a pool, spa, BBQ areas and recreation room with a full kitchen. There is guest parking in the front of the park. Near public transportation, restaurants, shopping, schools and more!

Key facts

• Community pool
• Built 2020
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $223k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Recommended offer: $196k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 soft (-0.9%/yr); 124 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 38% of the median local income ($80k/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.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.14% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $140,000
• List price: $223,000
• Delta: 59.29%
• 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
6545 Wilbur Ave #18	0.00mi	2/2.0	1,040 (+8%)	1mo	$140,000	$135	85

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-3,900
• Equity at exit: $33,250

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $18,731
• Equity at exit: $19,281

Cash invested: $62,440 (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 91335

• Rents YoY: -0.9%
• Active inventory: 124
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $624

Break-even live

Break-even rent $1,756

Max offer price $223,000

Occupancy floor 70%

Sensitivity live

Price	-10% $750	-5% $687	+0% $624	+5% $561	+10% $498
Rent	-10% $423	-5% $524	+0% $624	+5% $725	+10% $825
Rate	-1.0pp $736	-0.5pp $681	base $624	+0.5pp $566	+1.0pp $508

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18557 W Victory Blvd Reseda, CA	1.0	1.0	550	$2,550	$4.64	45d	1	0.15mi
6610 Vanalden Ave Reseda, CA	1.0	1.0	715	$2,062	$2.88	23d	5	0.20mi
19119 Victory Blvd Reseda, CA	1.0	1.0	710	$1,925	$2.71	25d	1	0.26mi
19131 Victory Blvd Reseda, CA	2.0	2.0	953	$2,450	$2.57	0d	1	0.28mi
19131 Victory Blvd Reseda, CA	2.0	2.0	1081	$2,495	$2.31	45d	1	0.28mi
19144 Hamlin St #6 Reseda, CA	2.0	2.0	954	$3,200	$3.35	45d	1	0.28mi
18716 Haynes St Reseda, CA	1.0	1.0	600	$2,800	$4.67	45d	1	0.29mi
19143 Victory Blvd Reseda, CA	1.0–2.0	1.0–2.0	831	$2,495	$3.00	0d	6	0.29mi
19022 Sylvan St Tarzana, CA	2.0	2.0	1000	$4,990	$4.99	18d	1	0.31mi
19155 Victory Blvd Reseda, CA	2.0	2.0	953	$2,495	$2.62	45d	1	0.31mi
19155 Victory Blvd Reseda, CA	1.0	1.0	764	$1,950	$2.55	25d	1	0.31mi
19201 Friar St Tarzana, CA	2.0	2.0	850	$3,100	$3.65	45d	1	0.37mi
18855 Vanowen St Reseda, CA	1.0	1.0	600	$1,695	$2.83	45d	1	0.38mi
19235 Hamlin St #4 Reseda, CA	2.0	1.5	954	$2,900	$3.04	45d	1	0.38mi
19025 Bassett St Unit 19023 Reseda, CA	2.0	2.0	875	$2,750	$3.14	0d	1	0.47mi
6827 Yolanda Ave Reseda, CA	2.0	2.0	870	$3,250	$3.74	45d	1	0.49mi
6607 Aura Ave Reseda, CA	3.0	1.5	950	$3,400	$3.58	15d	1	0.51mi
6455 Reseda Blvd Reseda, CA	1.0	1.0	625	$2,049	$3.28	15d	5	0.54mi
6425 Reseda Blvd Reseda, CA	1.0–2.0	1.0	704	$2,749	$3.90	0d	8	0.55mi
6625 Reseda Blvd Reseda, CA	1.0	1.0	587	$2,195	$3.74	0d	2	0.57mi
6956 Wystone Ave Reseda, CA	1.0	1.0	690	$2,200	$3.19	45d	1	0.57mi
19401 Haynes St Reseda, CA	1.0	1.0	800	$1,750	$2.19	9d	1	0.59mi
6815 Baird Ave Unit 2 Reseda, CA	2.0	2.0	900	$2,350	$2.61	3d	1	0.60mi
19405 Haynes St Unit 9 Reseda, CA	1.0	1.0	700	$1,750	$2.50	18d	1	0.60mi
6955 Rhea Ave Reseda, CA	2.0	2.0	1000	$3,500	$3.50	6d	1	0.61mi
19419 Victory Blvd Unit 09 Reseda, CA	1.0	1.0	650	$1,695	$2.61	45d	1	0.63mi
18924 Vose St Reseda, CA	1.0	1.0	620	$2,145	$3.46	23d	1	0.63mi
6322 Reseda Blvd Reseda, CA	2.0	1.0–2.0	750	$2,500	$3.33	18d	8	0.65mi
6433 Shirley Ave Unit 7 Reseda, CA	2.0	1.5	1000	$2,495	$2.50	4d	1	0.66mi
6860 Aura Ave Reseda, CA	1.0	1.0	550	$2,200	$4.00	25d	1	0.66mi
6860 Aura Ave Reseda, CA	1.0	1.0	550	$2,200	$4.00	6d	1	0.66mi
6439 Shirley Ave Unit 3 Reseda, CA	1.0	1.0	650	$1,725	$2.65	18d	1	0.67mi
6933 Amigo Ave Reseda, CA	2.0	2.0	950	$2,850	$3.00	45d	1	0.67mi
6911 Baird Ave Unit 1/2 Reseda, CA	2.0	1.0	650	$2,295	$3.53	45d	1	0.68mi
18529 Calvert St Tarzana, CA	1.0	1.0	785	$2,175	$2.77	25d	1	0.70mi
6230 Reseda Blvd Tarzana, CA	1.0	1.0	817	$1,852	$2.27	4d	5	0.70mi
6210 Reseda Blvd Tarzana, CA	1.0	1.0	849	$2,195	$2.59	14d	1	0.72mi
6155 Reseda Blvd Tarzana, CA	2.0	2.0	833	$2,400	$2.88	25d	1	0.72mi
6727 Darby Ave Reseda, CA	1.0	1.0	775	$1,725	$2.23	45d	2	0.73mi
6150 Reseda Blvd Tarzana, CA	1.0	1.0	785	$1,895	$2.41	14d	1	0.76mi

Listing history 16 events

1. 2026-06-21
   days on market $223,000 Active 171 DOM
2. 2026-06-18
   days on market $223,000 Active 168 DOM
3. 2026-06-17
   days on market $223,000 Active 167 DOM
4. 2026-06-16
   days on market $223,000 Active 166 DOM
5. 2026-06-15
   days on market $223,000 Active 165 DOM
6. 2026-06-13
   days on market $223,000 Active 163 DOM
7. 2026-06-09
   days on market $223,000 Active 159 DOM
8. 2026-06-08
   days on market $223,000 Active 158 DOM
9. 2026-06-07
   days on market $223,000 Active 157 DOM
10. 2026-06-04
    days on market $223,000 Active 154 DOM
11. 2026-06-03
    days on market $223,000 Active 153 DOM
12. 2026-06-02
    days on market $223,000 Active 152 DOM
13. 2026-06-01
    days on market $223,000 Active 151 DOM
14. 2026-05-31
    days on market $223,000 Active 150 DOM
15. 2026-01-01
    listed $225,000 Active 920-char remark

    Show marketing remark (920 chars)

    Welcome to Reseda manufactured home park. This newer 2 bedroom, 2 bath manufactured home is 960 SF and built in 2020. The spacious carpeted living space opens to the eat-in kitchen which features vinyl flooring (looks like wood), gas range, lots of counter space and spacious pantry. The hall bath has a bathtub/shower combo. The bedroom across from the hallbath features carpet , ceiling fan and large walk-in closet. The spacious primary bedroom features carpet, ceiling fan and large walk-in closet. The attached bathroom has dual sinks and a bathtub/shower combo. Unit has carport parking. Other features include central AC, Nest thermostat, laundry room and move-in ready. . Located in a family and pet friendly community that offers a pool, spa, BBQ areas and recreation room with a full kitchen. There is guest parking in the front of the park. Near public transportation, restaurants, shopping, schools and more!

16. 2025-12-22
    historical $225,000 920-char remark

    Show marketing remark (920 chars)

    Welcome to Reseda manufactured home park. This newer 2 bedroom, 2 bath manufactured home is 960 SF and built in 2020. The spacious carpeted living space opens to the eat-in kitchen which features vinyl flooring (looks like wood), gas range, lots of counter space and spacious pantry. The hall bath has a bathtub/shower combo. The bedroom across from the hallbath features carpet , ceiling fan and large walk-in closet. The spacious primary bedroom features carpet, ceiling fan and large walk-in closet. The attached bathroom has dual sinks and a bathtub/shower combo. Unit has carport parking. Other features include central AC, Nest thermostat, laundry room and move-in ready. . Located in a family and pet friendly community that offers a pool, spa, BBQ areas and recreation room with a full kitchen. There is guest parking in the front of the park. Near public transportation, restaurants, shopping, schools and more!

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$201/yr (+$17/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,547
• − Mortgage interest: −$12,491
• − Property taxes: −$1,494
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − Depreciation: −$6,487
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $6,513/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

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bath manufactured home in Reseda Mobile Homes is in average condition with some cosmetic repairs needed. Painting the exterior and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Overgrown vegetation
• Minor Exterior paint — Some wear

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring — Updates kitchen and living space, improves resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation	Minor	$500–3,000
Exterior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring — Updates kitchen and living space, improves 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): 74,526
• Household income: $80,143
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 4285.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 28% Asian 13% Two or more races 12% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Scotch-Irish 2% Romanian 1% Italian 1%
• Foreign-born: 44% · Canada, Vietnam, Jamaica
• Languages at home: 35% English-only · Spanish 43% 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: ▼ -889.23%
• Current HPI: 460.7787
• Rent YoY: ▼ -0.93%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-01 Listed $225,000 CRMLS
• 2025-12-22 Coming Soon $225,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,494 · +1.8% YoY. Source: county tax records.