24425 Woolsey Canyon Rd #145 · Los Angeles, CA 91304

$185,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 33 Days on market

Built 1983 Good condition Est $142k · 31% 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 +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Summit Mobilehome Park This Manufactured Home has 2 bedrooms +2 bathrooms, and a bonus room that can be an office, the kitchen offers new cabinets and plenty of space, a spacious laundry room with laundry hooks-up!! This beautiful home has a carport that allows up to 2 cars. Family and pet friendly community access to great amenities such as community pool, spa and clubhouse. Enjoy the peace, serenity and breathtaking views overlooking the San Fernando Valley in West Hills Call us today to schedule a viewing!!

Key facts

• Clubhouse
• Community pool
• Spa

Tags

• NEW CABINETS
• SPACIOUS LAUNDRY ROOM
• CARPORT
• COMMUNITY POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Living area reported by seller; Double body type (multi-unit/mobile designation)
• HOA & community: Part of an association; Monthly land lease of $1,790

Exterior

• Parking: Located in The Summit park
• Utilities: Private water; Private sewer
• Home design: Single-story residence; Mobile home remains on site; Mobile dimensions approximately 23 ft wide by 56 ft long
• Construction: Year built recorded by builder
• Exterior features: In-ground community pool; Situated in a mountainous area with hiking nearby; Located in a 0–1 unit/acre setting

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on main level
• Laundry & utility: Washer hookup; Gas and electric dryer hookups; Dryer hookup available in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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 $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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 2.34% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.13%
• DSCR: 3.41
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $141,696
• Comps found: 11

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: 47.2%
• Equity multiple: 2.97×
• Total profit: $101,812
• Equity at exit: $27,584

10-year hold

• IRR: 51.7%
• Equity multiple: 5.36×
• Total profit: $225,616
• Equity at exit: $15,995

Cash invested: $51,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $4,331 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$77
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $2,269

Break-even live

Break-even rent $1,459

Max offer price $185,000

Occupancy floor 43%

Sensitivity live

Price	-10% $2,373	-5% $2,321	+0% $2,269	+5% $2,216	+10% $2,164
Rent	-10% $1,927	-5% $2,098	+0% $2,269	+5% $2,440	+10% $2,611
Rate	-1.0pp $2,362	-0.5pp $2,316	base $2,269	+0.5pp $2,221	+1.0pp $2,172

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: $46,250
• Closing costs: $5,550
• 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 14 events

1. 2026-06-18
   days on market $185,000 Active 33 DOM
2. 2026-06-17
   days on market $185,000 Active 32 DOM
3. 2026-06-16
   days on market $185,000 Active 31 DOM
4. 2026-06-15
   days on market $185,000 Active 30 DOM
5. 2026-06-13
   days on market $185,000 Active 28 DOM
6. 2026-06-09
   days on market $185,000 Active 24 DOM
7. 2026-06-08
   days on market $185,000 Active 23 DOM
8. 2026-06-07
   days on market $185,000 Active 22 DOM
9. 2026-06-04
   days on market $185,000 Active 19 DOM
10. 2026-06-03
    days on market $185,000 Active 18 DOM
11. 2026-06-02
    days on market $185,000 Active 17 DOM
12. 2026-06-01
    days on market $185,000 Active 16 DOM
13. 2026-05-31
    days on market $185,000 Active 15 DOM
14. 2026-05-16
    listed $185,000 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: $452 · $38/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$954/yr (+$80/mo · 211.2%)

ⓘ 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: −$10,363
• − Property taxes: −$452
• − Insurance: −$1,739
• − Repairs & maintenance: −$4,158
• − Management: −$4,158
• − Depreciation: −$5,382
• Taxable income: $25,720
• Est. tax owed @ 24.0%: −$6,173
• After-tax cash flow: $21,051/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 · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, offering a move-in-ready living space.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Resale Replace countertops — Modernizes kitchen and adds value
• Both Install smart home devices — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Resale Replace countertops — Modernizes kitchen and adds value ↑
• Both Install smart home devices — Improves convenience and adds 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

• 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

1 event — show timeline

• 2026-05-16 Listed $185,000 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $452 · +4.1% YoY. Source: county tax records.