24303 Woolsey Canyon Rd #85 · Los Angeles, CA 91304

$199,000

3 bd · 2.0 ba · 1,896 sqft · Manufactured public records · 92 Days on market

Built 1980 Good condition $105/sqft · 43% above area Est $170k · 17% 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 MLS

Welcome to this beautifully upgraded 3-bedroom, 2-bathroom manufactured home offering 2,312 square feet of spacious living in the privately gated community of Mountain View Village. Thoughtfully maintained and enhanced with numerous major upgrades, this home provides comfort, style, and peace of mind. Recent improvements include a brand-new HVAC system, all new Milgard dual-pane windows and doors, a new water heater, newer roof, and fresh interior paint throughout, making this home truly move-in ready. A charming covered front patio welcomes you inside to a bright and centrally located living room, filled with natural light and seamlessly connected to the formal dining area, creating an inviting space ideal for everyday living and entertaining. The updated kitchen features quartz countertops, modern appliances, a large center island with countertop seating, and ample cabinet storage. Just off the kitchen is a cozy den or sitting area, perfect for a more intimate gathering space, reading nook, or media area. The spacious primary suite offers a relaxing retreat, complete with an ensuite bathroom featuring a private powder area, dual vanity, jetted soaking tub, and separate walk-in shower. Two additional guest bedrooms provide comfortable accommodations, with one offering convenient access to a guest ensuite bathroom that functions as both a private and hall-accessible bath for visitors. Adding to the home’s functionality is a separate laundry room equipped with built-in cabinetry and a utility sink, providing plenty of space and convenience for all your laundry needs. Outside, the home features a large covered carport with space for multiple vehicles, a storage shed for tools and outdoor equipment, and a small backyard area ideal for gardening or pets. Residents of Mountain View Village enjoy access to wonderful community amenities including a recreation center, pool, spa, and stunning panoramic views of the San Fernando Valley. Don’t miss the opportunity to own this spacious, upgraded home in one of West Hills’ most scenic gated communities.

Key facts

• Newer roof
• New water heater
• Fresh interior paint

Tags

• UPGRADED MANUFACTURED HOME
• NEW HVAC SYSTEM
• NEW MILGARD DUAL-PANE WINDOWS
• NEW WATER HEATER
• NEWER ROOF
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

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 ($5k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $4,952/mo this rent would consume 66% 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.49% ✓
• Cap rate: 22.78%
• Cash-on-cash: 58.89%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (median comp): $170,230
• List price: $199,000
• Delta: 22.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24303 Woolsey Canyon Rd #64	0.00mi	3/2.0	2,064 (+9%)	8mo	$175,000	$85	79
24303 Woolsey Canyon Cyn #39	0.00mi	2/2.0 (-1)	1,848 (-2%)	16mo	$230,000	$124	77
24303 Woolsey Canyon Rd #137	0.00mi	2/2.0 (-1)	1,968 (+4%)	15mo	$190,000	$97	76
24303 Woolsey Cyn #133	0.00mi	2/2.0 (-1)	1,782 (-6%)	21mo	$185,000	$104	68
24303 Woolsey Canyon Cyn #67	0.00mi	2/2.0 (-1)	1,744 (-8%)	21mo	$147,000	$84	64
24425 Woolsey Canyon Rd #55	0.28mi	3/2.0	1,680 (-11%)	16mo	$149,000	$89	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: 54.2%
• Equity multiple: 3.29×
• Total profit: $127,361
• Equity at exit: $29,672

10-year hold

• IRR: 58.3%
• Equity multiple: 6.01×
• Total profit: $278,897
• Equity at exit: $17,206

Cash invested: $55,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $4,952 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $2,735

Break-even live

Break-even rent $1,490

Max offer price $199,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,847	-5% $2,791	+0% $2,735	+5% $2,678	+10% $2,622
Rent	-10% $2,343	-5% $2,539	+0% $2,735	+5% $2,930	+10% $3,126
Rate	-1.0pp $2,835	-0.5pp $2,785	base $2,735	+0.5pp $2,683	+1.0pp $2,631

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.40mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	19d	1	0.75mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.08mi

Listing history 23 events

1. 2026-06-18
   days on market $199,000 Active 92 DOM
2. 2026-06-18
   price $199,000 Active 91 DOM
3. 2026-06-17
   days on market $209,000 Active 91 DOM
4. 2026-06-16
   days on market $209,000 Active 90 DOM
5. 2026-06-15
   days on market $209,000 Active 89 DOM
6. 2026-06-13
   days on market $209,000 Active 87 DOM
7. 2026-06-09
   days on market $209,000 Active 83 DOM
8. 2026-06-08
   days on market $209,000 Active 82 DOM
9. 2026-06-07
   days on market $209,000 Active 81 DOM
10. 2026-06-04
    days on market $209,000 Active 78 DOM
11. 2026-06-03
    days on market $209,000 Active 77 DOM
12. 2026-06-02
    days on market $209,000 Active 76 DOM
13. 2026-06-01
    days on market $209,000 Active 75 DOM
14. 2026-05-31
    days on market $209,000 Active 74 DOM
15. 2026-04-24
    price $209,000 2094-char remark

    Show marketing remark (2094 chars)

    Welcome to this beautifully upgraded 3-bedroom, 2-bathroom manufactured home offering 2,312 square feet of spacious living in the privately gated community of Mountain View Village. Thoughtfully maintained and enhanced with numerous major upgrades, this home provides comfort, style, and peace of mind. Recent improvements include a brand-new HVAC system, all new Milgard dual-pane windows and doors, a new water heater, newer roof, and fresh interior paint throughout, making this home truly move-in ready. A charming covered front patio welcomes you inside to a bright and centrally located living room, filled with natural light and seamlessly connected to the formal dining area, creating an inviting space ideal for everyday living and entertaining. The updated kitchen features quartz countertops, modern appliances, a large center island with countertop seating, and ample cabinet storage. Just off the kitchen is a cozy den or sitting area, perfect for a more intimate gathering space, reading nook, or media area. The spacious primary suite offers a relaxing retreat, complete with an ensuite bathroom featuring a private powder area, dual vanity, jetted soaking tub, and separate walk-in shower. Two additional guest bedrooms provide comfortable accommodations, with one offering convenient access to a guest ensuite bathroom that functions as both a private and hall-accessible bath for visitors. Adding to the home’s functionality is a separate laundry room equipped with built-in cabinetry and a utility sink, providing plenty of space and convenience for all your laundry needs. Outside, the home features a large covered carport with space for multiple vehicles, a storage shed for tools and outdoor equipment, and a small backyard area ideal for gardening or pets. Residents of Mountain View Village enjoy access to wonderful community amenities including a recreation center, pool, spa, and stunning panoramic views of the San Fernando Valley. Don’t miss the opportunity to own this spacious, upgraded home in one of West Hills’ most scenic gated communities.

16. 2026-03-18
    listed $219,000 Active 2094-char remark

    Show marketing remark (2094 chars)

    Welcome to this beautifully upgraded 3-bedroom, 2-bathroom manufactured home offering 2,312 square feet of spacious living in the privately gated community of Mountain View Village. Thoughtfully maintained and enhanced with numerous major upgrades, this home provides comfort, style, and peace of mind. Recent improvements include a brand-new HVAC system, all new Milgard dual-pane windows and doors, a new water heater, newer roof, and fresh interior paint throughout, making this home truly move-in ready. A charming covered front patio welcomes you inside to a bright and centrally located living room, filled with natural light and seamlessly connected to the formal dining area, creating an inviting space ideal for everyday living and entertaining. The updated kitchen features quartz countertops, modern appliances, a large center island with countertop seating, and ample cabinet storage. Just off the kitchen is a cozy den or sitting area, perfect for a more intimate gathering space, reading nook, or media area. The spacious primary suite offers a relaxing retreat, complete with an ensuite bathroom featuring a private powder area, dual vanity, jetted soaking tub, and separate walk-in shower. Two additional guest bedrooms provide comfortable accommodations, with one offering convenient access to a guest ensuite bathroom that functions as both a private and hall-accessible bath for visitors. Adding to the home’s functionality is a separate laundry room equipped with built-in cabinetry and a utility sink, providing plenty of space and convenience for all your laundry needs. Outside, the home features a large covered carport with space for multiple vehicles, a storage shed for tools and outdoor equipment, and a small backyard area ideal for gardening or pets. Residents of Mountain View Village enjoy access to wonderful community amenities including a recreation center, pool, spa, and stunning panoramic views of the San Fernando Valley. Don’t miss the opportunity to own this spacious, upgraded home in one of West Hills’ most scenic gated communities.

17. 2025-01-06
    soldstatus $165,000 Closed Sale 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

18. 2024-11-15
    status Pending Sale 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

19. 2024-11-05
    historical Active Under Contract 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

20. 2024-06-23
    status Active 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

21. 2024-05-08
    status Pending Sale 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

22. 2024-04-06
    historical Active Under Contract 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

23. 2024-03-27
    listed $189,000 Active 474-char remark

    Show marketing remark (474 chars)

    This home has incredible 2 bedroom and 2 bath Home has incredible hillside views. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise at the top of the community. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. This home has been newly remodeled throughout, new roof, new kitchen and much more. This is one of the finest homes in the area.

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$901/yr (+$75/mo · 147.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% 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: $59,423
• − Mortgage interest: −$11,147
• − Property taxes: −$611
• − Insurance: −$995
• − Repairs & maintenance: −$4,754
• − Management: −$4,754
• − Depreciation: −$5,789
• Taxable income: $31,373
• Est. tax owed @ 24.0%: −$7,529
• After-tax cash flow: $25,285/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 beautifully upgraded 3-bedroom, 2-bathroom manufactured home is move-in ready with recent major improvements, making it an excellent investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Resale interior paint touch-ups — fresh paint improves appearance
• Rental landscaping and curb appeal — attracts tenants with a well-maintained property

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Resale interior paint touch-ups — fresh paint improves appearance ↑
• Rental landscaping and curb appeal — attracts tenants with a well-maintained property ↑

ⓘ 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

+10.6% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $209,000 CRMLS
• 2026-03-18 Listed $219,000 CRMLS
• 2025-01-06 Sold (MLS) $165,000 CRMLS
• 2024-11-15 Pending — CRMLS
• 2024-11-05 Contingent — CRMLS
• 2024-06-23 Relisted — CRMLS
• 2024-05-08 Pending — CRMLS
• 2024-04-06 Contingent — CRMLS
• 2024-03-27 Listed $189,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $611 · +5.4% YoY. Source: county tax records.