13691 Gavina Ave #566 · Los Angeles, CA 91342

$350,000

3 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 22 Days on market

Built 1989 Fair condition Est $300k · 17% over

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Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this epitome of modern living nestled in a serene, mountainous Sylmar community. Don't miss this opportunity to make this 3-bedroom, 2-bathroom manufactured home, boasting a spacious 1624 square feet your own. With its generous layout, modern amenities, and unbeatable location, it's the perfect place to create a lifetime of memories. This home is complemented by a larger than average kitchen with a center island, attached 2-car garage, laundry room, and an outdoor patio for entertaining friends or just relaxing. Other amenities include a community pool, 2 jacuzzis, a fenced play yard for children, gazebos, picnic area, and athletic courts. Santiago Estates is a quiet neighborhood of homes with wonderful neighbors. This is the opportunity to make this one your's!

Key facts

• Guest parking
• Breakfast nook
• Mountain views

Tags

• MOUNTAIN VIEWS
• GUEST PARKING
• HIGH VAULTED CEILINGS
• FIREPLACE
• SPACIOUS SIDE PATIO
• BREAKFAST NOOK

Property features AI

Finance

• Other: Pets allowed; Mountainous community setting
• Financial info: Monthly land lease payment (seller-provided amount)
• HOA & community: Park name: Santiago Estates; Rent includes pool; Land lease applies (monthly)

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site
• Construction: Year built per public records
• Exterior features: Community pool; Yard

Interior

• Kitchen: Refrigerator; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Formal entry; One-level home with front entry; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 flat; 183 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,861/mo this rent would consume 47% of the median local household income ($98k/yr) (locally 2559% 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 $2k of loan paydown is wiped out by about $10k 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 22 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,750 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $300,048
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina #609	0.00mi	3/2.0	1,624 (+2%)	1mo	$170,000	$105	96
13691 Gavina Ave #576	0.00mi	3/2.0	1,624 (+2%)	11mo	$260,000	$160	88
13691 Gavina Ave #418	0.00mi	3/2.0	1,540 (-4%)	15mo	$316,000	$205	82
13691 Gavina #566	0.00mi	3/2.0	1,624 (+2%)	20mo	$305,000	$188	80
13691 Gavina Ave #359	0.00mi	3/2.0	1,512 (-5%)	16mo	$320,000	$212	78
13691 Gavina #477	0.00mi	3/2.0	1,495 (-6%)	22mo	$235,000	$157	71

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-27,681
• Equity at exit: $52,186

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-15,544
• Equity at exit: $30,262

Cash invested: $98,000 (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 91342

• Rents YoY: 0.0%
• Active inventory: 183
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,861 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $631

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 79%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12707 Lazard St Sylmar, CA	3.0	2.0	1067	$3,700	$3.47	43d	1	0.34mi
12727 Shenley St Sylmar, CA	4.0	2.0	1631	$3,795	$2.33	5d	1	0.82mi
13191 Cranston Ave Sylmar, CA	3.0	2.0	1469	$4,250	$2.89	3d	1	0.89mi
13197 Tripoli Ave Sylmar, CA	3.0	2.0	1350	$3,500	$2.59	14d	1	1.01mi
13874 Aults Ave Sylmar, CA	4.0	2.5	1300	$4,250	$3.27	1d	1	1.21mi
13057 Gladstone Ave Sylmar, CA	4.0	2.0	1379	$6,500	$4.71	24d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $350,000 Active 22 DOM
2. 2026-06-17
   days on market $350,000 Active 21 DOM
3. 2026-06-16
   days on market $350,000 Active 20 DOM
4. 2026-06-15
   days on market $350,000 Active 19 DOM
5. 2026-06-13
   days on market $350,000 Active 17 DOM
6. 2026-06-09
   days on market $350,000 Active 13 DOM
7. 2026-06-08
   days on market $350,000 Active 12 DOM
8. 2026-06-07
   days on market $350,000 Active 11 DOM
9. 2026-06-04
   days on market $350,000 Active 8 DOM
10. 2026-06-03
    days on market $350,000 Active 7 DOM
11. 2026-06-02
    days on market $350,000 Active 6 DOM
12. 2026-06-01
    days on market $350,000 Active 5 DOM
13. 2026-05-31
    days on market $350,000 Active 4 DOM
14. 2026-05-27
    listed $350,000 Active
15. 2024-10-10
    soldstatus $305,000 Closed Sale 782-char remark

    Show marketing remark (782 chars)

    Discover this epitome of modern living nestled in a serene, mountainous Sylmar community. Don't miss this opportunity to make this 3-bedroom, 2-bathroom manufactured home, boasting a spacious 1624 square feet your own. With its generous layout, modern amenities, and unbeatable location, it's the perfect place to create a lifetime of memories. This home is complemented by a larger than average kitchen with a center island, attached 2-car garage, laundry room, and an outdoor patio for entertaining friends or just relaxing. Other amenities include a community pool, 2 jacuzzis, a fenced play yard for children, gazebos, picnic area, and athletic courts. Santiago Estates is a quiet neighborhood of homes with wonderful neighbors. This is the opportunity to make this one your's!

16. 2024-09-09
    status Pending Sale 782-char remark

    Show marketing remark (782 chars)

    Discover this epitome of modern living nestled in a serene, mountainous Sylmar community. Don't miss this opportunity to make this 3-bedroom, 2-bathroom manufactured home, boasting a spacious 1624 square feet your own. With its generous layout, modern amenities, and unbeatable location, it's the perfect place to create a lifetime of memories. This home is complemented by a larger than average kitchen with a center island, attached 2-car garage, laundry room, and an outdoor patio for entertaining friends or just relaxing. Other amenities include a community pool, 2 jacuzzis, a fenced play yard for children, gazebos, picnic area, and athletic courts. Santiago Estates is a quiet neighborhood of homes with wonderful neighbors. This is the opportunity to make this one your's!

17. 2024-08-24
    listed $275,000 Active 782-char remark

    Show marketing remark (782 chars)

    Discover this epitome of modern living nestled in a serene, mountainous Sylmar community. Don't miss this opportunity to make this 3-bedroom, 2-bathroom manufactured home, boasting a spacious 1624 square feet your own. With its generous layout, modern amenities, and unbeatable location, it's the perfect place to create a lifetime of memories. This home is complemented by a larger than average kitchen with a center island, attached 2-car garage, laundry room, and an outdoor patio for entertaining friends or just relaxing. Other amenities include a community pool, 2 jacuzzis, a fenced play yard for children, gazebos, picnic area, and athletic courts. Santiago Estates is a quiet neighborhood of homes with wonderful neighbors. This is the opportunity to make this one your's!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥97°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,332
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,707
• − Management: −$3,707
• − Depreciation: −$10,182
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $7,066/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 · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom manufactured home requires moderate renovations, focusing on the kitchen and exterior. Updates will significantly improve its resale and rental value.

Repairs flagged

• Major kitchen appliances — Signs of wear and tear
• Major kitchen cabinets — Signs of wear and tear

Value-add opportunities

• Resale update kitchen appliances — Modernizing the kitchen will attract more buyers
• Resale paint exterior — Fresh paint will improve curb appeal
• Both landscaping — Well-maintained landscaping will enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Signs of wear and tear	Major	$15,000–50,000
kitchen cabinets · Signs of wear and tear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale update kitchen appliances — Modernizing the kitchen will attract more buyers ↑
• Resale paint exterior — Fresh paint will improve curb appeal ↑
• Both landscaping — Well-maintained landscaping will enhance both 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): 93,301
• Household income: $98,118
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 2559.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 23% White 12% Asian 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Italian 1%
• Foreign-born: 36% · Canada, South Korea, Dominican Republic
• Languages at home: 32% English-only · Spanish 59% Tagalog/Filipino 4% Other Indo-European 3%

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: ▼ -921.77%
• Current HPI: 440.1462
• Rent YoY: ▬ 0.02%
• 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

+27.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $350,000 CRMLS
• 2024-10-10 Sold (MLS) $305,000 CRMLS
• 2024-09-09 Pending — CRMLS
• 2024-08-24 Listed $275,000 CRMLS

Property tax history

+21.1%/yr

Latest (2025): $578 · +21.1% YoY. Source: county tax records.