13260 Winfield St · Los Angeles, CA 91402

$599,900

5 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 8 Days on market

Built 1962 5,767 sqft lot $405/sqft · 29% below area Est $844k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Offer deadline is May 14 at 1:00 PM. Please submit highest and best offers by the deadline. Opportunity knocks in a quiet cul-de-sac pocket of Panorama City! This 5-bedroom, 2-bathroom two-story home offers 1,482 sqft of living space on a 5,765 sqft lot, featuring a private backyard with a pool and a recently replaced roof. Located near the I-5 and 170 freeways, this property provides convenient access to Burbank, North Hollywood, Glendale, and surrounding Valley areas, while still maintaining a peaceful residential setting. The home is in original condition and offers a blank canvas for renovation, ideal for investors, contractors, or buyers looking to customize and add value. With larger

Key facts

• Private backyard
• Existing pool
• Spacious lot

Tags

• PRIVATE BACKYARD
• RECENTLY REPLACED ROOF
• EXISTING POOL
• SPACIOUS LOT

Property features AI

Finance

• Other: Zoning: LAR1; Lot dimensions approximately 56 x 105; Lot acreage approximately 0.13 acres

Exterior

• Parking: Attached 2-car garage
• Utilities: Public/district water; Sewer connection in street
• Home design: Detached single-family home; Two-level
• Construction: Stucco exterior; Shingle roof; No foundation (listed as none)
• Exterior features: In-ground pool; Brick wall fence; No patio (listed as none)

Interior

• Flooring: Carpeted floors; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heating; No cooling
• Interior features: Ground-level entry with no steps; Family room fireplace
• Laundry & utility: Laundry in garage; Gas dryer hookup; Central water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $545k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (29.4% below list).
• Recommended offer: $424k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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-, crime F, cost of living 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.
• Zoned schools: Canterbury Avenue Elementary (612 students, 87% FRL); Richard E. Byrd Middle (1,105 students, 93% FRL); John H. Francis Polytechnic (math 42% / reading 59%, grade D+, #324 of 1,170 statewide, top 28%, 2,232 students, 94% FRL) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 84 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,237/mo this rent would consume 89% of the median local household income ($57k/yr) (locally 5301% 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 $4k of loan paydown is wiped out by about $18k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,696 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (median comp): $844,145
• List price: $599,900
• Delta: -28.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13260 Winfield St	0.00mi	5/2.0	1,482 (0%)	1mo	$651,000	$439	99
13130 Schoenborn St	0.26mi	4/2.0 (-1)	1,402 (-5%)	6mo	$885,000	$631	69
13116 Tonopah St	0.27mi	4/2.0 (-1)	1,332 (-10%)	3mo	$750,000	$563	63
13151 Crowley St	0.32mi	4/2.0 (-1)	1,358 (-8%)	4mo	$691,000	$509	63
13040 Wentworth St	0.55mi	4/2.0 (-1)	1,436 (-3%)	4mo	$850,000	$592	61
13069 Strathern St	0.69mi	5/2.0	1,436 (-3%)	4mo	$960,000	$669	59
13340 Roscoe Blvd	0.35mi	4/2.0 (-1)	1,583 (+7%)	14mo	$840,000	$531	56
8008 Greenbush Ave	0.72mi	4/2.0 (-1)	1,438 (-3%)	2mo	$865,000	$602	55
13009 Lorne St	0.62mi	4/2.0 (-1)	1,592 (+7%)	9mo	$825,000	$518	46
13524 Chase St	0.57mi	4/2.0 (-1)	1,666 (+12%)	5mo	$865,000	$519	44
9076-9078 Lev Ave	0.67mi	4/3.0 (-1)	1,613 (+9%)	6mo	$949,900	$589	40
8054 Lloyd Ave	0.58mi	4/2.0 (-1)	1,692 (+14%)	11mo	$960,000	$567	35

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-121,914
• Equity at exit: $89,447

10-year hold

• IRR: -17.1%
• Equity multiple: 0.10×
• Total profit: $-151,492
• Equity at exit: $51,868

Cash invested: $167,972 (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 91402

• Rents YoY: 1.9%
• Active inventory: 84
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,237 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$261 /mo · $3,136/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $-310

Break-even live

Break-even rent $4,629

Max offer price $545,132

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-140	+0% $-310	+5% $-480	+10% $-650
Rent	-10% $-645	-5% $-477	+0% $-310	+5% $-143	+10% $25
Rate	-1.0pp $-8	-0.5pp $-157	base $-310	+0.5pp $-465	+1.0pp $-624

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7847 Goodland Ave North Hollywood, CA	4.0	2.0	1682	$5,500	$3.27	45d	1	0.96mi
12514 W Andre LN Sun Valley, CA	4.0	3.0	1796	$3,700	$2.06	21d	1	1.05mi
14248 Roscoe Blvd Unit 14252 Panorama City, CA	4.0	3.0	1656	$4,095	$2.47	1d	1	1.36mi
14248 Roscoe Blvd Unit 14252 Panorama City, CA	4.0	3.0	1656	$4,095	$2.47	26d	1	1.36mi

Listing history 3 events

1. 2026-05-15
   status Pending 1146-char remark
2. 2026-05-06
   listed $599,900 Active 1146-char remark
3. 1986-07-11
   soldstatus $125,000

ⓘ 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: $3,136 · $261/mo
• Projected year-2 tax: $4,559 · $380/mo
• Expected delta: +$1,423/yr (+$119/mo · 45.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,844
• − Mortgage interest: −$33,604
• − Property taxes: −$3,136
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,067
• − Management: −$4,067
• − Depreciation: −$17,452
• Taxable loss: −$14,482
• Est. tax savings @ 24.0%: +$3,476
• After-tax cash flow: $-245/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

• 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): 65,754
• Household income: $57,369
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 5301.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Asian 15% White 12% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 50% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 63% Tagalog/Filipino 8% Other Indo-European 5%

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: ▼ -628.36%
• Current HPI: 530.4255
• Rent YoY: ▲ 1.88%
• 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

+420.8% since first listed

5 events — show timeline

• 2026-06-02 Sold (Public Records) $651,000 Public Records
• 2026-06-02 Sold (MLS) $651,000 TheMLS
• 2026-05-15 Pending — TheMLS
• 2026-05-06 Listed $599,900 TheMLS
• 1986-07-11 Sold (Public Records) $125,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,136 · +1.5% YoY. Source: county tax records.