4201 Topanga Canyon Blvd #136 · Topanga, CA 91364

$369,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 106 Days on market

Built 2000 $311/sqft · at area comps Est $355k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +6.0/10.0
• ARV discount +5.7/15.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rent Controlled Park! Now offered at a new price! Located within the highly regarded Las Virgenes Unified School District, this well-maintained 3-bedroom, 2-bath manufactured home offers a great opportunity for buyers seeking comfortable living in a prime Woodland Hills location. NO AGE RESTRICTION! Offering 1,188 square feet of living space, this home provides a comfortable layout with a spacious living area, functional kitchen, in-unit laundry, generously sized bedrooms, a covered backyard space, a detached storage room and a wide covered carport able of parking 2-3 cars tandem style. The home features an open and inviting interior, abundant natural light, and a practical floor plan designed for everyday living. The primary bedroom includes its own private bathroom, while the additional bedrooms offer flexibility for guests, family, or a home office. Situated within a well-established community in a prime Woodland Hills location, residents enjoy convenient access to nearby shopping, dining, parks, and major freeways. The home also includes dedicated guest parking and access to community amenities like a community pool and hall to hang out or host festivities. This is a great opportunity for buyers seeking affordable homeownership in one of the San Fernando Valley's most convenient pockets. Buyer must obtain park approval. Monthly Land Lease Fee is $1,526

Key facts

• Community hall
• Wide covered carport
• Community pool

Tags

• COVERED BACKYARD SPACE
• DETACHED STORAGE ROOM
• WIDE COVERED CARPORT
• IN-UNIT LAUNDRY
• COMMUNITY POOL
• COMMUNITY HALL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $369k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $336k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.6% in Topanga — 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 55/100 on livability (#846 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools A, crime A; Watch: amenities F, commute F, cost of living F.
• Las Virgenes Unified (suburban): math 55% / reading 70% proficiency, ranked #58 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.5%/yr); 182 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 39% of the median local income ($133k/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 $3k of loan paydown is wiped out by about $11k 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 106 days — a 9% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $354,675
• List price: $369,000
• Delta: 4.04%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4201 Topanga Canyon Blvd #40	0.00mi	3/2.0	1,255 (+6%)	6mo	$425,000	$339	86
4201 Topanga Canyon Blvd #130	0.00mi	2/2.0 (-1)	1,160 (-2%)	12mo	$190,000	$164	81
4201 Topanga Canyon Blvd #51	0.00mi	2/2.0 (-1)	1,123 (-6%)	11mo	$370,000	$329	77
4201 Topanga Canyon Blvd #31	0.07mi	2/2.0 (-1)	1,250 (+5%)	10mo	$385,000	$308	75
4201 Topanga Canyon Blvd #102	0.00mi	2/2.0 (-1)	1,120 (-6%)	15mo	$228,000	$204	73
4201 Topanga Canyon Blvd #62	0.07mi	2/2.0 (-1)	1,050 (-12%)	3mo	$270,000	$257	70
4201 Topanga Canyon Blvd #178	0.07mi	3/2.0	1,296 (+9%)	18mo	$219,000	$169	67
4201 Topanga Canyon Blvd #110	0.00mi	3/2.0	1,027 (-14%)	13mo	$360,000	$351	66
4201 Topanga Canyon Blvd #23	0.07mi	2/2.0 (-1)	1,040 (-12%)	14mo	$329,000	$316	59
4201 Topanga Canyon Blvd #98	0.00mi	4/2.0 (+1)	1,350 (+14%)	16mo	$340,000	$252	59

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $4,436
• Equity at exit: $55,019

10-year hold

• IRR: 7.8%
• Equity multiple: 1.52×
• Total profit: $53,458
• Equity at exit: $31,904

Cash invested: $103,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91364

• Rents YoY: -0.5%
• Active inventory: 182
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,332 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $1,210

Break-even live

Break-even rent $2,800

Max offer price $369,000

Occupancy floor 67%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 Canoga Dr Woodland Hills, CA	3.0	2.0	1490	$4,995	$3.35	15d	1	0.49mi
4532 Ensenada Dr Woodland Hills, CA	2.0	1.0	800	$2,590	$3.24	7d	1	0.75mi
22263 Buena Ventura St Woodland Hills, CA	3.0	3.0	1350	$6,450	$4.78	19d	1	0.77mi
21905 Viscanio Rd Woodland Hills, CA	3.0	2.0	1228	$4,450	$3.62	24d	1	0.80mi
1188 Aztec Topanga, CA	3.0	2.0	1410	$4,500	$3.19	43d	1	0.86mi
4973 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	890	$2,850	$3.20	43d	1	0.97mi
4406 Coloma Ave Woodland Hills, CA	2.0	2.0	830	$3,395	$4.09	43d	1	1.02mi
5020 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	800	$3,700	$4.62	5d	1	1.04mi
22025 Lopez St Woodland Hills, CA	2.0	1.0	927	$4,250	$4.58	24d	1	1.12mi
5007 Canoga Ave Woodland Hills, CA	3.0	2.0	1383	$4,850	$3.51	43d	1	1.22mi
22034 Galvez St Woodland Hills, CA	3.0	2.0	1331	$4,200	$3.16	22d	1	1.26mi
22632 Cass Ave Woodland Hills, CA	3.0	2.0	1459	$4,300	$2.95	43d	1	1.31mi
5177 Topanga Canyon Blvd Unit 1 Woodland Hills, CA	2.0	1.0	1400	$2,600	$1.86	4d	1	1.31mi
22204 Avenue San Luis Woodland Hills, CA	4.0	2.0	1480	$5,875	$3.97	3d	1	1.41mi

Listing history 38 events

1. 2026-06-18
   days on market $369,000 Active 106 DOM
2. 2026-06-17
   days on market $369,000 Active 105 DOM
3. 2026-06-16
   days on market $369,000 Active 104 DOM
4. 2026-06-15
   days on market $369,000 Active 103 DOM
5. 2026-06-13
   days on market $369,000 Active 101 DOM
6. 2026-06-13
   days on market $369,000 Active 100 DOM
7. 2026-06-09
   days on market $369,000 Active 97 DOM
8. 2026-06-08
   days on market $369,000 Active 96 DOM
9. 2026-06-07
   days on market $369,000 Active 95 DOM
10. 2026-06-04
    days on market $369,000 Active 92 DOM
11. 2026-06-03
    days on market $369,000 Active 91 DOM
12. 2026-06-02
    days on market $369,000 Active 90 DOM
13. 2026-06-01
    days on market $369,000 Active 89 DOM
14. 2026-05-31
    days on market $369,000 Active 88 DOM
15. 2026-04-14
    price $369,000 1378-char remark

    Show marketing remark (1378 chars)

    Rent Controlled Park! Now offered at a new price! Located within the highly regarded Las Virgenes Unified School District, this well-maintained 3-bedroom, 2-bath manufactured home offers a great opportunity for buyers seeking comfortable living in a prime Woodland Hills location. NO AGE RESTRICTION! Offering 1,188 square feet of living space, this home provides a comfortable layout with a spacious living area, functional kitchen, in-unit laundry, generously sized bedrooms, a covered backyard space, a detached storage room and a wide covered carport able of parking 2-3 cars tandem style. The home features an open and inviting interior, abundant natural light, and a practical floor plan designed for everyday living. The primary bedroom includes its own private bathroom, while the additional bedrooms offer flexibility for guests, family, or a home office. Situated within a well-established community in a prime Woodland Hills location, residents enjoy convenient access to nearby shopping, dining, parks, and major freeways. The home also includes dedicated guest parking and access to community amenities like a community pool and hall to hang out or host festivities. This is a great opportunity for buyers seeking affordable homeownership in one of the San Fernando Valley's most convenient pockets. Buyer must obtain park approval. Monthly Land Lease Fee is $1,526

16. 2026-03-04
    listed $385,000 Active 1378-char remark

    Show marketing remark (1378 chars)

    Rent Controlled Park! Now offered at a new price! Located within the highly regarded Las Virgenes Unified School District, this well-maintained 3-bedroom, 2-bath manufactured home offers a great opportunity for buyers seeking comfortable living in a prime Woodland Hills location. NO AGE RESTRICTION! Offering 1,188 square feet of living space, this home provides a comfortable layout with a spacious living area, functional kitchen, in-unit laundry, generously sized bedrooms, a covered backyard space, a detached storage room and a wide covered carport able of parking 2-3 cars tandem style. The home features an open and inviting interior, abundant natural light, and a practical floor plan designed for everyday living. The primary bedroom includes its own private bathroom, while the additional bedrooms offer flexibility for guests, family, or a home office. Situated within a well-established community in a prime Woodland Hills location, residents enjoy convenient access to nearby shopping, dining, parks, and major freeways. The home also includes dedicated guest parking and access to community amenities like a community pool and hall to hang out or host festivities. This is a great opportunity for buyers seeking affordable homeownership in one of the San Fernando Valley's most convenient pockets. Buyer must obtain park approval. Monthly Land Lease Fee is $1,526

17. 2026-01-27
    historical
18. 2026-01-13
    price $385,000
19. 2025-10-24
    price $410,000
20. 2025-10-23
    status Active
21. 2025-10-20
    historical Active Under Contract
22. 2025-07-28
    listed $420,000 Active
23. 2024-07-08
    soldstatus $337,904 Closed Sale
24. 2024-06-05
    historical Active Under Contract
25. 2024-05-24
    status Active
26. 2024-05-17
    status Pending Sale
27. 2024-05-08
    listed $349,900 Active
28. 2024-04-24
    price
29. 2024-03-01
    listed Active
30. 2015-12-09
    soldstatus $140,000 Closed
31. 2015-12-03
    status Pending
32. 2015-10-27
    listed $149,000 Active
33. 2007-02-17
    historical
34. 2007-02-17
    historical
35. 2006-03-01
    soldstatus $152,000
36. 2005-12-01
    listed $155,000
37. 2005-08-03
    listed $169,900
38. 2005-08-03
    listed $169,900

ⓘ 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: $1,482 · $123/mo
• Projected year-2 tax: $2,804 · $234/mo
• Expected delta: +$1,323/yr (+$110/mo · 89.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,985
• − Mortgage interest: −$20,670
• − Property taxes: −$1,482
• − Insurance: −$1,845
• − Repairs & maintenance: −$4,159
• − Management: −$4,159
• − Depreciation: −$10,735
• Taxable income: $8,936
• Est. tax owed @ 24.0%: −$2,145
• After-tax cash flow: $12,376/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: Las Virgenes Unified
• NCES district ID: 0621000
• Math proficiency: 55% ▼ -4.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $118,374
• Composite: 59.63/100
• National rank: #907
• State rank: #58 of 517 in CA

Livability — Topanga

• Score: 55/100
• State rank: #846
• US rank: #23336

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topanga, CA
• County: Los Angeles County · 9,444,647 people
• City population: 6,315
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,748
• Household income: $132,854
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 899.0

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 0.57)
• Race & ethnicity: White 63% Hispanic / Latino 14% Two or more races 11% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 65% English-only · Other Indo-European 11% Spanish 8% Russian/Polish/Slavic 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: ▼ -776.49%
• Current HPI: 362.9341
• Rent YoY: ▼ -0.51%
• 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

+117.2% since first listed

24 events — show timeline

• 2026-04-14 Price Changed $369,000 TheMLS
• 2026-03-04 Listed $385,000 TheMLS
• 2026-01-27 Listing Removed — CRMLS
• 2026-01-13 Price Changed $385,000 CRMLS
• 2025-10-24 Price Changed $410,000 CRMLS
• 2025-10-23 Relisted — CRMLS
• 2025-10-20 Contingent — CRMLS
• 2025-07-28 Listed $420,000 CRMLS
• 2024-07-08 Sold (MLS) $337,904 CRMLS
• 2024-06-05 Contingent — CRMLS
• 2024-05-24 Relisted — CRMLS
• 2024-05-17 Pending — CRMLS
• 2024-05-08 Listed $349,900 CRMLS
• 2024-04-24 Price Changed — TheMLS
• 2024-03-01 Listed — TheMLS
• 2015-12-09 Sold (MLS) $140,000 CRMLS
• 2015-12-03 Pending — CRMLS
• 2015-10-27 Listed $149,000 CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2006-03-01 Sold (MLS) $152,000 CRMLS
• 2005-12-01 Listed $155,000 CRMLS
• 2005-08-03 Listed $169,900 CRMLS
• 2005-08-03 Listed $169,900 CRMLS

Property tax history

+64.8%/yr

Latest (2025): $1,482 · +64.8% YoY. Source: county tax records.