10799 Sherman Grove Ave #18 · Los Angeles, CA 91040

$165,000

1 bd · 1.0 ba · 650 sqft · Manufactured · 97 Days on market

Built 2008 $254/sqft · 25% above area Est $132k · 25% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this large lot, Cozy 1 bedroom, 1 bath mobile home located in a quiet and well-maintained mobile home park. This home features a bright living area, functional kitchen, and a comfortable bedroom with full bath. Enjoy low space rent and peaceful surroundings. Park is close to shopping, dining, and public transportation. Lots of mature trees and greenery. Stream , hiking trail and community room and community laundry available. Perfect for someone looking for affordable and simple living.

Key facts

• Functional kitchen
• Comfortable bedroom
• Bright living area

Tags

• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• COMFORTABLE BEDROOM
• LOW SPACE RENT
• PEACEFUL SURROUNDINGS
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 71 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $131,500
• List price: $165,000
• Delta: 25.48%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10711 Sherman Grove Ave #26	0.11mi	2/2.0 (+1)	700 (+8%)	5mo	$135,000	$193	69
8100 Foothill Blvd Unit SP67	0.75mi	1/1.0	672 (+3%)	14mo	$90,000	$134	48
8100 Foothill Blvd #11	0.75mi	1/1.0	616 (-5%)	17mo	$85,000	$138	42
8100 Foothill Blvd #11	0.75mi	1/1.0	616 (-5%)	17mo	$85,000	$138	42
8100 Foothill Blvd #80	0.74mi	1/1.0	612 (-6%)	18mo	$70,000	$114	41
8100 Foothill Blvd #71	0.72mi	1/1.0	624 (-4%)	24mo	$69,900	$112	40
8100 Foothill Blvd #40	0.74mi	2/1.0 (+1)	700 (+8%)	14mo	$89,900	$128	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,336
• Equity at exit: $24,602

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $27,307
• Equity at exit: $14,266

Cash invested: $46,200 (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 91040

• Active inventory: 71
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $367

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10647 Sherman Grove Ave Apt E Sunland, CA	1.0	1.0	500	$1,545	$3.09	24d	1	0.15mi
8640 Hillrose St Sunland, CA	1.0–2.0	1.0–1.5	841	$1,600	$1.90	2d	2	0.17mi
10635 Sherman Grove Ave Apt 5 Shadow Hills, CA	1.0	1.0	480	$2,000	$4.17	24d	1	0.17mi
10523 Floralita Ave Sunland, CA	1.0	1.0	514	$1,825	$3.55	10d	3	0.33mi
10500 Sherman Grove Ave Sunland, CA	1.0–2.0	1.0–2.0	749	$1,800	$2.40	2d	3	0.34mi
11012 Quill Ave Sunland, CA	1.0	1.5	601	$2,195	$3.65	24d	1	0.35mi
8541 Foothill Blvd Sunland, CA	1.0–3.0	1.0–2.0	837	$1,795	$2.14	1d	4	0.35mi
8946 Oswego St Unit ADU Shadow Hills, CA	—	1.0	350	$1,850	$5.29	43d	1	0.41mi
10730 Sunland Blvd Sun Valley, CA	1.0–2.0	1.0	850	$1,650	$1.94	3d	1	0.41mi
11032 Scoville Ave Sunland, CA	1.0	1.0	480	$2,000	$4.17	7d	1	0.48mi
10656 Nassau Ave Sunland, CA	1.0	1.0	603	$2,500	$4.15	43d	1	0.57mi
10321 Sherman Grove Ave Sunland, CA	1.0	1.0	485	$1,800	$3.71	17d	1	0.57mi
10425 Parr Ave Unit B Sunland, CA	1.0	1.0	600	$1,650	$2.75	20d	1	0.58mi
10920 Nassau Ave Sunland, CA	1.0	1.0	400	$2,000	$5.00	22d	1	0.58mi
10940 Nassau Ave Sunland, CA	1.0	1.0	450	$1,900	$4.22	43d	1	0.59mi
8231 Wyngate St Unit 09 Sunland, CA	1.0	1.0	665	$1,599	$2.40	14d	1	0.63mi
8231 Wyngate St Unit 17 Sunland, CA	1.0	1.0	665	$1,799	$2.71	14d	1	0.63mi
11040 Nassau Ave Sunland, CA	—	1.0	400	$1,750	$4.38	43d	1	0.65mi
10149 Langmuir Ave Sunland, CA	1.0	1.0	640	$2,600	$4.06	24d	1	1.00mi
10542 Tinker Ave Tujunga, CA	1.0	1.0	600	$1,800	$3.00	43d	1	1.09mi
7762 Foothill Blvd Tujunga, CA	1.0	1.0	578	$1,810	$3.13	1d	4	1.14mi
7766 Wyngate St #07 Tujunga, CA	1.0	1.0	641	$1,695	$2.64	43d	1	1.14mi
10943 Christine Way Tujunga, CA	1.0	1.0	600	$2,100	$3.50	43d	1	1.17mi
10438 Irma Ave Tujunga, CA	—	1.0	350	$1,650	$4.71	43d	1	1.19mi
10446 Kailua Ln Tujunga, CA	1.0	1.0	650	$1,750	$2.69	24d	1	1.27mi
10533 Fernglen Ave Tujunga, CA	1.0	1.0	660	$2,200	$3.33	43d	1	1.48mi
10407 McClemont Ave Tujunga, CA	1.0	1.0	750	$2,100	$2.80	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 97 DOM
2. 2026-06-17
   days on market $165,000 Active 96 DOM
3. 2026-06-16
   days on market $165,000 Active 95 DOM
4. 2026-06-15
   days on market $165,000 Active 94 DOM
5. 2026-06-13
   days on market $165,000 Active 92 DOM
6. 2026-06-09
   days on market $165,000 Active 88 DOM
7. 2026-06-08
   days on market $165,000 Active 87 DOM
8. 2026-06-07
   days on market $165,000 Active 86 DOM
9. 2026-06-04
   days on market $165,000 Active 83 DOM
10. 2026-06-03
    days on market $165,000 Active 82 DOM
11. 2026-06-02
    days on market $165,000 Active 81 DOM
12. 2026-06-01
    days on market $165,000 Active 80 DOM
13. 2026-05-31
    days on market $165,000 Active 79 DOM
14. 2026-03-13
    listed $165,000 Active 502-char remark

    Show marketing remark (502 chars)

    Welcome to this large lot, Cozy 1 bedroom, 1 bath mobile home located in a quiet and well-maintained mobile home park. This home features a bright living area, functional kitchen, and a comfortable bedroom with full bath. Enjoy low space rent and peaceful surroundings. Park is close to shopping, dining, and public transportation. Lots of mature trees and greenery. Stream , hiking trail and community room and community laundry available. Perfect for someone looking for affordable and simple living.

15. 2026-03-07
    historical
16. 2025-10-09
    listed $175,000 Active
17. 2009-01-12
    historical
18. 2008-10-17
    listed $70,000

ⓘ 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 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,895
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$4,800
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,950/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): 20,821
• Household income: $98,256
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 866.0

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 61% Hispanic / Latino 22% Two or more races 16% Asian 9% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 32% · Canada, South Korea
• Languages at home: 55% English-only · Other Indo-European 23% Spanish 14% Tagalog/Filipino 2%

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: ▼ -794.48%
• Current HPI: 408.964
• Rent YoY: —
• 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

+135.7% since first listed

5 events — show timeline

• 2026-03-13 Listed $165,000 CRMLS
• 2026-03-07 Listing Removed — CRMLS
• 2025-10-09 Listed $175,000 CRMLS
• 2009-01-12 Listing Removed — CRMLS
• 2008-10-17 Listed $70,000 CRMLS