6545 Wilbur #6 · Los Angeles, CA 91335

$289,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 43 Days on market

Built 2006 $232/sqft · 107% above area

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Why this score? — see what drove the B- 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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bathroom manufactured home, offering comfort, style, and convenience. Featuring a newer central A/C system and attractive wood-like flooring, this home has been thoughtfully updated and is move-in ready. Step inside to a spacious, open layout perfect for both relaxing and entertaining. The well-appointed kitchen flows seamlessly into the living and dining areas, while the generous bedrooms provide plenty of space for family or guests. Located in a friendly park that offers great amenities, including a sparkling pool, BBQ areas, and a recreation room with a full kitchen—perfect for hosting gatherings and community events. Don’t miss this opportunity to own a well-cared-for home in a welcoming neighborhood. Schedule your showing today!

Key facts

• 2 parking spots
• Community pool
• Built 2006

Property features AI

Finance

• Other: Located in Reseda mobile home park (RESEDA MPH); Manager approval required for multi-unit/park; Pets allowed — contact manager; Directions: South of Victory and West of Wilbur
• HOA & community: Land lease (monthly amount applies)

Exterior

• Parking: Two parking spaces; Two carport spaces
• Utilities: Public sewer; District/public water; Cable available
• Home design: Mobile home (24' x 52') — mobile home remains; Single-story; Entry at ground level
• Construction: Pier jacks foundation; Year built per public records
• Exterior features: Shed; Community pool; Sprinklers in front; Has a view; Paved access road with street lighting

Interior

• Kitchen: Open kitchen to family room; Granite countertops; Microwave; Refrigerator; Gas range; Dishwasher
• Bedrooms: All bedrooms located on the main level
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Bathtub in bathroom(s)
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-story home; All bedrooms on the main level; Turnkey condition; Entry at ground level
• Laundry & utility: Washer hookup; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-0.9%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,464/mo this rent would consume 52% of the median local household income ($80k/yr) (locally 4285% 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 $9k 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 43 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.
• Current owner paid $248k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $140,000
• List price: $289,900
• Delta: 107.07%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $7,274
• Equity at exit: $43,225

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $49,697
• Equity at exit: $25,065

Cash invested: $81,172 (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 91335

• Rents YoY: -0.9%
• Active inventory: 128
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,464 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $1,013

Break-even live

Break-even rent $2,182

Max offer price $289,900

Occupancy floor 66%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19050 Kittridge St Reseda, CA	3.0	1.5	1269	$3,500	$2.76	43d	1	0.15mi
6561 Vanalden Ave #3 Reseda, CA	3.0	1.5	1300	$3,500	$2.69	43d	1	0.21mi
19124 Hamlin St #5 Reseda, CA	3.0	1.5	1269	$3,700	$2.92	7d	1	0.24mi
19131 Victory Blvd Reseda, CA	2.0	2.0	1081	$2,495	$2.31	43d	1	0.28mi
19144 Hamlin St #6 Reseda, CA	2.0	2.0	954	$3,200	$3.35	43d	1	0.28mi
19143 Victory Blvd Reseda, CA	1.0–2.0	1.0–2.0	831	$2,450	$2.95	3d	5	0.29mi
19022 Sylvan St Tarzana, CA	2.0	2.0	1000	$4,990	$4.99	17d	1	0.31mi
19022 Sylvan St Tarzana, CA	4.0	3.0	1000	$4,990	$4.99	22d	1	0.31mi
19155 Victory Blvd Reseda, CA	2.0	2.0	953	$2,495	$2.62	43d	1	0.31mi
6704 Rhea Ave Reseda, CA	4.0	2.0	960	$4,100	$4.27	5d	1	0.35mi
19201 Friar St Tarzana, CA	2.0	2.0	850	$3,100	$3.65	43d	1	0.37mi
19235 Hamlin St #4 Reseda, CA	2.0	1.5	954	$2,900	$3.04	43d	1	0.38mi
6255 Sylvia Ave Tarzana, CA	3.0	2.0	1421	$4,300	$3.03	5d	1	0.49mi
6827 Yolanda Ave Reseda, CA	2.0	2.0	870	$3,250	$3.74	43d	1	0.49mi
19029 Calvert St Tarzana, CA	3.0	2.0	1156	$3,950	$3.42	22d	1	0.50mi
6607 Aura Ave Reseda, CA	3.0	1.5	950	$3,400	$3.58	14d	1	0.51mi
6425 Reseda Blvd Reseda, CA	1.0–2.0	1.0	704	$2,749	$3.90	2d	9	0.55mi
19339 Friar St Tarzana, CA	3.0	2.0	1400	$4,999	$3.57	19d	1	0.56mi
19349 Friar St Tarzana, CA	3.0	2.0	1443	$4,795	$3.32	43d	1	0.58mi
19214 Calvert St Reseda, CA	3.0	2.5	1500	$4,950	$3.30	43d	1	0.59mi
6815 Baird Ave Unit 2 Reseda, CA	2.0	2.0	900	$2,350	$2.61	2d	1	0.60mi
18919 Hart St Reseda, CA	3.0	2.0	1131	$3,650	$3.23	15d	1	0.60mi
6819 Baird Ave Unit 7 Reseda, CA	2.0	2.5	1200	$3,500	$2.92	43d	1	0.61mi
6955 Rhea Ave Reseda, CA	2.0	2.0	1000	$3,500	$3.50	5d	1	0.61mi
6825 Baird Ave Unit 109 Reseda, CA	2.0	2.0	1200	$2,400	$2.00	24d	1	0.62mi
6322 Reseda Blvd Reseda, CA	2.0	1.0–2.0	750	$2,500	$3.33	17d	8	0.65mi
6433 Shirley Ave Unit 7 Reseda, CA	2.0	1.5	1000	$2,495	$2.50	3d	1	0.66mi
7009 Claire Ave Reseda, CA	3.0	2.5	1200	$3,800	$3.17	43d	1	0.66mi
6933 Amigo Ave Reseda, CA	2.0	2.0	950	$2,850	$3.00	43d	1	0.67mi
6155 Reseda Blvd Tarzana, CA	2.0	2.0	833	$2,400	$2.88	24d	1	0.72mi
6944 Aura Ave Reseda, CA	3.0	2.0	1400	$3,695	$2.64	43d	1	0.73mi
7026 Tampa Ave Reseda, CA	3.0	2.5	1150	$3,450	$3.00	19d	1	0.76mi
19523 Friar St Tarzana, CA	3.0	2.0	1483	$4,295	$2.90	43d	1	0.78mi
19521 Welby Way Reseda, CA	2.0	1.0	1000	$2,875	$2.88	24d	1	0.78mi
6725 Belmar Ave Reseda, CA	4.0	2.0	1470	$5,200	$3.54	20d	1	0.79mi
19508 Hartland St Reseda, CA	2.0	2.0	700	$4,000	$5.71	43d	1	0.80mi
18840 Sherman Way Reseda, CA	1.0–2.0	1.0–2.0	925	$2,700	$2.92	5d	5	0.83mi
18601 Hatteras St Tarzana, CA	2.0	2.0	940	$2,622	$2.79	3d	3	0.87mi
6170 Melvin Ave Tarzana, CA	2.0	2.0	1475	$4,500	$3.05	43d	1	0.90mi
19145 Sherman Way Reseda, CA	2.0	2.0	1258	$3,095	$2.46	5d	1	0.91mi

Listing history 21 events

1. 2026-06-18
   days on market $289,900 Active 43 DOM
2. 2026-06-17
   days on market $289,900 Active 42 DOM
3. 2026-06-16
   pricedays on market $289,900 Active 41 DOM
4. 2026-06-15
   days on market $299,990 Active 40 DOM
5. 2026-06-13
   days on market $299,990 Active 38 DOM
6. 2026-06-09
   days on market $299,990 Active 34 DOM
7. 2026-06-08
   days on market $299,990 Active 33 DOM
8. 2026-06-07
   days on market $299,990 Active 32 DOM
9. 2026-06-04
   days on market $299,990 Active 29 DOM
10. 2026-06-03
    days on market $299,990 Active 28 DOM
11. 2026-06-02
    days on market $299,990 Active 27 DOM
12. 2026-06-01
    days on market $299,990 Active 26 DOM
13. 2026-05-31
    days on market $299,990 Active 25 DOM
14. 2026-05-06
    listed $299,990 Active 337-char remark
15. 2025-11-24
    soldstatus $248,000 Closed Sale 807-char remark

    Show marketing remark (807 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bathroom manufactured home, offering comfort, style, and convenience. Featuring a newer central A/C system and attractive wood-like flooring, this home has been thoughtfully updated and is move-in ready. Step inside to a spacious, open layout perfect for both relaxing and entertaining. The well-appointed kitchen flows seamlessly into the living and dining areas, while the generous bedrooms provide plenty of space for family or guests. Located in a friendly park that offers great amenities, including a sparkling pool, BBQ areas, and a recreation room with a full kitchen—perfect for hosting gatherings and community events. Don’t miss this opportunity to own a well-cared-for home in a welcoming neighborhood. Schedule your showing today!

16. 2025-10-07
    status Pending Sale 807-char remark

    Show marketing remark (807 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bathroom manufactured home, offering comfort, style, and convenience. Featuring a newer central A/C system and attractive wood-like flooring, this home has been thoughtfully updated and is move-in ready. Step inside to a spacious, open layout perfect for both relaxing and entertaining. The well-appointed kitchen flows seamlessly into the living and dining areas, while the generous bedrooms provide plenty of space for family or guests. Located in a friendly park that offers great amenities, including a sparkling pool, BBQ areas, and a recreation room with a full kitchen—perfect for hosting gatherings and community events. Don’t miss this opportunity to own a well-cared-for home in a welcoming neighborhood. Schedule your showing today!

17. 2025-09-17
    listed $274,950 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bathroom manufactured home, offering comfort, style, and convenience. Featuring a newer central A/C system and attractive wood-like flooring, this home has been thoughtfully updated and is move-in ready. Step inside to a spacious, open layout perfect for both relaxing and entertaining. The well-appointed kitchen flows seamlessly into the living and dining areas, while the generous bedrooms provide plenty of space for family or guests. Located in a friendly park that offers great amenities, including a sparkling pool, BBQ areas, and a recreation room with a full kitchen—perfect for hosting gatherings and community events. Don’t miss this opportunity to own a well-cared-for home in a welcoming neighborhood. Schedule your showing today!

18. 2012-05-29
    soldstatus $69,900 Closed
19. 2012-03-20
    listed $74,900 Active
20. 2012-02-23
    historical
21. 2011-09-16
    listed $60,000 Active

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$1,214/yr (+$101/mo · 122.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,568
• − Mortgage interest: −$16,239
• − Property taxes: −$989
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,325
• − Management: −$3,325
• − Depreciation: −$8,433
• Taxable income: $7,806
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $10,283/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): 74,526
• Household income: $80,143
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 4285.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 28% Asian 13% Two or more races 12% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Scotch-Irish 2% Romanian 1% Italian 1%
• Foreign-born: 44% · Canada, Vietnam, Jamaica
• Languages at home: 35% English-only · Spanish 43% 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: ▼ -889.23%
• Current HPI: 460.7787
• Rent YoY: ▼ -0.93%
• 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

+383.2% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $289,900 CRMLS
• 2026-05-06 Listed $299,990 CRMLS
• 2025-11-24 Sold (MLS) $248,000 CRMLS
• 2025-10-07 Pending — CRMLS
• 2025-09-17 Listed $274,950 CRMLS
• 2012-05-29 Sold (MLS) $69,900 CRMLS
• 2012-03-20 Listed $74,900 CRMLS
• 2012-02-23 Listing Removed — CRMLS
• 2011-09-16 Listed $60,000 CRMLS

Property tax history

+2.9%/yr

Latest (2025): $989 · +2.9% YoY. Source: county tax records.