7800 Balboa Blvd Unit 44-A · Los Angeles, CA 91406

$129,900

1 bd · 1.0 ba · 640 sqft · Manufactured public records · 13 Days on market

Built 2002 Good condition Est $130k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

A beautifully maintained 1-bedroom, 1-bath residence offering comfort, charm, and exceptional value. This home has been thoughtfully cared-for and features a bright and inviting interior, a functional floor plan, and tasteful finishes that create a warm and welcoming living environment. Pride of ownership is evident throughout, making this home truly move-in ready. Nestled within a peaceful and well-kept community, residents can enjoy a quiet neighborhood atmosphere while remaining conveniently close to shopping, dining, transportation, and other local amenities. Whether you're seeking a primary residence or a low-maintenance lifestyle, this delightful property presents an excellent opport

Key facts

• Built 2002
• Listed 13 days

Property features AI

Finance

• Other: Street lighting in the community
• Financial info: Rent includes trash and water; Monthly land lease amount (park-managed)
• HOA & community: Land lease community (Valencia Grove); Monthly land lease payment (paid to park)

Exterior

• Parking: Located in Valencia Grove community
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on site; 40 ft by 15 ft mobile dimensions; Entry on street side
• Construction: Year built (per public records)
• Exterior features: No pool; Rocks on the lot

Interior

• Kitchen: Open kitchen to family room; Kitchen island; Refrigerator; Gas range
• Bedrooms: All bedrooms on the main level
• Bathrooms: 1 full bath
• Heating & cooling: Central cooling
• Interior features: Ceiling fan; One-level layout; Street-level entry
• Laundry & utility: Washer hookup; On-site laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.1% 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 (-1.0%/yr); 100 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); 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $129,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7650 Balboa Blvd #100	0.19mi	1/1.0	616 (-4%)	17mo	$110,000	$179	71
7650 Balboa Blvd #103	0.19mi	1/1.0	616 (-4%)	23mo	$124,985	$203	66

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: 9.7%
• Equity multiple: 1.37×
• Total profit: $13,370
• Equity at exit: $19,369

10-year hold

• IRR: 16.2%
• Equity multiple: 2.14×
• Total profit: $41,451
• Equity at exit: $11,231

Cash invested: $36,372 (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 91406

• Rents YoY: -1.0%
• Active inventory: 100
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $629

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $719	-5% $674	+0% $629	+5% $584	+10% $539
Rent	-10% $476	-5% $553	+0% $629	+5% $705	+10% $782
Rate	-1.0pp $694	-0.5pp $662	base $629	+0.5pp $595	+1.0pp $561

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17134 Saticoy St Lake Balboa, CA	1.0	1.0	526	$1,795	$3.41	6d	1	0.47mi
8155 Genesta Ave Lake Balboa, CA	—	1.0	350	$1,750	$5.00	15d	1	0.50mi
7605 Louise Ave Apt 404 Northridge, CA	1.0	1.0	576	$1,995	$3.46	25d	1	0.63mi
7225 Forbes Ave Van Nuys, CA	1.0	1.0	450	$1,950	$4.33	21d	1	0.69mi
7225 Forbes Ave Van Nuys, CA	1.0	1.0	450	$1,959	$4.35	44d	1	0.69mi
16812 Sherman Way Van Nuys, CA	1.0	1.0	700	$1,975	$2.82	2d	2	0.77mi
16750 Sherman Way Van Nuys, CA	1.0	1.0	725	$2,000	$2.76	44d	1	0.79mi
17451 Keswick St Northridge, CA	1.0	1.0	415	$2,250	$5.42	44d	1	0.79mi
17171 Roscoe Blvd Northridge, CA	2.0	1.0–2.0	730	$2,344	$3.21	2d	13	0.81mi
17550 Willard St Northridge, CA	—	1.0	400	$1,850	$4.62	19d	1	1.03mi
16915 Napa St Northridge, CA	1.0–2.0	1.0–2.0	661	$2,195	$3.32	0d	2	1.05mi
17442 Sherman Way Van Nuys, CA	1.0–2.0	1.0–2.0	850	$1,913	$2.25	4d	2	1.10mi
8025 White Oak Ave Reseda, CA	1.0	1.0	400	$1,695	$4.24	44d	1	1.12mi
7310 Woodley Ave Van Nuys, CA	1.0	1.0	475	$2,000	$4.21	44d	1	1.13mi
7302 Woodley Ave Van Nuys, CA	1.0	1.0	475	$2,000	$4.21	25d	1	1.14mi
8413 Woodley Ave Unit 2 North Hills, CA	1.0	1.0	350	$1,700	$4.86	44d	1	1.16mi
6851 De Celis Pl Lake Balboa, CA	1.0	1.0	450	$2,100	$4.67	14d	1	1.19mi
8744 Ruffner Ave Northridge, CA	—	1.0	426	$2,000	$4.69	18d	1	1.23mi
7121 Woodley Ave Van Nuys, CA	1.0–3.0	1.0–2.0	1010	$1,968	$1.95	0d	8	1.23mi
7006 Encino Ave Lake Balboa, CA	1.0	1.0	365	$1,750	$4.79	44d	1	1.27mi
16547 Vanowen St Van Nuys, CA	1.0	1.0	585	$2,015	$3.44	2d	1	1.27mi
17828 Saticoy St Unit 17828 04 Reseda, CA	1.0	1.0	650	$1,695	$2.61	19d	1	1.27mi
16525 Vanowen St Van Nuys, CA	1.0	1.0	600	$1,750	$2.92	44d	1	1.27mi
17748 Valerio St Reseda, CA	1.0	1.0	396	$2,300	$5.81	44d	1	1.27mi
16505 Vanowen St Van Nuys, CA	1.0	1.0	479	$1,905	$3.97	6d	5	1.30mi
16550 Vanowen St Van Nuys, CA	1.0	1.0	652	$2,550	$3.91	17d	4	1.31mi
17852 Saticoy St Unit 1/2 Reseda, CA	1.0	1.0	550	$2,295	$4.17	44d	1	1.33mi
15824 Valerio St Van Nuys, CA	1.0	1.0	394	$1,899	$4.82	0d	1	1.35mi
6805 Louise Ave Van Nuys, CA	1.0	1.0	739	$2,165	$2.93	0d	1	1.36mi
7353 Jamieson Ave Unit 1 Reseda, CA	1.0	1.0	350	$2,100	$6.00	44d	1	1.37mi
15948 Eccles St North Hills, CA	—	1.0	370	$1,800	$4.86	25d	1	1.37mi
8438 Gloria Ave North Hills, CA	—	1.0	500	$1,850	$3.70	15d	1	1.38mi
8614 Woodley Ave North Hills, CA	1.0	1.0	570	$1,749	$3.07	25d	1	1.38mi
7042 White Oak Ave Van Nuys, CA	—	1.0	425	$1,850	$4.35	25d	1	1.40mi
17801 Sherman Way Apt 210 Reseda, CA	1.0	1.0	650	$1,750	$2.69	44d	1	1.40mi
15908 Sherman Way Unit 15908-5 Van Nuys, CA	1.0	1.0	650	$1,650	$2.54	44d	1	1.41mi
15904 Sherman Way Unit 15904-3 Van Nuys, CA	1.0	1.0	650	$1,695	$2.61	44d	1	1.41mi
16242 Londelius St North Hills, CA	1.0	1.0	500	$2,300	$4.60	44d	1	1.41mi
7103 Yarmouth Ave Reseda, CA	1.0	1.0	590	$2,390	$4.05	25d	1	1.43mi
15716 Saticoy St Van Nuys, CA	1.0	1.0	578	$2,195	$3.80	2d	4	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $129,900 Active 13 DOM
2. 2026-06-17
   days on market $129,900 Active 12 DOM
3. 2026-06-16
   days on market $129,900 Active 11 DOM
4. 2026-06-15
   days on market $129,900 Active 10 DOM
5. 2026-06-13
   days on market $129,900 Active 8 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $129,900 Active 4 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $23,189
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$3,779
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $6,149/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace awning — Improves functionality and aesthetics.
• Both Replace ceiling tiles — Improves air quality and appearance.
• Both Replace kitchen appliances — Modernizes the space and increases value.
• Both Replace bathroom fixtures — Modernizes the space and increases value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace awning — Improves functionality and aesthetics. ↑
• Both Replace ceiling tiles — Improves air quality and appearance. ↑
• Both Replace kitchen appliances — Modernizes the space and increases value. ↑
• Both Replace bathroom fixtures — Modernizes the space and increases 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): 51,953
• Household income: $78,429
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 3689.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% White 26% Two or more races 19% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 40% · Canada, South Korea, China
• Languages at home: 36% English-only · Spanish 50% Other Indo-European 5% 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: ▼ -900.10%
• Current HPI: 457.2177
• Rent YoY: ▼ -1.00%
• 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

1 event — show timeline

• 2026-06-05 Listed $129,900 CRMLS

Property tax history

+7.0%/yr

Latest (2025): $181 · +7.0% YoY. Source: county tax records.