13040 Dronfield Ave #3 · Los Angeles, CA 91342

$185,000

1 bd · 1.0 ba · 613 sqft · Condo public records · 3 Days on market

Built 1964 $356/mo HOA · 18% of rent

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity at an affordable price. Based on comparable sales and rent this condo can generate 7.86% cap rate for investors. This condo is located across the street from Sylmar Elementary, Sylmar High School and within walking distance of Foothill Blvd.

Key facts

• $356 HOA
• Built 1964
• Listed 2 days

Property features AI

Finance

• HOA & community: Part of an association (Skyview Homes); Association fee $356 monthly; Onsite property management; Community features include curbs

Exterior

• Parking: Has parking
• Utilities: Public sewer; District/public water
• Home design: Multi-family attached property
• Construction: Year built per public records
• Exterior features: Condominium with one common wall; Fence present; Sprinklers: none; Lot details per public records

Interior

• Kitchen: Includes appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating included; Cooling included
• Interior features: One-level layout; Family room
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $31 ($376/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 6.5% 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-, 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: Sylmar Elementary (435 students, 94% FRL); Olive Vista Middle (946 students, 91% FRL); Sylmar Charter High (math 23% / reading 52%, grade F, #576 of 1,170 statewide, top 49%, 1,506 students, 90% FRL, charter) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 183 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-33,498
• Equity at exit: $27,584

10-year hold

• IRR: -21.2%
• Equity multiple: 0.08×
• Total profit: $-47,895
• Equity at exit: $15,995

Cash invested: $51,800 (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 91342

• Rents YoY: 0.0%
• Active inventory: 183
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$970
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$77
• HOA: −$356
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $31

Break-even live

Break-even rent $1,915

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $84	+0% $31	+5% $-21	+10% $-73
Rent	-10% $-123	-5% $-46	+0% $31	+5% $109	+10% $186
Rate	-1.0pp $125	-0.5pp $78	base $31	+0.5pp $-17	+1.0pp $-65

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13050 Dronfield Ave Sylmar, CA	1.0	1.0	599	$1,795	$3.00	4d	1	0.01mi
13040 Dronfield Ave #3 Sylmar, CA	1.0	1.0	613	$1,950	$3.18	45d	1	0.02mi
12960 Dronfield Ave Sylmar, CA	2.0	1.0–1.5	747	$1,930	$2.58	4d	3	0.21mi
13987 Foothill Blvd Unit 09 Sylmar, CA	1.0	1.0	574	$1,695	$2.95	26d	1	0.41mi
2039 Warren St San Fernando, CA	1.0	1.0	493	$1,900	$3.85	0d	1	0.50mi
14254 Sayre St Sylmar, CA	2.0	1.5	720	$2,700	$3.75	20d	1	0.63mi
12609 Norris Ave Sylmar, CA	1.0	1.0	360	$1,600	$4.44	45d	1	0.91mi
14674 Rex St Sylmar, CA	1.0	1.0	386	$1,800	$4.66	9d	1	0.93mi
12943 Wheeler Ave Sylmar, CA	1.0	1.0	500	$2,100	$4.20	7d	1	1.06mi
12647 Bradley Ave Unit 12649-4 Sylmar, CA	1.0	1.0	575	$1,646	$2.86	20d	1	1.07mi
13409 Oscar St Unit 1 Sylmar, CA	1.0	1.0	630	$2,050	$3.25	26d	1	1.16mi
13880 Lexicon Ave Sylmar, CA	1.0	1.0	400	$2,000	$5.00	26d	1	1.26mi
211 N Huntington St Unit Labs San Fernando, CA	1.0	2.0	520	$2,200	$4.23	45d	1	1.27mi
14500 Olive View Dr Sylmar, CA	1.0	1.0	716	$1,970	$2.75	7d	5	1.28mi
216 Harding Ave Unit 2 San Fernando, CA	1.0	1.0	400	$2,200	$5.50	9d	1	1.40mi
216 Harding Ave Unit 3 San Fernando, CA	1.0	1.0	550	$2,400	$4.36	9d	1	1.40mi
650 Glenoaks Blvd San Fernando, CA	1.0	1.0	675	$1,660	$2.46	7d	2	1.48mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 3 DOM
2. 2026-06-17
   days on market $185,000 Active 2 DOM
3. 2026-06-16
   remarks 261-char remark
4. 2026-06-16
   pricestatusdays on marketlisting id $185,000 Active 1 DOM
5. 2026-05-09
   historical $1,950
6. 2026-05-02
   historical
7. 2026-03-19
   listed $1,950
8. 2026-03-19
   historical $1,950
9. 2026-03-18
   listed $1,950
10. 2026-01-30
    price $199,999
11. 2025-11-08
    listed $219,950 Active
12. 2025-10-09
    status Pending Sale
13. 2025-10-09
    historical
14. 2025-08-30
    status Active
15. 2025-08-22
    status Pending Sale
16. 2025-08-19
    historical Active Under Contract
17. 2025-08-13
    listed $219,950 Active
18. 2025-04-22
    historical
19. 2024-11-18
    price $180,000
20. 2024-11-05
    listed $199,000 Active
21. 1995-12-15
    soldstatus $60,000
22. 1995-12-15
    soldstatus $60,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$94/yr (+$8/mo · 7.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,452
• − Mortgage interest: −$10,363
• − Property taxes: −$1,312
• − Insurance: −$925
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$4,272
• − Depreciation: −$5,382
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $989/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): 93,301
• Household income: $98,118
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 2559.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 23% White 12% Asian 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Italian 1%
• Foreign-born: 36% · Canada, South Korea, Dominican Republic
• Languages at home: 32% English-only · Spanish 59% Tagalog/Filipino 4% Other Indo-European 3%

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: ▼ -921.77%
• Current HPI: 440.1462
• Rent YoY: ▬ 0.02%
• 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

+208.3% since first listed

20 events — show timeline

• 2026-06-17 Sold (MLS) $185,000 CRMLS
• 2026-06-15 Listed $185,000 CRMLS
• 2026-05-09 Rental Removed $1,950 SDMLS
• 2026-05-02 Listing Removed — CRMLS
• 2026-03-19 Listed for Rent $1,950 SDMLS
• 2026-03-19 Rental Removed $1,950 CRMLS
• 2026-03-18 Listed for Rent $1,950 CRMLS
• 2026-01-30 Price Changed $199,999 CRMLS
• 2025-11-08 Listed $219,950 CRMLS
• 2025-10-09 Pending — CRMLS
• 2025-10-09 Listing Removed — CRMLS
• 2025-08-30 Relisted — CRMLS
• 2025-08-22 Pending — CRMLS
• 2025-08-19 Contingent — CRMLS
• 2025-08-13 Listed $219,950 CRMLS
• 2025-04-22 Listing Removed — CRMLS
• 2024-11-18 Price Changed $180,000 CRMLS
• 2024-11-05 Listed $199,000 CRMLS
• 1995-12-15 Sold (Public Records) $60,000 Public Records
• 1995-12-15 Sold (Public Records) $60,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,312 · +1.8% YoY. Source: county tax records.