24303 Woolsey Canyon Rd #6 · Los Angeles, CA 91304

$129,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 14 Days on market

Built 1999 Fair condition Est $140k · 7% under

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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
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom, 2 bath home is bathed in light and enjoys spectacular Chatsworth views. Enter into the living room and enjoy the spacious feeling created by the high ceilings and plentiful windows. Large kitchen with center island and dining area are separated by a display case with shelving. Comfortable master bedroom has beautiful mural and private bath. 2 additional bedrooms plus a full bath complete the home. In addition, there is a laundry room with storage that provides access to the carport area. Sufficient parking for at least 2 cars. There is also a storage shed to hold your seasonal and recreational items. Low maintenance yard enjoys a beautiful view of the surrounding Chatsworth valley. Mountain View Estates is a gated community that offers resort style living. Gorgeous, recently updated clubhouse with pool table, gym, tv, and wi-fi is available for the residents. In addition there is a beautiful BBQ area and refreshing pool. The park is very well maintained. Current space rent is $1390/mo.

Key facts

• Scenic foothills
• Fitness center
• Community pool

Tags

• MANUFACTURED HOME COMMUNITY
• SCENIC FOOTHILLS
• HILLSIDE AND VALLEY VIEWS
• RESORT-STYLE SWIMMING POOL
• FITNESS CENTER
• PET-FRIENDLY ENVIRONMENT

Property features AI

Finance

• Other: Mobile width 24 ft, length 48 ft; Living area source: Public records; Public records used for year built
• Financial info: Land lease of $2,339 monthly (park)
• HOA & community: Located in Mountain View Village park; Manager approval required; Pets allowed; Community features: valley, mountainous

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District / public water
• Home design: Single-story property; Mobile home model: Spring Hill; Mobile home remains on site; Facing / view: Has view; Lot is level/flat
• Construction: One story; One shed
• Exterior features: Community pool; Shed

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Garbage disposal; Water heater unit
• Bedrooms: Main floor primary bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling available (see remarks)
• Interior features: Unfurnished; One-level home; Community spa
• Laundry & utility: Laundry available (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $130k).
• Cap rate 32.8% 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 falling (-3.2%/yr); 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $4,639/mo this rent would consume 62% of the median local household income ($90k/yr) (locally 2821% 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $22k; list at $130k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.57% ✓
• Cap rate: 32.84%
• Cash-on-cash: 94.80%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $140,208
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24303 Woolsey Canyon Rd #19	0.00mi	3/2.0	1,152 (+4%)	2mo	$180,000	$156	91
24425 Woolsey Canyon Rd #132	0.28mi	3/2.0	1,143 (+4%)	2mo	$150,000	$131	80
24303 Woolsey Cyn #154	0.00mi	2/2.0 (-1)	1,152 (+4%)	14mo	$100,000	$87	76
24425 Woolsey Canyon Rd #92	0.28mi	2/2.0 (-1)	1,152 (+4%)	1mo	$193,000	$168	73
24425 Woolsey Canyon Rd #85	0.28mi	2/2.0 (-1)	1,056 (-4%)	10mo	$145,000	$137	66
24425 Woolsey Canyon Rd #169	0.28mi	2/2.0 (-1)	1,056 (-4%)	10mo	$129,000	$122	66
24425 Woolsey Canyon Rd #8	0.28mi	2/2.0 (-1)	1,056 (-4%)	15mo	$106,000	$100	62
24425 Woolsey Canyon Rd #87	0.28mi	3/2.0	1,200 (+9%)	14mo	$147,000	$123	61
24303 Woolsey Cyn #26	0.00mi	2/2.0 (-1)	1,248 (+13%)	19mo	$149,000	$119	57
24303 Woolsey Canyon Rd #111	0.00mi	2/2.0 (-1)	1,248 (+13%)	23mo	$159,000	$127	54

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: 92.3%
• Equity multiple: 5.08×
• Total profit: $148,359
• Equity at exit: $19,369

10-year hold

• IRR: 94.6%
• Equity multiple: 9.59×
• Total profit: $312,309
• 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 91304

• Rents YoY: -3.2%
• Active inventory: 122
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $4,639 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$974
• Net cashflow: $2,873

Break-even live

Break-even rent $1,002

Max offer price $129,900

Occupancy floor 33%

Sensitivity live

Price	-10% $2,947	-5% $2,910	+0% $2,873	+5% $2,836	+10% $2,800
Rent	-10% $2,507	-5% $2,690	+0% $2,873	+5% $3,056	+10% $3,240
Rate	-1.0pp $2,939	-0.5pp $2,906	base $2,873	+0.5pp $2,840	+1.0pp $2,805

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Box Canyon Rd Canoga Park, CA	3.0	2.0	1500	$7,000	$4.67	1d	1	0.40mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	19d	1	0.75mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.08mi
9552 Ventura Way Chatsworth, CA	3.0	2.0	900	$4,200	$4.67	44d	1	1.11mi

Listing history 9 events

1. 2026-06-18
   days on market $129,900 Active 14 DOM
2. 2026-06-17
   days on market $129,900 Active 13 DOM
3. 2026-06-16
   days on market $129,900 Active 12 DOM
4. 2026-06-15
   days on market $129,900 Active 11 DOM
5. 2026-06-13
   days on market $129,900 Active 9 DOM
6. 2026-06-09
   days on market $129,900 Active 5 DOM
7. 2026-06-08
   days on market $129,900 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $129,900 Active 3 DOM

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$314/yr (+$26/mo · 46.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,666
• − Mortgage interest: −$7,276
• − Property taxes: −$673
• − Insurance: −$650
• − Repairs & maintenance: −$4,453
• − Management: −$4,453
• − Depreciation: −$3,779
• Taxable income: $34,381
• Est. tax owed @ 24.0%: −$8,252
• After-tax cash flow: $26,227/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and interior paint, which can significantly improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and peeling
• Major exterior paint — Fading and peeling
• Minor interior paint — Fading in some areas

Value-add opportunities

• Resale paint exterior — Fresh paint can significantly improve curb appeal
• Resale paint interior — Fresh paint can improve the home's appearance and value
• Both update bathrooms — Modernizing bathrooms can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and peeling	Major	$15,000–50,000
exterior paint · Fading and peeling	Major	$15,000–50,000
interior paint · Fading in some areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale paint exterior — Fresh paint can significantly improve curb appeal ↑
• Resale paint interior — Fresh paint can improve the home's appearance and value ↑
• Both update bathrooms — Modernizing bathrooms can increase both resale and rental 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

• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,474
• Household income: $90,007
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 2821.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 42% White 32% Asian 17% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Scotch-Irish 2% Romanian 2% Slovak 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 34% 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: ▼ -805.65%
• Current HPI: 351.4216
• Rent YoY: ▼ -3.21%
• 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

+305.9% since first listed

5 events — show timeline

• 2026-06-04 Listed $129,900 CRMLS
• 2011-12-22 Sold (MLS) $22,000 CRMLS
• 2011-12-19 Pending — CRMLS
• 2011-11-13 Pending — CRMLS
• 2011-08-15 Listed $32,000 CRMLS

Property tax history

+3.3%/yr

Latest (2025): $673 · +3.3% YoY. Source: county tax records.