20652 Lassen #99 · Los Angeles, CA 91311

$325,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 61 Days on market

Built 2019 Good condition $250/sqft · 67% above area

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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 +26.3/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Community pool
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 rising (+3.4%/yr); 192 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; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 35% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.4% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.08% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.8

CMA / ARV

• ARV (median comp): $195,000
• List price: $325,000
• Delta: 66.67%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20652-unit 155 Lassen St	0.00mi	2/2.0 (-1)	1,240 (-5%)	6mo	$190,000	$153	82
20652 Lassen St #147	0.00mi	3/2.0	1,248 (-4%)	15mo	$285,000	$228	81
20652 Lassen St #106	0.00mi	2/2.0 (-1)	1,344 (+3%)	22mo	$220,000	$164	71
20652 Lassen St #4	0.00mi	2/2.0 (-1)	1,248 (-4%)	21mo	$155,000	$124	71
20652 Lassen St #186	0.00mi	3/2.0	1,440 (+11%)	19mo	$205,000	$142	66
21001 Plummer St #106	0.55mi	2/2.0 (-1)	1,344 (+3%)	5mo	$195,000	$145	60
21001 Plummer St #107	0.55mi	3/2.0	1,440 (+11%)	3mo	$195,000	$135	53
21001 Plummer St #116	0.55mi	2/2.0 (-1)	1,440 (+11%)	6mo	$153,000	$106	46
21001 Plummer St #88	0.56mi	2/2.0 (-1)	1,440 (+11%)	12mo	$223,000	$155	41

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $2,386
• Equity at exit: $48,459

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $76,672
• Equity at exit: $28,100

Cash invested: $91,000 (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 91311

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $844

Break-even live

Break-even rent $2,426

Max offer price $325,000

Occupancy floor 71%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20431 Lassen St Chatsworth, CA	3.0	2.0	1272	$4,000	$3.14	19d	1	0.32mi
9920 De Soto Ave Chatsworth, CA	2.0	1.0	898	$2,295	$2.56	25d	3	0.36mi
9901 Independence Ave Unit D Chatsworth, CA	2.0	2.0	1096	$3,400	$3.10	44d	1	0.49mi
10201 Mason Ave #101 Chatsworth, CA	2.0	2.5	1520	$3,250	$2.14	44d	1	0.51mi
10201 Mason Ave #50 Chatsworth, CA	3.0	3.0	1623	$3,895	$2.40	5d	1	0.51mi
9752 Laramie Ave Chatsworth, CA	3.0	2.0	1393	$4,345	$3.12	44d	1	0.55mi
10200 De Soto Ave Chatsworth, CA	1.0–2.0	1.0–2.0	925	$2,400	$2.59	15d	4	0.58mi
10227 Mason Ave Chatsworth, CA	3.0	2.0	1060	$3,195	$3.01	8d	1	0.60mi
20221 Halsted St Chatsworth, CA	3.0	2.0	1368	$3,850	$2.81	44d	1	0.61mi
9601 Comanche Ave Chatsworth, CA	3.0	2.0	1438	$4,200	$2.92	44d	1	0.63mi
10214 Independence Ave Chatsworth, CA	3.0	2.5	1850	$3,450	$1.86	44d	1	0.69mi
20110 Vintage St Chatsworth, CA	3.0	2.0	1150	$3,499	$3.04	25d	1	0.71mi
10231 Independence Ave Unit C12 Chatsworth, CA	3.0	3.0	1710	$3,600	$2.11	44d	1	0.72mi
10215 Variel Ave #26 Chatsworth, CA	4.0	3.5	1700	$3,835	$2.26	44d	1	0.82mi
19953 Lassen St Chatsworth, CA	3.0	2.5	1200	$3,500	$2.92	44d	1	0.83mi
10247 Variel Ave Chatsworth, CA	2.0	2.0	876	$2,725	$3.11	3d	2	0.85mi
10216 Eton Ave Unit 110 Chatsworth, CA	2.0	2.5	1120	$2,898	$2.59	25d	1	0.86mi
9254 Winnetka Ave Chatsworth, CA	2.0	2.0	1772	$4,600	$2.60	4d	1	0.94mi
9254 Winnetka Ave Chatsworth, CA	3.0	2.0	1323	$4,675	$3.53	5d	1	0.94mi
9254 Winnetka Ave Chatsworth, CA	2.0	2.0	1772	$4,500	$2.54	44d	1	0.94mi
9254 Winnetka Ave Chatsworth, CA	2.0	2.0	1779	$4,500	$2.53	44d	1	0.94mi
21700 Septo St Unit D108 Chatsworth, CA	2.0	2.0	1200	$2,495	$2.08	44d	1	1.11mi
21700 Septo St Unit D207 Chatsworth, CA	2.0	2.0	1200	$2,595	$2.16	17d	1	1.11mi
21700 Septo St Chatsworth, CA	2.0	2.0	1200	$2,545	$2.12	15d	4	1.11mi
10537 Variel Ave Chatsworth, CA	2.0	2.0	900	$2,995	$3.33	2d	1	1.12mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	25d	1	1.14mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	22d	1	1.14mi
20744 Bermuda St Chatsworth, CA	3.0	2.0	1677	$4,250	$2.53	44d	1	1.20mi
8865 Independence Ave #26 Canoga Park, CA	3.0	2.5	1651	$3,595	$2.18	44d	1	1.22mi
20432 Gresham St Winnetka, CA	3.0	2.0	1313	$3,795	$2.89	44d	1	1.22mi
9950 California 27 Unit 26 Chatsworth, CA	3.0	2.5	1474	$3,550	$2.41	44d	1	1.27mi
9950 California 27 Unit 26 Chatsworth, CA	3.0	2.5	1474	$3,550	$2.41	19d	1	1.27mi
8761 De Soto Ave Canoga Park, CA	1.0–3.0	1.5–2.5	1025	$3,387	$3.30	3d	8	1.29mi
20512 Londelius St Winnetka, CA	4.0	2.0	1500	$4,300	$2.87	44d	1	1.32mi
9400 Corbin Ave Northridge, CA	2.0	1.0–2.0	940	$3,457	$3.68	2d	32	1.33mi
8700 De Soto Ave Canoga Park, CA	1.0–2.0	1.0–2.0	775	$2,695	$3.48	1d	2	1.36mi
20909 Parthenia St Canoga Park, CA	1.0–2.0	1.0–1.5	745	$2,438	$3.27	1d	6	1.37mi
8710 Independence Ave #301 Canoga Park, CA	2.0	2.0	1134	$2,250	$1.98	25d	1	1.40mi
9733 Topanga Canyon Blvd Chatsworth, CA	2.0–3.0	2.0	1204	$3,995	$3.32	3d	4	1.41mi
21420 Chatsworth St Chatsworth, CA	2.0	1.0	1040	$3,750	$3.61	8d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $325,000 Active 61 DOM
2. 2026-06-17
   days on market $325,000 Active 60 DOM
3. 2026-06-16
   days on market $325,000 Active 59 DOM
4. 2026-06-15
   days on market $325,000 Active 58 DOM
5. 2026-06-13
   days on market $325,000 Active 56 DOM
6. 2026-06-09
   days on market $325,000 Active 52 DOM
7. 2026-06-08
   days on market $325,000 Active 51 DOM
8. 2026-06-07
   days on market $325,000 Active 50 DOM
9. 2026-06-04
   days on market $325,000 Active 47 DOM
10. 2026-06-03
    days on market $325,000 Active 46 DOM
11. 2026-06-02
    days on market $325,000 Active 45 DOM
12. 2026-06-01
    days on market $325,000 Active 44 DOM
13. 2026-05-31
    days on market $325,000 Active 43 DOM
14. 2026-04-18
    listed $325,000 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: $918 · $77/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,552/yr (+$129/mo · 169.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,928
• − Mortgage interest: −$18,205
• − Property taxes: −$918
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,354
• − Management: −$3,354
• − Depreciation: −$9,455
• Taxable income: $5,016
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $8,924/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 80/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. It is move-in ready and would benefit from a fresh coat of paint on the exterior trim to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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): 40,898
• Household income: $119,386
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1205.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 29% Asian 18% Two or more races 15% Black 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 29% · Canada, South Korea, Vietnam
• Languages at home: 58% English-only · Spanish 19% 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: ▼ -777.33%
• Current HPI: 348.8389
• Rent YoY: ▲ 3.41%
• 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

• 2026-04-18 Listed $325,000 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $918 · +2.1% YoY. Source: county tax records.