10900 Sepulveda #23 · Los Angeles, CA 91345

$260,000

2 bd · 2.0 ba · 1,360 sqft · Manufactured · 3 Days on market

Built 1980 Good condition $191/sqft · 45% above area Est $179k · 45% over ↓ 7% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come and see this inviting two bedroom, two bath manufactured home located in Mission Hills, CA. Located in a tranquil senior park (55+), it features a newly renovated interior, spacious kitchen and bedrooms. The space rent is a VERY AFFORDABLE $825 per month. Do not miss out on the opportunity to own this home. MOVE IN READY! Call Michael Ontiveros to schedule a showing [phone]

Key facts

• Spacious kitchen
• Built 1980
• Listed 2 days

Tags

• NEWLY RENOVATED INTERIOR
• SPACIOUS KITCHEN

Property features AI

Finance

• Financial info: Land lease of $825 per month
• HOA & community: Senior community; Community features include valley setting, street lighting, sidewalks, and suburban environment; Park requires manager approval for residency; pets allowed — check with management

Exterior

• Parking: Located in Monterey Mobile Manor
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (11' x 49') remains on site; One story; Entry on level 2; Facing direction not specified
• Construction: Year built per public records
• Exterior features: Back yard; Yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry; Single-level living
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 10.1% 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: 32 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 42% of the median local income ($94k/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 $8k 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 + 3.0% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $179,159
• List price: $260,000
• Delta: 47.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10819 Langdon Ave #185	0.22mi	2/2.0	1,440 (+6%)	8mo	$245,000	$170	73
10939 Langdon 167 Ave	0.28mi	2/2.0	1,440 (+6%)	6mo	$207,000	$144	72
12 Veronica Way #12	0.17mi	3/2.0 (+1)	1,400 (+3%)	12mo	$248,900	$178	72
25 Katy Ln	0.11mi	3/2.0 (+1)	1,196 (-12%)	2mo	$220,000	$184	68
15450 Jersey St #10	0.21mi	2/2.0	1,440 (+6%)	20mo	$205,000	$142	64
11024 Peach Ave #137	0.29mi	3/2.0 (+1)	1,248 (-8%)	8mo	$285,000	$228	61
15490 Jonfin St #52	0.25mi	2/2.0	1,488 (+9%)	15mo	$140,000	$94	60
15430 Los Olivos #106	0.29mi	2/2.0	1,440 (+6%)	23mo	$249,950	$174	58
15417 Ludlow St #148	0.35mi	2/2.0	1,440 (+6%)	23mo	$235,000	$163	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $9,839
• Equity at exit: $38,767

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $75,625
• Equity at exit: $22,480

Cash invested: $72,800 (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 91345

• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,306 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $815

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 70%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15418 Bermuda St Mission Hills, CA	2.0	2.0	960	$2,895	$3.02	44d	1	0.15mi
10839 Burnet Ave Mission Hills, CA	3.0	1.0	912	$3,500	$3.84	44d	1	0.25mi
15444 Chatsworth St Mission Hills, CA	1.0	1.0	980	$1,795	$1.83	15d	1	0.31mi
15236 Kingsbury St Mission Hills, CA	3.0	2.0	1200	$3,500	$2.92	5d	1	0.34mi
15106 San Jose St Mission Hills, CA	3.0	2.0	1354	$3,650	$2.70	44d	1	0.57mi
10838 Dempsey Ave Granada Hills, CA	3.0	2.0	1226	$3,850	$3.14	2d	1	0.62mi
16014 Horace St Granada Hills, CA	3.0	2.0	1264	$3,900	$3.09	44d	1	0.86mi
11541 Blucher Ave Granada Hills, CA	2.0	2.5	1759	$3,400	$1.93	8d	2	0.88mi
15654 Hillview Ln #18 Granada Hills, CA	3.0	3.0	1474	$3,600	$2.44	44d	1	0.97mi
10101 Memory Park Ave Mission Hills, CA	3.0	2.0	1437	$3,700	$2.57	8d	1	0.98mi
11140 Gaviota Ave Granada Hills, CA	2.0	2.5	1191	$3,000	$2.52	22d	1	1.01mi
10027 Noble Ave Mission Hills, CA	3.0	2.5	1150	$3,800	$3.30	44d	1	1.10mi
15633 Odyssey Dr #56 Granada Hills, CA	3.0	3.5	1460	$3,975	$2.72	8d	1	1.11mi
14934 Mayall St Mission Hills, CA	3.0	2.0	1500	$4,250	$2.83	44d	1	1.11mi
16001 Tuba St North Hills, CA	3.0	2.0	1275	$4,100	$3.22	44d	1	1.14mi
15853 Romar St North Hills, CA	3.0	2.0	1264	$4,100	$3.24	44d	1	1.15mi
15853 Romar St North Hills, CA	3.0	2.0	1264	$4,300	$3.40	24d	1	1.15mi
10849 Swinton Ave Granada Hills, CA	2.0	2.0	1190	$3,100	$2.61	11d	1	1.15mi
16041 Devonshire St Granada Hills, CA	3.0	2.0	1433	$3,500	$2.44	44d	1	1.16mi
16201 San Fernando Mission Blvd Granada Hills, CA	3.0–4.0	3.0–3.5	1715	$4,335	$2.53	1d	22	1.17mi
15447 Septo St Mission Hills, CA	2.0	2.0	900	$3,000	$3.33	8d	1	1.18mi
16285 San Fernando Mission Blvd Unit 2 Granada Hills, CA	3.0	3.5	1620	$4,357	$2.69	24d	1	1.21mi
1314 Omelveny Ave San Fernando, CA	2.0	1.0	1100	$2,600	$2.36	44d	1	1.22mi
16136 Devonshire St Granada Hills, CA	3.0	2.0	912	$4,136	$4.54	44d	1	1.27mi
14761 Septo St Mission Hills, CA	3.0	2.0	1264	$4,400	$3.48	8d	1	1.35mi
16404 Donmetz St Granada Hills, CA	3.0	2.0	1212	$4,000	$3.30	44d	1	1.38mi
16255 Devonshire St #7 Granada Hills, CA	2.0	2.0	1085	$3,250	$3.00	44d	1	1.39mi
623 Chatsworth Dr San Fernando, CA	2.0	2.0	1170	$4,200	$3.59	44d	1	1.42mi
16140 Mayall St North Hills, CA	3.0	2.0	1200	$3,750	$3.12	44d	1	1.43mi
11543 Swinton Ave Granada Hills, CA	3.0	2.0	1406	$4,500	$3.20	3d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $260,000 Active 3 DOM
2. 2026-06-17
   days on market $260,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $260,000 Active 1 DOM
4. 2026-06-15
   days on market $265,000 Active 40 DOM
5. 2026-06-13
   days on market $265,000 Active 38 DOM
6. 2026-06-09
   days on market $265,000 Active 34 DOM
7. 2026-06-08
   days on market $265,000 Active 33 DOM
8. 2026-06-07
   days on market $265,000 Active 32 DOM
9. 2026-06-04
   days on market $265,000 Active 29 DOM
10. 2026-06-03
    days on market $265,000 Active 28 DOM
11. 2026-06-02
    days on market $265,000 Active 27 DOM
12. 2026-06-01
    days on market $265,000 Active 26 DOM
13. 2026-05-31
    days on market $265,000 Active 25 DOM
14. 2026-05-06
    listed $265,000 Active 388-char remark
15. 2026-03-28
    historical
16. 2026-02-26
    price $259,000
17. 2025-10-28
    listed $280,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,676
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − Depreciation: −$7,564
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $8,342/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 move-in ready manufactured home in Mission Hills, CA, features a newly renovated interior, spacious kitchen and bedrooms, and is located in a tranquil senior park. The home is in good condition with minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Upgrading light fixtures — Modern lighting can improve the home's ambiance and value
• Both Adding smart home features — Smart home technology can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Upgrading light fixtures — Modern lighting can improve the home's ambiance and value ↑
• Both Adding smart home features — Smart home technology 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

• 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): 18,714
• Household income: $94,215
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 626.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 21% White 18% Asian 11% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Dutch 1% Romanian 1%
• Foreign-born: 39% · Canada, South Korea, Vietnam
• Languages at home: 31% English-only · Spanish 56% Tagalog/Filipino 4% Other Indo-European 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: ▼ -703.63%
• Current HPI: 465.0646
• Rent YoY: —
• 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

-7.1% since first listed

6 events — show timeline

• 2026-06-15 Listed $260,000 CRMLS
• 2026-06-15 Listing Removed — CRMLS
• 2026-05-06 Listed $265,000 CRMLS
• 2026-03-28 Listing Removed — CRMLS
• 2026-02-26 Price Changed $259,000 CRMLS
• 2025-10-28 Listed $280,000 CRMLS