24425 Woolsey Canyon Rd #165 · Los Angeles, CA 91304

$174,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 135 Days on market

Built 1989 $129/sqft · 13% above area Est $154k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked inside the gated Summit community of West Hills, this beautifully maintained 2-bedroom, 2-bath manufactured home offers 1,344 sq ft of comfortable living with pride of ownership evident inside and out. The exterior is a true standout, featuring lush, thoughtfully designed landscaping in every corner with mature plants, colorful flowers, and a thriving lemon tree. Whether you’re an avid gardener or simply someone who appreciates a serene, beautifully manicured yard, the outdoor space offers the perfect balance of functionality and visual appeal. A tool shed and dedicated garden area provide added versatility while maintaining a peaceful outdoor retreat. Inside, the home is filled with natural light and showcases updated laminate flooring, complemented by vaulted ceilings in the living room and a dedicated dining area ideal for both everyday living and entertaining. The kitchen opens seamlessly to the den and features all essential appliances, a walk-in pantry, and countertop seating—perfect for casual meals or morning coffee. The adjoining den includes a wood-burning fireplace, creating a warm and inviting space ideal for cozy evenings, quiet relaxation, or hosting intimate gatherings. The primary suite is generously sized with ample closet space and an ensuite bathroom offering a walk-in shower and a separate soaking tub. The guest bedroom functions beautifully as a private guest suite with direct access to the guest bathroom. A separate laundry room adds everyday convenience with abundant cabinetry and a coat closet, keeping everything neatly organized. Over the years, the home has benefited from thoughtful improvements that enhance comfort and peace of mind, including refreshed flooring, upgraded fixtures and lighting, a newer roof, an updated HVAC system, and selective exterior paint—allowing the next owner to move right in with confidence. Conveniently located just down the street, you’ll find additional covered guest parking, perfect for hosting friends and family. As part of The Summit community, residents enjoy access to a recreation center, pool, spa, picnic area, and RV parking, all within a secure and well-maintained neighborhood. Don’t miss your chance to own a thoughtfully cared-for home offering comfort, charm, and an exceptional community lifestyle in West Hills.

Key facts

• Mature plants
• Tool shed
• Colorful flowers

Tags

• GATED SUMMIT COMMUNITY
• LUSH LANDSCAPING
• MATURE PLANTS
• COLORFUL FLOWERS
• THRIVING LEMON TREE
• TOOL SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $4,401/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $62k; list at $174k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.53% ✓
• Cap rate: 23.22%
• Cash-on-cash: 60.46%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

• ARV (median comp): $153,776
• List price: $174,000
• Delta: 13.15%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24425 Woolsey Canyon Rd #200	0.00mi	2/2.0	1,440 (+7%)	2mo	$35,000	$24	86
24425 Woolsey Cyn #141	0.00mi	3/2.0 (+1)	1,296 (-4%)	14mo	$152,000	$117	78
24425 Woolsey Canyon Rd #92	0.00mi	2/2.0	1,152 (-14%)	1mo	$193,000	$168	75
24425 Woolsey Canyon Rd #168	0.00mi	2/2.0	1,440 (+7%)	19mo	$201,000	$140	72
24425 Woolsey Canyon Rd #132	0.00mi	3/2.0 (+1)	1,143 (-15%)	2mo	$150,000	$131	69
24425 Woolsey Canyon Rd #87	0.00mi	3/2.0 (+1)	1,200 (-11%)	14mo	$147,000	$123	66
24303 Woolsey Canyon Rd #117	0.28mi	3/2.0 (+1)	1,440 (+7%)	8mo	$160,000	$111	64
24303 Woolsey Cyn #26	0.28mi	2/2.0	1,248 (-7%)	19mo	$149,000	$119	59
24303 Woolsey Canyon Rd #19	0.28mi	3/2.0 (+1)	1,152 (-14%)	2mo	$180,000	$156	57
24303 Woolsey Canyon Rd #111	0.28mi	2/2.0	1,248 (-7%)	23mo	$159,000	$127	56
24303 Woolsey Cyn #154	0.28mi	2/2.0	1,152 (-14%)	14mo	$100,000	$87	51

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: 54.1%
• Equity multiple: 3.28×
• Total profit: $110,925
• Equity at exit: $25,944

10-year hold

• IRR: 58.1%
• Equity multiple: 5.98×
• Total profit: $242,488
• Equity at exit: $15,044

Cash invested: $48,720 (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: 121
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $4,401 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$72
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $2,387

Break-even live

Break-even rent $1,380

Max offer price $174,000

Occupancy floor 41%

Sensitivity live

Price	-10% $2,485	-5% $2,436	+0% $2,387	+5% $2,338	+10% $2,288
Rent	-10% $2,039	-5% $2,213	+0% $2,387	+5% $2,561	+10% $2,735
Rate	-1.0pp $2,474	-0.5pp $2,431	base $2,387	+0.5pp $2,342	+1.0pp $2,296

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: $43,500
• Closing costs: $5,220
• 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	2d	1	0.67mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	20d	1	0.97mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	44d	1	1.37mi
9552 Ventura Way Chatsworth, CA	3.0	2.0	900	$4,200	$4.67	44d	1	1.38mi

Listing history 21 events

1. 2026-06-21
   days on market $174,000 Active 135 DOM
2. 2026-06-18
   days on market $174,000 Active 132 DOM
3. 2026-06-17
   days on market $174,000 Active 131 DOM
4. 2026-06-16
   days on market $174,000 Active 130 DOM
5. 2026-06-15
   days on market $174,000 Active 129 DOM
6. 2026-06-13
   days on market $174,000 Active 127 DOM
7. 2026-06-09
   days on market $174,000 Active 123 DOM
8. 2026-06-08
   days on market $174,000 Active 122 DOM
9. 2026-06-07
   days on market $174,000 Active 121 DOM
10. 2026-06-04
    days on market $174,000 Active 118 DOM
11. 2026-06-03
    days on market $174,000 Active 117 DOM
12. 2026-06-02
    days on market $174,000 Active 116 DOM
13. 2026-06-01
    days on market $174,000 Active 115 DOM
14. 2026-05-31
    days on market $174,000 Active 114 DOM
15. 2026-03-26
    price $174,000 2354-char remark

    Show marketing remark (2354 chars)

    Tucked inside the gated Summit community of West Hills, this beautifully maintained 2-bedroom, 2-bath manufactured home offers 1,344 sq ft of comfortable living with pride of ownership evident inside and out. The exterior is a true standout, featuring lush, thoughtfully designed landscaping in every corner with mature plants, colorful flowers, and a thriving lemon tree. Whether you’re an avid gardener or simply someone who appreciates a serene, beautifully manicured yard, the outdoor space offers the perfect balance of functionality and visual appeal. A tool shed and dedicated garden area provide added versatility while maintaining a peaceful outdoor retreat. Inside, the home is filled with natural light and showcases updated laminate flooring, complemented by vaulted ceilings in the living room and a dedicated dining area ideal for both everyday living and entertaining. The kitchen opens seamlessly to the den and features all essential appliances, a walk-in pantry, and countertop seating—perfect for casual meals or morning coffee. The adjoining den includes a wood-burning fireplace, creating a warm and inviting space ideal for cozy evenings, quiet relaxation, or hosting intimate gatherings. The primary suite is generously sized with ample closet space and an ensuite bathroom offering a walk-in shower and a separate soaking tub. The guest bedroom functions beautifully as a private guest suite with direct access to the guest bathroom. A separate laundry room adds everyday convenience with abundant cabinetry and a coat closet, keeping everything neatly organized. Over the years, the home has benefited from thoughtful improvements that enhance comfort and peace of mind, including refreshed flooring, upgraded fixtures and lighting, a newer roof, an updated HVAC system, and selective exterior paint—allowing the next owner to move right in with confidence. Conveniently located just down the street, you’ll find additional covered guest parking, perfect for hosting friends and family. As part of The Summit community, residents enjoy access to a recreation center, pool, spa, picnic area, and RV parking, all within a secure and well-maintained neighborhood. Don’t miss your chance to own a thoughtfully cared-for home offering comfort, charm, and an exceptional community lifestyle in West Hills.

16. 2026-02-04
    listed $179,000 Active 2354-char remark

    Show marketing remark (2354 chars)

    Tucked inside the gated Summit community of West Hills, this beautifully maintained 2-bedroom, 2-bath manufactured home offers 1,344 sq ft of comfortable living with pride of ownership evident inside and out. The exterior is a true standout, featuring lush, thoughtfully designed landscaping in every corner with mature plants, colorful flowers, and a thriving lemon tree. Whether you’re an avid gardener or simply someone who appreciates a serene, beautifully manicured yard, the outdoor space offers the perfect balance of functionality and visual appeal. A tool shed and dedicated garden area provide added versatility while maintaining a peaceful outdoor retreat. Inside, the home is filled with natural light and showcases updated laminate flooring, complemented by vaulted ceilings in the living room and a dedicated dining area ideal for both everyday living and entertaining. The kitchen opens seamlessly to the den and features all essential appliances, a walk-in pantry, and countertop seating—perfect for casual meals or morning coffee. The adjoining den includes a wood-burning fireplace, creating a warm and inviting space ideal for cozy evenings, quiet relaxation, or hosting intimate gatherings. The primary suite is generously sized with ample closet space and an ensuite bathroom offering a walk-in shower and a separate soaking tub. The guest bedroom functions beautifully as a private guest suite with direct access to the guest bathroom. A separate laundry room adds everyday convenience with abundant cabinetry and a coat closet, keeping everything neatly organized. Over the years, the home has benefited from thoughtful improvements that enhance comfort and peace of mind, including refreshed flooring, upgraded fixtures and lighting, a newer roof, an updated HVAC system, and selective exterior paint—allowing the next owner to move right in with confidence. Conveniently located just down the street, you’ll find additional covered guest parking, perfect for hosting friends and family. As part of The Summit community, residents enjoy access to a recreation center, pool, spa, picnic area, and RV parking, all within a secure and well-maintained neighborhood. Don’t miss your chance to own a thoughtfully cared-for home offering comfort, charm, and an exceptional community lifestyle in West Hills.

17. 2015-11-12
    soldstatus $62,000 Closed Sale 554-char remark

    Show marketing remark (554 chars)

    Set in the hills of Box Canyon in the gated community of The Summit a tranquil, move in ready home awaits you. This spacious home offers an updated kitchen with plenty of counter and cabinet space, newer appliances, a cozy den with brick fireplace, an extra large living room (3rd bedroom could be added) and indoor laundry room. Add a master bedroom suite, full second bath, newer A/C unit, water heater, a lovely front porch entry and spacious, tranquil, yet entertainers backyard with endless views of city lights and sunsets, and you have found home.

18. 2015-10-27
    status Pending Sale 554-char remark

    Show marketing remark (554 chars)

    Set in the hills of Box Canyon in the gated community of The Summit a tranquil, move in ready home awaits you. This spacious home offers an updated kitchen with plenty of counter and cabinet space, newer appliances, a cozy den with brick fireplace, an extra large living room (3rd bedroom could be added) and indoor laundry room. Add a master bedroom suite, full second bath, newer A/C unit, water heater, a lovely front porch entry and spacious, tranquil, yet entertainers backyard with endless views of city lights and sunsets, and you have found home.

19. 2015-10-09
    listed $69,000 Active 554-char remark

    Show marketing remark (554 chars)

    Set in the hills of Box Canyon in the gated community of The Summit a tranquil, move in ready home awaits you. This spacious home offers an updated kitchen with plenty of counter and cabinet space, newer appliances, a cozy den with brick fireplace, an extra large living room (3rd bedroom could be added) and indoor laundry room. Add a master bedroom suite, full second bath, newer A/C unit, water heater, a lovely front porch entry and spacious, tranquil, yet entertainers backyard with endless views of city lights and sunsets, and you have found home.

20. 2008-12-26
    historical
21. 2008-06-25
    listed $114,900

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$878/yr (+$73/mo · 197.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone D · 60% 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: $52,811
• − Mortgage interest: −$9,747
• − Property taxes: −$445
• − Insurance: −$1,684
• − Repairs & maintenance: −$4,225
• − Management: −$4,225
• − Depreciation: −$5,062
• Taxable income: $27,424
• Est. tax owed @ 24.0%: −$6,582
• After-tax cash flow: $22,061/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

• 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

+51.4% since first listed

7 events — show timeline

• 2026-03-26 Price Changed $174,000 CRMLS
• 2026-02-04 Listed $179,000 CRMLS
• 2015-11-12 Sold (MLS) $62,000 CRMLS
• 2015-10-27 Pending — CRMLS
• 2015-10-09 Listed $69,000 CRMLS
• 2008-12-26 Listing Removed — CRMLS
• 2008-06-25 Listed $114,900 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $445 · +5.8% YoY. Source: county tax records.