12401 Filmore #641 · Los Angeles, CA 91342

$199,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 139 Days on market

Built 1979 $149/sqft · 16% below area Est $239k · 16% 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to this spacious 1979 double-wide manufactured home located in a well-maintained Sylmar community. Offering approximately 1,344 sq ft, this home features 2 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, plus a separate laundry room for added convenience. The home includes a full appliance package with refrigerator, stove, over-the-range microwave, dishwasher, washer, and dryer. Comfort features include a swamp cooler, 220v wall A/C, additional wall A/C unit in the primary bedroom, and a forced-air heater. Electrical panel has been upgraded and includes a backup generator hookup. Enjoy a fenced backyard with built-in storage shed, a 2-car covered driveway, and smart-home features with Lutron Caseta lighting compatible with Alexa voice control. Major upgrades include copper re-piping completed in 2019 and a new 80-gallon water heater installed January 2025. Conveniently located near shopping, dining, and freeway access. Seller is highly motivated — bring offers!

Key facts

• Private bath
• Fenced backyard
• 2 garage spots

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• PRIVATE BATH
• SEPARATE LAUNDRY ROOM
• FULL APPLIANCE PACKAGE
• FENCED BACKYARD
• BUILT-IN STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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-, 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 flat; 183 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 39% of the median local income ($98k/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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.46%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (median comp): $238,913
• List price: $199,999
• Delta: -16.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 1.82×
• Total profit: $45,698
• Equity at exit: $29,821

10-year hold

• IRR: 27.0%
• Equity multiple: 3.07×
• Total profit: $115,967
• Equity at exit: $17,292

Cash invested: $56,000 (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 91342

• Rents YoY: 0.0%
• Active inventory: 183
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,220 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,375

Break-even live

Break-even rent $1,479

Max offer price $199,999

Occupancy floor 52%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13621 N Fellows Ave Pacoima, CA	3.0	2.0	1000	$2,875	$2.88	20d	1	0.85mi
11864 Borden Ave San Fernando, CA	3.0	3.0	1200	$3,500	$2.92	11d	1	0.87mi
11500 Glenoaks Blvd Pacoima, CA	3.0	1.0	1430	$3,295	$2.30	43d	1	0.93mi
11777 Foothill Blvd Sylmar, CA	1.0–2.0	1.0–2.0	788	$2,596	$3.29	43d	1	1.04mi
11793 Glencrest Dr San Fernando, CA	3.0	2.0	1146	$3,300	$2.88	5d	1	1.09mi
11608 Luanda St Sylmar, CA	3.0	3.0	1600	$3,950	$2.47	43d	1	1.12mi
11819 Glenoaks Blvd San Fernando, CA	3.0	2.0	1428	$3,200	$2.24	43d	1	1.17mi
13100 Filmore St Pacoima, CA	3.0	2.0	1452	$3,250	$2.24	43d	1	1.20mi
11018 Herrick Ave Pacoima, CA	3.0	3.0	1200	$4,300	$3.58	24d	1	1.24mi
1101 N Maclay Ave San Fernando, CA	2.0–4.0	3.5–4.5	1999	$3,200	$1.60	43d	3	1.42mi
1101 N Maclay Ave San Fernando, CA	2.0–4.0	3.5–4.5	2004	$3,750	$1.87	24d	2	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $199,999 Active 139 DOM
2. 2026-06-17
   days on market $199,999 Active 138 DOM
3. 2026-06-16
   days on market $199,999 Active 137 DOM
4. 2026-06-15
   days on market $199,999 Active 136 DOM
5. 2026-06-13
   days on market $199,999 Active 134 DOM
6. 2026-06-09
   days on market $199,999 Active 130 DOM
7. 2026-06-08
   days on market $199,999 Active 129 DOM
8. 2026-06-07
   days on market $199,999 Active 128 DOM
9. 2026-06-04
   days on market $199,999 Active 125 DOM
10. 2026-06-03
    days on market $199,999 Active 124 DOM
11. 2026-06-02
    days on market $199,999 Active 123 DOM
12. 2026-06-01
    days on market $199,999 Active 122 DOM
13. 2026-05-31
    days on market $199,999 Active 121 DOM
14. 2026-04-09
    price $199,999 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to this spacious 1979 double-wide manufactured home located in a well-maintained Sylmar community. Offering approximately 1,344 sq ft, this home features 2 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, plus a separate laundry room for added convenience. The home includes a full appliance package with refrigerator, stove, over-the-range microwave, dishwasher, washer, and dryer. Comfort features include a swamp cooler, 220v wall A/C, additional wall A/C unit in the primary bedroom, and a forced-air heater. Electrical panel has been upgraded and includes a backup generator hookup. Enjoy a fenced backyard with built-in storage shed, a 2-car covered driveway, and smart-home features with Lutron Caseta lighting compatible with Alexa voice control. Major upgrades include copper re-piping completed in 2019 and a new 80-gallon water heater installed January 2025. Conveniently located near shopping, dining, and freeway access. Seller is highly motivated — bring offers!

15. 2026-04-04
    status Active 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to this spacious 1979 double-wide manufactured home located in a well-maintained Sylmar community. Offering approximately 1,344 sq ft, this home features 2 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, plus a separate laundry room for added convenience. The home includes a full appliance package with refrigerator, stove, over-the-range microwave, dishwasher, washer, and dryer. Comfort features include a swamp cooler, 220v wall A/C, additional wall A/C unit in the primary bedroom, and a forced-air heater. Electrical panel has been upgraded and includes a backup generator hookup. Enjoy a fenced backyard with built-in storage shed, a 2-car covered driveway, and smart-home features with Lutron Caseta lighting compatible with Alexa voice control. Major upgrades include copper re-piping completed in 2019 and a new 80-gallon water heater installed January 2025. Conveniently located near shopping, dining, and freeway access. Seller is highly motivated — bring offers!

16. 2026-03-04
    price $209,999 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to this spacious 1979 double-wide manufactured home located in a well-maintained Sylmar community. Offering approximately 1,344 sq ft, this home features 2 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, plus a separate laundry room for added convenience. The home includes a full appliance package with refrigerator, stove, over-the-range microwave, dishwasher, washer, and dryer. Comfort features include a swamp cooler, 220v wall A/C, additional wall A/C unit in the primary bedroom, and a forced-air heater. Electrical panel has been upgraded and includes a backup generator hookup. Enjoy a fenced backyard with built-in storage shed, a 2-car covered driveway, and smart-home features with Lutron Caseta lighting compatible with Alexa voice control. Major upgrades include copper re-piping completed in 2019 and a new 80-gallon water heater installed January 2025. Conveniently located near shopping, dining, and freeway access. Seller is highly motivated — bring offers!

17. 2026-01-29
    listed $225,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to this spacious 1979 double-wide manufactured home located in a well-maintained Sylmar community. Offering approximately 1,344 sq ft, this home features 2 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, plus a separate laundry room for added convenience. The home includes a full appliance package with refrigerator, stove, over-the-range microwave, dishwasher, washer, and dryer. Comfort features include a swamp cooler, 220v wall A/C, additional wall A/C unit in the primary bedroom, and a forced-air heater. Electrical panel has been upgraded and includes a backup generator hookup. Enjoy a fenced backyard with built-in storage shed, a 2-car covered driveway, and smart-home features with Lutron Caseta lighting compatible with Alexa voice control. Major upgrades include copper re-piping completed in 2019 and a new 80-gallon water heater installed January 2025. Conveniently located near shopping, dining, and freeway access. Seller is highly motivated — bring offers!

18. 2013-07-24
    historical
19. 2013-04-01
    listed $55,000 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: $437 · $36/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$1,083/yr (+$90/mo · 247.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 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: $38,634
• − Mortgage interest: −$11,203
• − Property taxes: −$437
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$5,818
• Taxable income: $13,994
• Est. tax owed @ 24.0%: −$3,359
• After-tax cash flow: $13,139/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): 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

+263.6% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $199,999 CRMLS
• 2026-04-04 Relisted — CRMLS
• 2026-03-04 Price Changed $209,999 CRMLS
• 2026-01-29 Listed $225,000 CRMLS
• 2013-07-24 Listing Removed — CRMLS
• 2013-04-01 Listed $55,000 CRMLS

Property tax history

+6.1%/yr

Latest (2025): $437 · +6.1% YoY. Source: county tax records.