13691 Gavina Ave #417 · Los Angeles, CA 91342

$290,000

2 bd · 2.0 ba · 1,310 sqft · Manufactured public records · 46 Days on market

Built 1990 Good condition $221/sqft · 36% above area Est $213k · 36% 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Condition / age +3.8/5.0
• 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

Spacious and well-maintained 2 bedroom, 2 bath home offering 1,312 sq ft plus a 2 car attached garage. Updates include exterior paint, upgraded kitchen windows, sliding glass doors with screen, garage back door, mini blinds, two toilets, and cleaned vents. The home features central A/C and heat, an individual laundry room, and a spacious primary suite with soaking tub. The floor plan offers flexibility and can easily be converted into a 3 bedroom if desired. The kitchen is open with a large island and plenty of space for dining. The side yard is roomy with additional space in the rear, ideal for relaxing or entertaining. Enjoy living in a community nestled near the base of the national fore

Key facts

• Soaking tub
• Sliding glass doors
• Large island

Tags

• UPGRADED KITCHEN WINDOWS
• SLIDING GLASS DOORS
• INDIVIDUAL LAUNDRY ROOM
• SPACIOUS PRIMARY SUITE
• SOAKING TUB
• LARGE ISLAND

Property features AI

Finance

• Other: Mountainous community setting
• Financial info: Monthly land lease
• HOA & community: Land-lease community (Santiago Estates); Pets allowed (manager approval required)

Exterior

• Parking: Attached garage; Direct garage access; 2 parking spaces (garage/total)
• Utilities: Public sewer; District/public water; Natural gas available; Electricity connected
• Home design: Mobile/manufactured home; 1 story; Front-facing entry
• Construction: Mobile home remains on site; Year built (per public records)
• Exterior features: Community pool; Yard

Interior

• Bedrooms: Primary bedroom
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Soaking tub; Shower in tub; Walk-in shower; Separate tub and shower; Double sinks in primary bath
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Front entry; Single-level home
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 flat; 184 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).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $213,012
• List price: $290,000
• Delta: 36.14%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina #477	0.00mi	3/2.0 (+1)	1,495 (+14%)	22mo	$235,000	$157	53

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-12,745
• Equity at exit: $43,240

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $7,512
• Equity at exit: $25,074

Cash invested: $81,200 (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: 184
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,414 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $693

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 75%

Sensitivity live

Price	-10% $893	-5% $793	+0% $693	+5% $593	+10% $493
Rent	-10% $423	-5% $558	+0% $693	+5% $828	+10% $963
Rate	-1.0pp $839	-0.5pp $767	base $693	+0.5pp $618	+1.0pp $541

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12707 Lazard St Sylmar, CA	3.0	2.0	1067	$3,700	$3.47	45d	1	0.34mi
13191 Cranston Ave Sylmar, CA	3.0	2.0	1469	$4,250	$2.89	4d	1	0.89mi
13197 Tripoli Ave Sylmar, CA	3.0	2.0	1350	$3,500	$2.59	16d	1	1.01mi
13264 Calcutta St Sylmar, CA	3.0	2.0	1016	$3,750	$3.69	45d	1	1.02mi

Listing history 22 events

1. 2026-06-21
   days on market $290,000 Active 46 DOM
2. 2026-06-18
   days on market $290,000 Active 43 DOM
3. 2026-06-17
   days on market $290,000 Active 42 DOM
4. 2026-06-16
   days on market $290,000 Active 41 DOM
5. 2026-06-15
   days on market $290,000 Active 40 DOM
6. 2026-06-13
   days on market $290,000 Active 38 DOM
7. 2026-06-09
   days on market $290,000 Active 34 DOM
8. 2026-06-08
   days on market $290,000 Active 33 DOM
9. 2026-06-07
   days on market $290,000 Active 32 DOM
10. 2026-06-04
    days on market $290,000 Active 29 DOM
11. 2026-06-03
    days on market $290,000 Active 28 DOM
12. 2026-06-02
    days on market $290,000 Active 27 DOM
13. 2026-06-01
    days on market $290,000 Active 26 DOM
14. 2026-05-31
    days on market $290,000 Active 25 DOM
15. 2026-05-06
    listed $290,000 Active 857-char remark
16. 2025-11-23
    status Active
17. 2025-10-06
    price $260,000
18. 2025-08-19
    price $279,900
19. 2025-07-07
    price $289,000
20. 2025-06-17
    listed $299,000 Active
21. 2022-10-01
    historical
22. 2022-09-15
    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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥97°F today · 25 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: $40,969
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,277
• − Management: −$3,277
• − Depreciation: −$8,436
• Taxable income: $3,933
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $7,372/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 75/100 Cosmetic rehab

A good condition, well-maintained home with cosmetic updates needed to modernize the kitchen and enhance curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — tile countertops need replacement

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters
• Both paint exterior — fresh paint enhances curb appeal and value
• Both replace carpet with hardwood or tile — hardwood or tile flooring will increase value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · tile countertops need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters ↑
• Both paint exterior — fresh paint enhances curb appeal and value ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring will increase value and appeal ↑

ⓘ 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): 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

+3.6% since first listed

8 events — show timeline

• 2026-05-06 Listed $290,000 CRMLS
• 2025-11-23 Relisted — CRMLS
• 2025-10-06 Price Changed $260,000 CRMLS
• 2025-08-19 Price Changed $279,900 CRMLS
• 2025-07-07 Price Changed $289,000 CRMLS
• 2025-06-17 Listed $299,000 CRMLS
• 2022-10-01 Listing Removed — CRMLS
• 2022-09-15 Listed $280,000 CRMLS

Property tax history

+4.2%/yr

Latest (2025): $416 · +4.2% YoY. Source: county tax records.