10471 Glenoaks Blvd #58 · Los Angeles, CA 91331

$165,950

1 bd · 1.0 ba · 650 sqft · Manufactured · 52 Days on market

Built 1977 $255/sqft · 18% above area Est $141k · 18% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE MOBILE HOME IN THE CITY OF LOS ANGELES , PACOIMA AREA ( RUNNING WATER ) THIS SINGLE WIDE MOBLIE HOME, FEATURES LOTS OF WOOD PANELS AND FLOOR'S , NICE KITCHEN, INCLUDING STOVE , MICROWAVE , REFRIGERATOR , ALSO NEWER AIR CONDITIONER, HEATHER AND HUMIDOR COMBO. ALSO FEATURES A GOOD SIZE LIVING ROOM, FULL BATH AND BIG SIZE BEDROOM, DID I MENTION INTERIOR LAUNDRY AREA INCLUDING WASHER AND DRYER , JUST AWESOME , GREAT FOR SOMEONE STARING OR FOR SOMEONE READY TO RETIRED, CLOSE TO PARKS , SHOPPING , WATER PARK , HORSE TRIALS, HIKING TRAILS, CLOSE TO THE 5, 210, 118, 5, 170, 405, AND 14 FREEWAYS, THIS COMPLEX PARK SHOW'S VERY NICE AND CLEAN. THANK YOU.

Key facts

• 2 parking spots
• Built 1977
• Listed 52 days

Property features AI

Finance

• Other: Accessibility features include no interior steps and parking; Property condition listed as turnkey; Mobile dimensions approximately 14 ft by 50 ft; Directions: South of Osborne St., across the street from Hansen Dam Golf Course; Access via city streets and private road; road surface is paved
• Financial info: Land lease of $725 monthly (source: seller); Assessments include sewer and special assessments; buyer to verify
• HOA & community: Part of an association; Park: Glenoaks Mobile; Manager approval may be required; Pets: contact manager for details; Community features include foothills, valley, golf course, horse trails, hiking, fishing, mountains, lake access, biking, parks, and street lighting

Exterior

• Parking: Assigned parking; Driveway-level parking; Two uncovered parking spaces; Has parking (park name: Glenoaks Mobile)
• Security: Smoke detector
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Sewer connected; Electricity connected; Cable available; Water connected
• Home design: Single-story mobile home (Model: METEROR); Mobile home remains on site; Entry located on the east side; Total of 1 story
• Construction: Built by BENDIX (year built source: seller); Wood, aluminum, and metal construction materials; Composition roof; Raised foundation with pier jacks
• Exterior features: Front porch and patio; Awning; One shed; Aluminum skirting; No fencing; Near public transit; 0–1 unit/acre neighborhood density; Has a view

Interior

• Kitchen: Refrigerator; Gas range; Laminate counters
• Bedrooms: Entry level is 1 (single-story)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom with bathtub and shower; Low-flow toilet(s)
• Heating & cooling: Electric and combination heating; Cooling available (see remarks)
• Interior features: Laminate counters; Storage space; Service entrance; Screens on windows; Smoke detector
• Laundry & utility: Inside laundry area with washer and dryer included; Washer hookup; Gas and electric dryer hookup; Gas dryer hookup; Individual laundry room/area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $161k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $55k; list at $166k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,971 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $141,118
• List price: $165,950
• Delta: 17.60%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10471 Glenoaks Blvd #56	0.01mi	1/1.0	720 (+11%)	10mo	$130,000	$181	73
10471 Glenoaks Blvd #48	0.00mi	2/1.0 (+1)	576 (-11%)	12mo	$143,000	$248	66

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,795
• Equity at exit: $24,744

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $22,196
• Equity at exit: $14,348

Cash invested: $46,466 (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 91331

• Active inventory: 80
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,489/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $331

Break-even live

Break-even rent $1,452

Max offer price $165,950

Occupancy floor 77%

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: $41,488
• Closing costs: $4,978
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10820 Glenoaks Blvd Pacoima, CA	1.0	1.0	524	$1,995	$3.81	5d	2	0.50mi
11777 Foothill Blvd Sylmar, CA	1.0–2.0	1.0–2.0	788	$1,925	$2.44	43d	1	1.01mi
13104 Filmore St Pacoima, CA	1.0	1.0	440	$1,750	$3.98	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $165,950 Active 52 DOM
2. 2026-06-17
   days on market $165,950 Active 51 DOM
3. 2026-06-16
   days on market $165,950 Active 50 DOM
4. 2026-06-15
   days on market $165,950 Active 49 DOM
5. 2026-06-13
   days on market $165,950 Active 47 DOM
6. 2026-06-10
   status $165,950 Active 43 DOM
7. 2026-06-09
   days on market $165,950 Active Under Contract 43 DOM
8. 2026-06-08
   days on market $165,950 Active Under Contract 42 DOM
9. 2026-06-07
   statusdays on market $165,950 Active Under Contract 41 DOM
10. 2026-06-04
    days on market $165,950 Active 38 DOM
11. 2026-06-03
    days on market $165,950 Active 37 DOM
12. 2026-06-02
    days on market $165,950 Active 36 DOM
13. 2026-06-01
    days on market $165,950 Active 35 DOM
14. 2026-05-31
    days on market $165,950 Active 34 DOM
15. 2026-04-27
    listed $169,950 Active 972-char remark
16. 2018-10-24
    soldstatus $55,000 Closed Sale 665-char remark

    Show marketing remark (665 chars)

    VERY NICE MOBILE HOME IN THE CITY OF LOS ANGELES , PACOIMA AREA ( RUNNING WATER ) THIS SINGLE WIDE MOBLIE HOME, FEATURES LOTS OF WOOD PANELS AND FLOOR'S , NICE KITCHEN, INCLUDING STOVE , MICROWAVE , REFRIGERATOR , ALSO NEWER AIR CONDITIONER, HEATHER AND HUMIDOR COMBO. ALSO FEATURES A GOOD SIZE LIVING ROOM, FULL BATH AND BIG SIZE BEDROOM, DID I MENTION INTERIOR LAUNDRY AREA INCLUDING WASHER AND DRYER , JUST AWESOME , GREAT FOR SOMEONE STARING OR FOR SOMEONE READY TO RETIRED, CLOSE TO PARKS , SHOPPING , WATER PARK , HORSE TRIALS, HIKING TRAILS, CLOSE TO THE 5, 210, 118, 5, 170, 405, AND 14 FREEWAYS, THIS COMPLEX PARK SHOW'S VERY NICE AND CLEAN. THANK YOU.

17. 2018-09-19
    historical Active Under Contract 665-char remark

    Show marketing remark (665 chars)

    VERY NICE MOBILE HOME IN THE CITY OF LOS ANGELES , PACOIMA AREA ( RUNNING WATER ) THIS SINGLE WIDE MOBLIE HOME, FEATURES LOTS OF WOOD PANELS AND FLOOR'S , NICE KITCHEN, INCLUDING STOVE , MICROWAVE , REFRIGERATOR , ALSO NEWER AIR CONDITIONER, HEATHER AND HUMIDOR COMBO. ALSO FEATURES A GOOD SIZE LIVING ROOM, FULL BATH AND BIG SIZE BEDROOM, DID I MENTION INTERIOR LAUNDRY AREA INCLUDING WASHER AND DRYER , JUST AWESOME , GREAT FOR SOMEONE STARING OR FOR SOMEONE READY TO RETIRED, CLOSE TO PARKS , SHOPPING , WATER PARK , HORSE TRIALS, HIKING TRAILS, CLOSE TO THE 5, 210, 118, 5, 170, 405, AND 14 FREEWAYS, THIS COMPLEX PARK SHOW'S VERY NICE AND CLEAN. THANK YOU.

18. 2018-08-23
    listed $75,000 Active 665-char remark

    Show marketing remark (665 chars)

    VERY NICE MOBILE HOME IN THE CITY OF LOS ANGELES , PACOIMA AREA ( RUNNING WATER ) THIS SINGLE WIDE MOBLIE HOME, FEATURES LOTS OF WOOD PANELS AND FLOOR'S , NICE KITCHEN, INCLUDING STOVE , MICROWAVE , REFRIGERATOR , ALSO NEWER AIR CONDITIONER, HEATHER AND HUMIDOR COMBO. ALSO FEATURES A GOOD SIZE LIVING ROOM, FULL BATH AND BIG SIZE BEDROOM, DID I MENTION INTERIOR LAUNDRY AREA INCLUDING WASHER AND DRYER , JUST AWESOME , GREAT FOR SOMEONE STARING OR FOR SOMEONE READY TO RETIRED, CLOSE TO PARKS , SHOPPING , WATER PARK , HORSE TRIALS, HIKING TRAILS, CLOSE TO THE 5, 210, 118, 5, 170, 405, AND 14 FREEWAYS, THIS COMPLEX PARK SHOW'S VERY NICE AND CLEAN. THANK YOU.

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 20 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: $22,445
• − Mortgage interest: −$9,296
• − Property taxes: −$2,489
• − Insurance: −$830
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$4,828
• Taxable income: $1,411
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,631/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

• 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): 97,608
• Household income: $84,227
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 2850.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 32% Asian 5% White 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 42% · Canada, Vietnam
• Languages at home: 18% English-only · Spanish 77% Tagalog/Filipino 2% Other Indo-European 1%

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: ▼ -865.28%
• Current HPI: 541.1058
• 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

+121.3% since first listed

7 events — show timeline

• 2026-06-09 Relisted — CRMLS
• 2026-06-04 Contingent — CRMLS
• 2026-05-27 Price Changed $165,950 CRMLS
• 2026-04-27 Listed $169,950 CRMLS
• 2018-10-24 Sold (MLS) $55,000 CRMLS
• 2018-09-19 Contingent — CRMLS
• 2018-08-23 Listed $75,000 CRMLS