24303 Woolsey Canyon Rd #5 · Los Angeles, CA 91304

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 23 Days on market

Built 1979 Good condition Est $171k · 24% under ↓ 33% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom and 2 bath home has a large open floor plan with incredible views, that would be enough, but this home has so much more. Enjoy this Charming Manufactured Home, peaceful serenity overlooking the San Fernando Valley in West Hills, high above the noise with majestic views. Private, Gated Community, nestled up in the mountains in a very scenic setting, very tranquil and lovely. Breathtaking views from inside and outside the Home.

Key facts

• Open floor plan
• Scenic setting
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• PRIVATE GATED COMMUNITY
• SCENIC SETTING

Property features AI

Finance

• Other: Directions: Go north on Valley Circle, turn left on Woolsey Canyon and then right to Mountain View Village gate
• Financial info: Monthly land lease (park) applies
• HOA & community: Land lease in park (manager approval required); Park amenities include pool; rent includes pool access; Pets allowed: dogs and cats (number limits apply); Community features: valley and foothills setting

Exterior

• Parking: Carport parking for 2 vehicles; Parking available (park name: Mountain View Village)
• Security: Gated community
• Utilities: Public water (district/public); Public sewer (sewer connected); Electricity connected
• Home design: Manufactured/mobile home (24' x 60', model DEINB); Single-story; Entry at ground level; Access via private road and city streets
• Construction: Composition roof; Raised foundation with pier/post supports; Mobile home remains on site
• Exterior features: Covered front porch; Porch; Community pool; Partial fencing; Paved yard and backyard; Has view

Interior

• Kitchen: Garbage disposal; Electric range and electric oven; Dishwasher
• Bedrooms: All bedrooms located on the ground/entry level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathrooms with stone counters, bathtub and shower
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Open floor plan; All bedrooms on one level; One-level living; Community spa; Gated community; Kitchen open to family room
• Laundry & utility: In-unit laundry; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.6% 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 $4,594/mo this rent would consume 61% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.53% ✓
• Cap rate: 32.59%
• Cash-on-cash: 93.90%
• DSCR: 5.18
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24303 Woolsey Canyon Rd #117	0.00mi	3/2.0 (+1)	1,440 (0%)	8mo	$160,000	$111	89
24425 Woolsey Canyon Rd #200	0.28mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	85
24425 Woolsey Canyon Rd #168	0.28mi	2/2.0	1,440 (0%)	19mo	$201,000	$140	71
24303 Woolsey Cyn #26	0.00mi	2/2.0	1,248 (-13%)	19mo	$149,000	$119	62
24303 Woolsey Canyon Rd #111	0.00mi	2/2.0	1,248 (-13%)	23mo	$159,000	$127	59
24425 Woolsey Cyn #141	0.28mi	3/2.0 (+1)	1,296 (-10%)	14mo	$152,000	$117	54

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: 91.4%
• Equity multiple: 5.04×
• Total profit: $146,884
• Equity at exit: $19,383

10-year hold

• IRR: 93.7%
• Equity multiple: 9.50×
• Total profit: $309,465
• Equity at exit: $11,240

Cash invested: $36,400 (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: 2.4×

Monthly cashflow live

• Estimated rent: $4,594 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $2,848

Break-even live

Break-even rent $988

Max offer price $130,000

Occupancy floor 33%

Sensitivity live

Price	-10% $2,922	-5% $2,885	+0% $2,848	+5% $2,812	+10% $2,775
Rent	-10% $2,485	-5% $2,667	+0% $2,848	+5% $3,030	+10% $3,211
Rate	-1.0pp $2,914	-0.5pp $2,881	base $2,848	+0.5pp $2,815	+1.0pp $2,780

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: $32,500
• Closing costs: $3,900
• 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	0.40mi
8808 Chatlake Dr West Hills, CA	3.0	1.0	1250	$4,250	$3.40	20d	1	0.75mi
9251 Notre Dame Ave Chatsworth, CA	3.0	2.0	1310	$4,200	$3.21	45d	1	1.08mi
9552 Ventura Way Chatsworth, CA	3.0	2.0	900	$4,200	$4.67	45d	1	1.11mi

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 23 DOM
2. 2026-06-18
   days on market $130,000 Active 20 DOM
3. 2026-06-17
   days on market $130,000 Active 19 DOM
4. 2026-06-16
   days on market $130,000 Active 18 DOM
5. 2026-06-15
   days on market $130,000 Active 17 DOM
6. 2026-06-13
   days on market $130,000 Active 15 DOM
7. 2026-06-09
   days on market $130,000 Active 11 DOM
8. 2026-06-08
   days on market $130,000 Active 10 DOM
9. 2026-06-07
   days on market $130,000 Active 9 DOM
10. 2026-06-04
    days on market $130,000 Active 6 DOM
11. 2026-06-03
    days on market $130,000 Active 5 DOM
12. 2026-06-02
    days on market $130,000 Active 4 DOM
13. 2026-06-01
    days on market $130,000 Active 3 DOM
14. 2026-05-31
    days on market $130,000 Active 2 DOM

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$452/yr (+$38/mo · 84.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% 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: $55,123
• − Mortgage interest: −$7,282
• − Property taxes: −$536
• − Insurance: −$650
• − Repairs & maintenance: −$4,410
• − Management: −$4,410
• − Depreciation: −$3,782
• Taxable income: $34,054
• Est. tax owed @ 24.0%: −$8,173
• After-tax cash flow: $26,008/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

This charming manufactured home offers a good condition with a large open floor plan and incredible views. Minor repairs and maintenance are needed, but the home is move-in ready.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Carpet shows some wear

Value-add opportunities

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics
• Both Flooring — New flooring can enhance the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Carpet shows some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can enhance the home's 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

• 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

-33.3% since first listed

17 events — show timeline

• 2026-05-29 Listed $130,000 CRMLS
• 2026-04-22 Listing Removed — CRMLS
• 2026-03-21 Price Changed $97,999 CRMLS
• 2026-02-20 Price Changed $98,000 CRMLS
• 2025-12-05 Price Changed $99,000 CRMLS
• 2025-11-20 Price Changed $115,000 CRMLS
• 2025-10-24 Price Changed $129,900 CRMLS
• 2025-09-04 Listed $139,900 CRMLS
• 2025-08-20 Listing Removed — CRMLS
• 2025-06-19 Price Changed $120,000 CRMLS
• 2025-06-02 Price Changed $130,000 CRMLS
• 2025-05-09 Price Changed $140,000 CRMLS
• 2025-02-22 Price Changed $148,000 CRMLS
• 2024-10-02 Price Changed $150,000 CRMLS
• 2024-09-18 Price Changed $160,000 CRMLS
• 2024-09-10 Price Changed $190,000 CRMLS
• 2024-08-25 Listed $195,000 CRMLS

Property tax history

+4.8%/yr

Latest (2025): $536 · +4.8% YoY. Source: county tax records.