13691 Gavina Ave #595 · Los Angeles, CA 91342

$320,000

3 bd · 2.0 ba · 1,326 sqft · Manufactured public records · 45 Days on market

Built 1989 Good condition $241/sqft · 50% above area

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home in Santiago Estates offering a spacious and well designed 3 bedroom, 2 bath floor plan. Upon entry, you are welcomed by a grand entryway with high vaulted ceilings. To the left is direct access to the garage, and to the right is the first bedroom, thoughtfully positioned away from the other bedrooms for added privacy. The living room features a cozy fireplace with a TV mounted above, which will remain for the buyer’s convenience. The kitchen is designed for both function and style, featuring a large island with updated travertine, updated counters, and a new faucet. The island offers ample space for casual dining, and there is also a formal dining area that accommodates

Key facts

• 2 garage spots
• Community pool
• Built 1989

Property features AI

Finance

• Other: Mountainous neighborhood setting
• Financial info: Monthly land lease payment required
• HOA & community: Park-managed community; Manager approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces; Located in Santiago Estates (managed park)
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry at front
• Construction: Mobile home remains on site; Year built (from public records)
• Exterior features: Community pool; Yard

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: All bedrooms on ground level; Walk-in closet
• Flooring: Laminate flooring; Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central furnace; Fireplace
• Interior features: Ceiling fan; Front entry
• Laundry & utility: Laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,836/mo this rent would consume 47% of the median local household income ($98k/yr) (locally 2559% 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 $2k of loan paydown is wiped out by about $10k 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 45 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $213,230
• List price: $320,000
• Delta: 50.07%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina Ave #359	0.00mi	3/2.0	1,512 (+14%)	16mo	$320,000	$212	63
13691 Gavina #477	0.00mi	3/2.0	1,495 (+13%)	22mo	$235,000	$157	61

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-10,804
• Equity at exit: $47,713

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $14,811
• Equity at exit: $27,668

Cash invested: $89,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,836 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $819

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 74%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12707 Lazard St Sylmar, CA	3.0	2.0	1067	$3,700	$3.47	44d	1	0.34mi
12727 Shenley St Sylmar, CA	4.0	2.0	1631	$3,795	$2.33	5d	1	0.82mi
13191 Cranston Ave Sylmar, CA	3.0	2.0	1469	$4,250	$2.89	3d	1	0.89mi
13197 Tripoli Ave Sylmar, CA	3.0	2.0	1350	$3,500	$2.59	15d	1	1.01mi
13264 Calcutta St Sylmar, CA	3.0	2.0	1016	$3,750	$3.69	44d	1	1.02mi
13874 Aults Ave Sylmar, CA	4.0	2.5	1300	$4,250	$3.27	1d	1	1.21mi
13057 Gladstone Ave Sylmar, CA	4.0	2.0	1379	$6,500	$4.71	24d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $320,000 Active 45 DOM
2. 2026-06-17
   days on market $320,000 Active 44 DOM
3. 2026-06-16
   days on market $320,000 Active 43 DOM
4. 2026-06-15
   days on market $320,000 Active 42 DOM
5. 2026-06-13
   pricedays on market $320,000 Active 40 DOM
6. 2026-06-09
   days on market $332,000 Active 36 DOM
7. 2026-06-08
   days on market $332,000 Active 35 DOM
8. 2026-06-07
   days on market $332,000 Active 34 DOM
9. 2026-06-04
   days on market $332,000 Active 31 DOM
10. 2026-06-03
    days on market $332,000 Active 30 DOM
11. 2026-06-02
    days on market $332,000 Active 29 DOM
12. 2026-06-01
    days on market $332,000 Active 28 DOM
13. 2026-05-31
    days on market $332,000 Active 27 DOM
14. 2026-05-04
    listed $332,000 Active 1642-char remark
15. 2026-05-02
    historical $332,000 1642-char remark
16. 2015-01-15
    historical
17. 2014-10-15
    listed $79,777 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: $46,032
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,683
• − Management: −$3,683
• − Depreciation: −$9,309
• Taxable income: $5,033
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $8,620/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 home is in good condition with a good exterior and interior. It has a good roof, flooring, and HVAC system. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Resale Replace the front door — A new front door can improve the home's curb appeal and security.
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Replace the front door — A new front door can improve the home's curb appeal and security. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ 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

+301.1% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $320,000 CRMLS
• 2026-05-04 Listed $332,000 CRMLS
• 2026-05-02 Coming Soon $332,000 CRMLS
• 2015-01-15 Listing Removed — CRMLS
• 2014-10-15 Listed $79,777 CRMLS

Property tax history

+4.9%/yr

Latest (2025): $434 · +4.9% YoY. Source: county tax records.