8250 Lankershim Blvd Unit ELM 3 · Los Angeles, CA 91605

$165,000

2 bd · 2.0 ba · 784 sqft · Manufactured · 53 Days on market

Built 2017 Good condition $210/sqft · 36% above area Est $121k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and convenience in this delightful 2-bedroom, 2-bathroom 2017 Fleetwood manufactured home. Situated in the vibrant North Hollywood community, this cozy home spans 784 square feet, providing plenty of space for living and entertaining. The interior boasts a spacious living area, a modern kitchen with up-to-date SS appliances, and ample storage space. Retreat to the master bedroom, complete with its own bathroom, for a touch of privacy and relaxation. The additional bedroom offers flexibility for your family, guests, or a home office. Outside, enjoy the sunny California weather and take advantage of the community amenities including a refreshing pool, gym

Key facts

• 2 parking spots
• Community pool
• Built 2017

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: Land lease in place (monthly land lease payable to park)
• HOA & community: Community features include a dog park and community spa/pool; Park name: Hollywood Backlot

Exterior

• Parking: Two uncovered parking spaces; Has parking in Hollywood Backlot park
• Security: Automatic gate; Carbon monoxide and smoke detectors
• Utilities: Standard electric; Natural gas connected; Public/district water; Public sewer; Electricity and water connected
• Home design: Single-story home (one story); Entry on level 1; Mobile home (28' x 28') — mobile home remains; Turnkey condition
• Construction: Shingle roof; Drywall walls and Hardie (Hardee) plank exterior; Pillar/post/pier foundation with pier jacks; Year built recorded in public records
• Exterior features: Community pool; Lot is level/flat; No fencing; Cement board skirt

Interior

• Kitchen: Garbage disposal; Microwave; Free-standing gas range and gas oven; Dishwasher; Gas water heater; Quartz counters; Self-closing cabinet doors and drawers
• Bedrooms: All bedrooms located on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bath; One three-quarter bath; Bathrooms feature quartz counters, exhaust fan(s), bathtub and shower
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Quartz counters throughout; High ceilings (9+ feet); Recessed lighting; Open floor plan; Cathedral/vaulted ceilings; Double pane windows with blinds; Carbon monoxide and smoke detectors; Automatic gate; Community spa
• Laundry & utility: Washer and dryer included; Stackable laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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-, crime F, cost of living 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.
• Zoned schools: Arminta Street Elementary (365 students, 93% FRL); John H. Francis Polytechnic (math 42% / reading 59%, grade D+, #324 of 1,170 statewide, top 28%, 2,232 students, 94% FRL) — zoned schools average 94% FRL vs 67% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-3.0%/yr); 79 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,514/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 3600% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $121,069
• List price: $165,000
• Delta: 36.29%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8250 Lankershim Blvd #194	0.05mi	3/2.0 (+1)	800 (+2%)	0mo	$179,000	$224	89
8250 Lankershim Blvd #173	0.12mi	3/2.0 (+1)	780 (-0%)	5mo	$189,950	$244	85
8250 Lankershim Blvd #8	0.12mi	3/2.0 (+1)	800 (+2%)	10mo	$189,950	$237	78
8250 Lankershim Blvd #158	0.12mi	3/2.0 (+1)	800 (+2%)	12mo	$189,950	$237	76
8250 Lankershim Blvd #155	0.12mi	2/2.0	720 (-8%)	14mo	$119,950	$167	69
8250 Lankershim Blvd #81	0.05mi	2/2.0	672 (-14%)	8mo	$119,950	$178	68
8250 Lankershim Blvd #73	0.05mi	2/2.0	672 (-14%)	8mo	$119,950	$178	67
8250 Lankershim Blvd #34	0.05mi	2/2.0	672 (-14%)	9mo	$122,950	$183	66
8250 Lankershim Blvd #36	0.13mi	2/2.0	672 (-14%)	8mo	$119,950	$178	63
8250 Lankershim Blvd #40	0.12mi	2/2.0	672 (-14%)	11mo	$122,000	$182	62
8250 Lankershim Blvd #27	0.12mi	2/2.0	672 (-14%)	14mo	$124,950	$186	59
8250 Lankershim Blvd #24	0.13mi	2/2.0	672 (-14%)	17mo	$130,000	$193	56

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $19,784
• Equity at exit: $24,602

10-year hold

• IRR: 17.7%
• Equity multiple: 2.26×
• Total profit: $58,252
• Equity at exit: $14,266

Cash invested: $46,200 (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 91605

• Rents YoY: -3.0%
• Active inventory: 79
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $845

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $960	-5% $902	+0% $845	+5% $788	+10% $731
Rent	-10% $647	-5% $746	+0% $845	+5% $945	+10% $1,044
Rate	-1.0pp $929	-0.5pp $887	base $845	+0.5pp $803	+1.0pp $759

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11967 Redbank St Unit 1/2 Sun Valley, CA	2.0	2.0	800	$3,250	$4.06	26d	1	0.50mi
11842 Arminta St North Hollywood, CA	2.0	2.5	1020	$3,000	$2.94	9d	1	0.54mi
11554 Arminta St North Hollywood, CA	2.0	2.0	800	$3,395	$4.24	9d	1	0.55mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	23d	1	0.58mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	45d	1	0.58mi
8209 Bellingham Ave North Hollywood, CA	2.0	2.0	1050	$3,200	$3.05	9d	1	0.63mi
7729 Gentry Ave North Hollywood, CA	1.0	2.0	600	$2,400	$4.00	45d	1	0.75mi
8391 San Fernando Rd Sun Valley, CA	3.0	2.0	897	$3,000	$3.34	45d	1	0.76mi
7820 Vantage Ave North Hollywood, CA	3.0	1.0	1028	$3,125	$3.04	45d	1	0.79mi
7750 Laurel Canyon Blvd Apt 5 North Hollywood, CA	2.0	2.0	1025	$2,495	$2.43	0d	1	0.79mi
9031 El Dorado Ave Sun Valley, CA	3.0	2.0	1000	$3,150	$3.15	19d	1	0.81mi
7755 Laurel Canyon Blvd Unit 24 North Hollywood, CA	1.0	1.0	700	$2,000	$2.86	45d	1	0.81mi
7739 Laurel Canyon Blvd North Hollywood, CA	2.0	1.0	900	$2,062	$2.29	0d	1	0.84mi
12045 Keswick St North Hollywood, CA	2.0–3.0	2.0	1176	$2,545	$2.16	4d	2	0.86mi
11752 Saticoy St North Hollywood, CA	1.0	1.0	750	$1,650	$2.20	0d	1	0.88mi
7701 Laurel Canyon Blvd North Hollywood, CA	1.0	1.0	623	$1,975	$3.17	45d	2	0.89mi
7632 Kraft Ave North Hollywood, CA	1.0	1.0	800	$2,190	$2.74	45d	1	0.92mi
8168 Whitsett Ave North Hollywood, CA	2.0	1.0	800	$2,800	$3.50	45d	1	0.98mi
8747 Lehigh Ave Sun Valley, CA	1.0	1.0	650	$2,200	$3.38	45d	1	1.02mi
11721 Runnymede St North Hollywood, CA	1.0–3.0	1.0–2.0	954	$2,625	$2.75	0d	2	1.03mi
11731 Runnymede St Unit 3 North Hollywood, CA	3.0	2.0	1120	$3,000	$2.68	18d	1	1.03mi
11038 Arminta St Sun Valley, CA	2.0–3.0	1.0–2.0	975	$2,350	$2.41	4d	3	1.07mi
11744 Runnymede St North Hollywood, CA	2.0–3.0	1.0–2.0	950	$2,550	$2.68	6d	2	1.08mi
11669 Valerio St North Hollywood, CA	1.0	1.0	650	$1,895	$2.92	4d	5	1.09mi
7810 Wilkinson Ave North Hollywood, CA	2.0	1.0	1100	$3,000	$2.73	45d	1	1.09mi
7810 Wilkinson Ave North Hollywood, CA	2.0	1.0	1100	$2,800	$2.55	3d	1	1.09mi
7401 Lankershim Blvd North Hollywood, CA	1.0–2.0	1.0–2.0	862	$2,850	$3.31	26d	4	1.11mi
11322 Covello St Sun Valley, CA	2.0	2.0	1050	$3,200	$3.05	26d	1	1.11mi
10938 Olinda St Sun Valley, CA	2.0	2.0	800	$2,700	$3.38	12d	1	1.13mi
7350 Lankershim Blvd North Hollywood, CA	1.0	1.0	700	$1,845	$2.64	45d	1	1.15mi
7418 Farmdale Ave North Hollywood, CA	3.0	2.0	996	$3,800	$3.82	45d	1	1.15mi
10817 White St Sun Valley, CA	2.0	1.0	750	$1,895	$2.53	45d	1	1.19mi
7333 Camellia Ave North Hollywood, CA	3.0	2.0	1021	$3,400	$3.33	23d	1	1.21mi
12050 Sheldon St Sun Valley, CA	1.0–2.0	1.0	560	$1,859	$3.32	18d	3	1.24mi
7308 Farmdale Ave North Hollywood, CA	1.0	1.0	600	$2,500	$4.17	23d	1	1.28mi
10730 New Haven St Sun Valley, CA	1.0–2.0	1.0	850	$2,200	$2.59	0d	1	1.37mi
7245 Bakman Ave Unit 3 Sun Valley, CA	2.0	1.0	750	$2,500	$3.33	9d	1	1.39mi
7425 Vineland Ave Unit 7425-07 Sun Valley, CA	1.0	1.0	650	$1,500	$2.31	45d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 53 DOM
2. 2026-06-18
   days on market $165,000 Active 50 DOM
3. 2026-06-17
   days on market $165,000 Active 49 DOM
4. 2026-06-16
   days on market $165,000 Active 48 DOM
5. 2026-06-15
   days on market $165,000 Active 47 DOM
6. 2026-06-13
   days on market $165,000 Active 45 DOM
7. 2026-06-09
   days on market $165,000 Active 41 DOM
8. 2026-06-08
   days on market $165,000 Active 40 DOM
9. 2026-06-07
   days on market $165,000 Active 39 DOM
10. 2026-06-04
    days on market $165,000 Active 36 DOM
11. 2026-06-03
    days on market $165,000 Active 35 DOM
12. 2026-06-02
    days on market $165,000 Active 34 DOM
13. 2026-06-01
    days on market $165,000 Active 33 DOM
14. 2026-05-31
    days on market $165,000 Active 32 DOM
15. 2026-04-29
    listed $165,000 Active 921-char remark
16. 2026-04-28
    historical $165,000 921-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,163
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$4,800
• Taxable income: $7,995
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $8,227/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 80/100 Cosmetic rehab

This 2017 Fleetwood manufactured home is in good condition with a good condition score of 80. It has a good exterior, modern kitchen, and two bathrooms. The home is move-in ready with minor cosmetic updates that would increase its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Resale Replace window blinds — Improves home's aesthetic and energy efficiency
• Both Upgrade flooring — Modernizes the home and improves resale value
• Both Update kitchen appliances — Modernizes the kitchen and improves resale value
• Both Add landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Resale Replace window blinds — Improves home's aesthetic and energy efficiency ↑
• Both Upgrade flooring — Modernizes the home and improves resale value ↑
• Both Update kitchen appliances — Modernizes the kitchen and improves resale value ↑
• Both Add landscaping — Enhances curb appeal and rental value ↑

ⓘ 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): 49,868
• Household income: $65,481
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3600.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 26% Two or more races 22% Asian 8% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 47% · Canada, South Korea, Vietnam
• Languages at home: 23% English-only · Spanish 55% Other Indo-European 15% Tagalog/Filipino 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: ▼ -991.52%
• Current HPI: 504.7685
• Rent YoY: ▼ -2.95%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $165,000 CRMLS
• 2026-04-28 Coming Soon $165,000 CRMLS