13691 Gavina #433 · Los Angeles, CA 91342

$334,999

3 bd · 2.0 ba · 1,708 sqft · Manufactured public records · 76 Days on market

Built 1990 Fair condition $196/sqft · 57% 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this warm and inviting home featuring a bright open layout and stylish updates throughout. The spacious kitchen offers abundant cabinetry, tiled countertops, stainless steel appliances, and a convenient breakfast bar that opens to the dining and living areas—perfect for everyday living and entertaining. Large windows with soft natural light create a comfortable and welcoming atmosphere throughout the home. The living space flows seamlessly toward the dining area and cozy fireplace, while glass doors provide easy access to the outdoor area for indoor-outdoor enjoyment. The home also features updated flooring and neutral tones that complement a variety of décor styles. The bedroom offers a peaceful retreat with ample natural light, generous closet space, and a calming modern color palette. With thoughtful layout, functional living spaces, and charming details throughout, this home is ready for its next owner to enjoy.

Key facts

• Large windows
• Spacious kitchen
• Abundant cabinetry

Tags

• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• TILED COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,859/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 76 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $64k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; list at $335k implies a 145% gain — meaningful room to come down on a strong offer.

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 $314,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $213,012
• List price: $334,999
• Delta: 57.27%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13691 Gavina #609	0.00mi	3/2.0	1,624 (-5%)	1mo	$170,000	$105	91
13691 Gavina Ave #576	0.00mi	3/2.0	1,624 (-5%)	11mo	$260,000	$160	82
13691 Gavina #566	0.00mi	3/2.0	1,624 (-5%)	20mo	$305,000	$188	75
13691 Gavina Ave #418	0.00mi	3/2.0	1,540 (-10%)	15mo	$316,000	$205	71
13691 Gavina Ave #359	0.00mi	3/2.0	1,512 (-12%)	17mo	$320,000	$212	67
13691 Gavina #477	0.00mi	3/2.0	1,495 (-12%)	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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-18,734
• Equity at exit: $49,949

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $651
• Equity at exit: $28,965

Cash invested: $93,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,859 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $734

Break-even live

Break-even rent $2,931

Max offer price $334,999

Occupancy floor 76%

Sensitivity live

Price	-10% $965	-5% $849	+0% $734	+5% $618	+10% $502
Rent	-10% $429	-5% $581	+0% $734	+5% $886	+10% $1,039
Rate	-1.0pp $902	-0.5pp $819	base $734	+0.5pp $647	+1.0pp $559

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 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
12727 Shenley St Sylmar, CA	4.0	2.0	1631	$3,795	$2.33	6d	1	0.82mi
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
13874 Aults Ave Sylmar, CA	4.0	2.5	1300	$4,250	$3.27	0d	1	1.21mi
13057 Gladstone Ave Sylmar, CA	4.0	2.0	1379	$6,500	$4.71	25d	1	1.42mi

Listing history 17 events

1. 2026-06-09
   days on market $334,999 Active 76 DOM
2. 2026-06-08
   days on market $334,999 Active 75 DOM
3. 2026-06-07
   days on market $334,999 Active 74 DOM
4. 2026-06-04
   days on market $334,999 Active 71 DOM
5. 2026-06-03
   days on market $334,999 Active 70 DOM
6. 2026-06-02
   days on market $334,999 Active 69 DOM
7. 2026-06-01
   days on market $334,999 Active 68 DOM
8. 2026-05-31
   days on market $334,999 Active 67 DOM
9. 2026-05-19
   status Active 953-char remark

   Show marketing remark (953 chars)

   Welcome to this warm and inviting home featuring a bright open layout and stylish updates throughout. The spacious kitchen offers abundant cabinetry, tiled countertops, stainless steel appliances, and a convenient breakfast bar that opens to the dining and living areas—perfect for everyday living and entertaining. Large windows with soft natural light create a comfortable and welcoming atmosphere throughout the home. The living space flows seamlessly toward the dining area and cozy fireplace, while glass doors provide easy access to the outdoor area for indoor-outdoor enjoyment. The home also features updated flooring and neutral tones that complement a variety of décor styles. The bedroom offers a peaceful retreat with ample natural light, generous closet space, and a calming modern color palette. With thoughtful layout, functional living spaces, and charming details throughout, this home is ready for its next owner to enjoy.

10. 2026-04-11
    price $334,999 953-char remark

    Show marketing remark (953 chars)

    Welcome to this warm and inviting home featuring a bright open layout and stylish updates throughout. The spacious kitchen offers abundant cabinetry, tiled countertops, stainless steel appliances, and a convenient breakfast bar that opens to the dining and living areas—perfect for everyday living and entertaining. Large windows with soft natural light create a comfortable and welcoming atmosphere throughout the home. The living space flows seamlessly toward the dining area and cozy fireplace, while glass doors provide easy access to the outdoor area for indoor-outdoor enjoyment. The home also features updated flooring and neutral tones that complement a variety of décor styles. The bedroom offers a peaceful retreat with ample natural light, generous closet space, and a calming modern color palette. With thoughtful layout, functional living spaces, and charming details throughout, this home is ready for its next owner to enjoy.

11. 2026-03-11
    price $339,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to this warm and inviting home featuring a bright open layout and stylish updates throughout. The spacious kitchen offers abundant cabinetry, tiled countertops, stainless steel appliances, and a convenient breakfast bar that opens to the dining and living areas—perfect for everyday living and entertaining. Large windows with soft natural light create a comfortable and welcoming atmosphere throughout the home. The living space flows seamlessly toward the dining area and cozy fireplace, while glass doors provide easy access to the outdoor area for indoor-outdoor enjoyment. The home also features updated flooring and neutral tones that complement a variety of décor styles. The bedroom offers a peaceful retreat with ample natural light, generous closet space, and a calming modern color palette. With thoughtful layout, functional living spaces, and charming details throughout, this home is ready for its next owner to enjoy.

12. 2026-03-10
    listed $399,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to this warm and inviting home featuring a bright open layout and stylish updates throughout. The spacious kitchen offers abundant cabinetry, tiled countertops, stainless steel appliances, and a convenient breakfast bar that opens to the dining and living areas—perfect for everyday living and entertaining. Large windows with soft natural light create a comfortable and welcoming atmosphere throughout the home. The living space flows seamlessly toward the dining area and cozy fireplace, while glass doors provide easy access to the outdoor area for indoor-outdoor enjoyment. The home also features updated flooring and neutral tones that complement a variety of décor styles. The bedroom offers a peaceful retreat with ample natural light, generous closet space, and a calming modern color palette. With thoughtful layout, functional living spaces, and charming details throughout, this home is ready for its next owner to enjoy.

13. 2018-08-13
    soldstatus $137,000 Closed Sale 418-char remark

    Show marketing remark (418 chars)

    Great opportunity to own in Santiago Estates! Beautiful scenic views of the mountains and hiking trails. Located off the 210 freeway. Amenities include pool, spas, playground, gazebo, racket ball, basket ball, picnic area, club house, and security patrol. This 3 bedroom 2 bath has laminate flooring, tiles in kitchen and bathroom. The entry has vaulted ceilings. central air and heating, fireplace. Views Views Views!

14. 2018-07-14
    status Pending Sale 418-char remark

    Show marketing remark (418 chars)

    Great opportunity to own in Santiago Estates! Beautiful scenic views of the mountains and hiking trails. Located off the 210 freeway. Amenities include pool, spas, playground, gazebo, racket ball, basket ball, picnic area, club house, and security patrol. This 3 bedroom 2 bath has laminate flooring, tiles in kitchen and bathroom. The entry has vaulted ceilings. central air and heating, fireplace. Views Views Views!

15. 2018-04-30
    listed $140,000 Active 418-char remark

    Show marketing remark (418 chars)

    Great opportunity to own in Santiago Estates! Beautiful scenic views of the mountains and hiking trails. Located off the 210 freeway. Amenities include pool, spas, playground, gazebo, racket ball, basket ball, picnic area, club house, and security patrol. This 3 bedroom 2 bath has laminate flooring, tiles in kitchen and bathroom. The entry has vaulted ceilings. central air and heating, fireplace. Views Views Views!

16. 2015-03-30
    historical
17. 2015-02-13
    listed $85,000 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: $46,311
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,705
• − Management: −$3,705
• − Depreciation: −$9,745
• Taxable income: $3,690
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $7,918/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen cabinets, bathroom vanity, exterior siding, and interior walls. Repainting and replacing worn-out items will significantly enhance the home's curb appeal and functionality.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Moderate exterior siding — visible wear
• Moderate interior walls — slight wear
• Minor HVAC filters — standard maintenance

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Both replace bathroom vanity — new vanity enhances functionality and aesthetics
• Both repair exterior siding — repairing siding improves curb appeal and structural integrity
• Both paint exterior walls — fresh paint enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · slight wear	Moderate	$3,000–15,000
HVAC filters · standard maintenance	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both replace bathroom vanity — new vanity enhances functionality and aesthetics ↑
• Both repair exterior siding — repairing siding improves curb appeal and structural integrity ↑
• Both paint exterior walls — fresh paint enhances curb appeal and structural integrity ↑

ⓘ 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

+294.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — CRMLS
• 2026-04-11 Price Changed $334,999 CRMLS
• 2026-03-11 Price Changed $339,000 CRMLS
• 2026-03-10 Listed $399,000 CRMLS
• 2018-08-13 Sold (MLS) $137,000 CRMLS
• 2018-07-14 Pending — CRMLS
• 2018-04-30 Listed $140,000 CRMLS
• 2015-03-30 Listing Removed — CRMLS
• 2015-02-13 Listed $85,000 CRMLS