4201 Topanga Canyon Blvd #116 · Topanga, CA 91364

$325,000

2 bd · 1.0 ba · 1,116 sqft · Manufactured · 50 Days on market

Built 1963 Good condition 5,250 sqft lot $291/sqft · 8% below area Est $355k · 8% under

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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 +27.5/30.0
• ARV discount +11.3/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath 1963 home full of potential and opportunity! Situated on a spacious lot with room to expand, this property offers the perfect canvas to create your dream home. Thoughtfully updated with new drywall, recessed lighting, and a chef’s refrigerator, the home blends classic charm with modern touches. Tech-forward features include TVs in every room—even a mini TV in the bathroom. The bathroom was updated a few years ago, and the former primary bath was converted into an enlarged closet; plumbing hookups remain capped and accessible beneath the flooring for easy future restoration. Enjoy a 3-car carport and a large side yard ideal for gating for pets or outdoo

Key facts

• Updated drywall
• Chef's refrigerator
• Enlarged closet

Tags

• SPACIOUS LOT
• UPDATED DRYWALL
• RECESSED LIGHTING
• CHEF'S REFRIGERATOR
• ENLARGED CLOSET
• 3-CAR CARPORT

Property features AI

Finance

• Financial info: Land lease amount: $1,200
• HOA & community: Park name: Woodland Park Estates; Community features include valley setting, biking and mountainous surroundings; Manager approval required for residency; Pets: call for details; Land lease in place

Exterior

• Parking: Attached carport with space for 3 vehicles; RV access/parking
• Utilities: Public sewer; District/public water; Water connected; Cable connected
• Home design: Mobile home (double-wide); Single-story; Mobile dimensions approximately 20' x 55'; Entry level: 1
• Construction: Pier jacks foundation; Shingle roof; Cement board skirting; Wood construction elements
• Exterior features: Shingle roof; Wood fencing; Porch (front and rear); Porch with wood accents; Community pool; Cement board skirting; One shed on the property; 0–1 unit/acre lot characteristic; Has view

Interior

• Kitchen: Gas oven; Dishwasher; Water heater unit
• Bedrooms: Entry level: 1
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Front and rear porches
• Laundry & utility: Washer included; Dryer included; Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Topanga — 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 55/100 on livability (#846 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools A, crime A; Watch: amenities F, commute F, cost of living F.
• Las Virgenes Unified (suburban): math 55% / reading 70% proficiency, ranked #58 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.5%/yr); 182 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 37% of the median local income ($133k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 50 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1963 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $355,100
• List price: $325,000
• Delta: -8.48%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4201 Topanga Canyon Blvd #51	0.12mi	2/2.0	1,123 (+1%)	11mo	$370,000	$329	80
4201 Topanga Canyon Blvd #62	0.10mi	2/2.0	1,050 (-6%)	3mo	$270,000	$257	79
4201 Topanga Canyon Blvd #102	0.12mi	2/2.0	1,120 (+0%)	16mo	$228,000	$204	77
4201 Topanga Canyon Blvd #130	0.12mi	2/2.0	1,160 (+4%)	12mo	$190,000	$164	74
4201 Topanga Canyon Blvd #23	0.12mi	2/2.0	1,040 (-7%)	14mo	$329,000	$316	67
4201 Topanga Canyon Blvd #31	0.12mi	2/2.0	1,250 (+12%)	10mo	$385,000	$308	62
4201 Topanga Canyon Blvd #110	0.12mi	3/2.0 (+1)	1,027 (-8%)	13mo	$360,000	$351	61
4201 Topanga Canyon Blvd #40	0.12mi	3/2.0 (+1)	1,255 (+12%)	6mo	$425,000	$339	60
4201 Topanga Canyon Blvd #32	0.12mi	1/2.0 (-1)	1,250 (+12%)	10mo	$350,000	$280	57

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-3,242
• Equity at exit: $48,459

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $30,320
• Equity at exit: $28,100

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91364

• Rents YoY: -0.5%
• Active inventory: 182
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,061 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $962

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,186	-5% $1,074	+0% $962	+5% $850	+10% $737
Rent	-10% $641	-5% $801	+0% $962	+5% $1,122	+10% $1,283
Rate	-1.0pp $1,126	-0.5pp $1,045	base $962	+0.5pp $878	+1.0pp $792

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 Canoga Dr Woodland Hills, CA	3.0	2.0	1490	$4,995	$3.35	15d	1	0.62mi
22237 Buenaventura St Unit 2 Woodland Hills, CA	1.0	1.0	892	$3,299	$3.70	44d	1	0.81mi
22263 Buena Ventura St Woodland Hills, CA	3.0	3.0	1350	$6,450	$4.78	19d	1	0.82mi
4532 Ensenada Dr Woodland Hills, CA	2.0	1.0	800	$2,590	$3.24	8d	1	0.88mi
21905 Viscanio Rd Woodland Hills, CA	3.0	2.0	1228	$4,450	$3.62	25d	1	0.90mi
1188 Aztec Topanga, CA	3.0	2.0	1410	$4,500	$3.19	44d	1	0.93mi
4406 Coloma Ave Woodland Hills, CA	2.0	2.0	830	$3,395	$4.09	44d	1	0.94mi
4973 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	890	$2,850	$3.20	44d	1	1.05mi
5020 Topanga Canyon Blvd Woodland Hills, CA	2.0	1.0	800	$3,700	$4.62	5d	1	1.13mi
22025 Lopez St Woodland Hills, CA	2.0	1.0	927	$4,250	$4.58	25d	1	1.20mi
22632 Cass Ave Woodland Hills, CA	3.0	2.0	1459	$4,300	$2.95	44d	1	1.32mi
5007 Canoga Ave Woodland Hills, CA	3.0	2.0	1383	$4,850	$3.51	44d	1	1.34mi
22034 Galvez St Woodland Hills, CA	3.0	2.0	1331	$4,200	$3.16	22d	1	1.34mi
5177 Topanga Canyon Blvd Unit 1 Woodland Hills, CA	2.0	1.0	1400	$2,600	$1.86	4d	1	1.40mi
22849 MacFarlane Dr Woodland Hills, CA	2.0	2.0	1362	$3,800	$2.79	44d	1	1.49mi
2421 Liberty Ln Topanga, CA	2.0	1.0	1200	$6,500	$5.42	44d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $325,000 Active 50 DOM
2. 2026-06-17
   days on market $325,000 Active 49 DOM
3. 2026-06-16
   days on market $325,000 Active 48 DOM
4. 2026-06-15
   days on market $325,000 Active 47 DOM
5. 2026-06-13
   days on market $325,000 Active 45 DOM
6. 2026-06-13
   days on market $325,000 Active 44 DOM
7. 2026-06-09
   days on market $325,000 Active 41 DOM
8. 2026-06-08
   days on market $325,000 Active 40 DOM
9. 2026-06-07
   days on market $325,000 Active 39 DOM
10. 2026-06-04
    days on market $325,000 Active 36 DOM
11. 2026-06-03
    days on market $325,000 Active 35 DOM
12. 2026-06-02
    days on market $325,000 Active 34 DOM
13. 2026-06-01
    days on market $325,000 Active 33 DOM
14. 2026-05-31
    days on market $325,000 Active 32 DOM
15. 2026-04-29
    listed $325,000 Active 781-char remark
16. 2026-04-11
    historical
17. 2026-01-20
    listed $275,000 Active
18. 2025-12-31
    historical
19. 2025-11-11
    listed $299,999 Active
20. 2025-10-27
    historical
21. 2025-09-27
    listed $279,000 Active
22. 2025-09-23
    historical
23. 2025-08-26
    listed $279,000 Active
24. 2025-08-14
    historical
25. 2025-06-13
    listed $289,000 Active
26. 2025-06-07
    historical
27. 2025-03-13
    price $299,000
28. 2025-02-13
    listed $333,000 Active
29. 2024-12-28
    historical
30. 2024-03-27
    price $295,000
31. 2024-02-11
    price $300,000
32. 2023-12-02
    listed $325,000 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,727
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,898
• − Management: −$3,898
• − Depreciation: −$9,455
• Taxable income: $6,771
• Est. tax owed @ 24.0%: −$1,625
• After-tax cash flow: $9,917/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 charming 2-bedroom home is in good condition with modern updates and a spacious lot. It has the potential for further improvements to increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ 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: Las Virgenes Unified
• NCES district ID: 0621000
• Math proficiency: 55% ▼ -4.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $118,374
• Composite: 59.63/100
• National rank: #907
• State rank: #58 of 517 in CA

Livability — Topanga

• Score: 55/100
• State rank: #846
• US rank: #23336

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topanga, CA
• County: Los Angeles County · 9,444,647 people
• City population: 6,315
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,748
• Household income: $132,854
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 899.0

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 0.57)
• Race & ethnicity: White 63% Hispanic / Latino 14% Two or more races 11% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 65% English-only · Other Indo-European 11% Spanish 8% Russian/Polish/Slavic 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: ▼ -776.49%
• Current HPI: 362.9341
• Rent YoY: ▼ -0.51%
• 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

18 events — show timeline

• 2026-04-29 Listed $325,000 CRMLS
• 2026-04-11 Listing Removed — CRMLS
• 2026-01-20 Listed $275,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-11-11 Listed $299,999 CRMLS
• 2025-10-27 Listing Removed — CRMLS
• 2025-09-27 Listed $279,000 CRMLS
• 2025-09-23 Listing Removed — CRMLS
• 2025-08-26 Listed $279,000 CRMLS
• 2025-08-14 Listing Removed — CRMLS
• 2025-06-13 Listed $289,000 CRMLS
• 2025-06-07 Listing Removed — CRMLS
• 2025-03-13 Price Changed $299,000 CRMLS
• 2025-02-13 Listed $333,000 CRMLS
• 2024-12-28 Listing Removed — CRMLS
• 2024-03-27 Price Changed $295,000 CRMLS
• 2024-02-11 Price Changed $300,000 CRMLS
• 2023-12-02 Listed $325,000 CRMLS