11401 Topanga Cyn #56 · Los Angeles, CA 91311

$259,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 100 Days on market

Built 1969 3,910 sqft lot $180/sqft · 12% above area Est $231k · 12% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bed • 2 Bath • 1,440Sq. Ft. Fully Remodeled in 2025 Fresh interior and exterior paint Brand new roof (July 2025) New HVAC system (heating & cooling - 2025) 3 brand new mini split heating and cooling units. New flooring throughout Modern kitchen with new cabinets & countertops New Lighting

Key facts

• Fully remodeled
• Brand new roof
• New flooring

Tags

• FULLY REMODELED
• BRAND NEW ROOF
• NEW HVAC SYSTEM
• NEW FLOORING
• MODERN KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 rising (+3.4%/yr); 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% of the median local income ($119k/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 $8k 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 + 3.4% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $75k; list at $259k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $231,222
• List price: $259,000
• Delta: 12.01%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11401 Topanga Cyn #23	0.00mi	3/2.0 (+1)	1,464 (+2%)	1mo	$241,000	$165	91
11401 Topanga Cyn	0.01mi	3/2.0 (+1)	1,456 (+1%)	2mo	$310,000	$213	91
11401 Topanga Canyon Blvd #35	0.00mi	3/2.0 (+1)	1,344 (-7%)	6mo	$224,500	$167	79
11401 N Topanga #62	0.07mi	2/2.0	1,300 (-10%)	18mo	$210,000	$162	65

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $4,714
• Equity at exit: $38,618

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $68,087
• Equity at exit: $22,394

Cash invested: $72,520 (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 91311

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,166 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $712

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 73%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22325 Heritage Pass Pl Chatsworth, CA	2.0	3.0	1427	$2,895	$2.03	44d	1	0.43mi
21224 Rinaldi St Chatsworth, CA	3.0	2.0	1389	$4,000	$2.88	3d	1	0.80mi
21420 Chatsworth St Chatsworth, CA	2.0	1.0	1040	$3,750	$3.61	8d	1	0.95mi
22210 James Alan Cir #8 Chatsworth, CA	3.0	2.5	1747	$3,850	$2.20	13d	1	1.04mi
10537 Variel Ave Chatsworth, CA	2.0	2.0	900	$2,995	$3.33	2d	1	1.26mi
20744 Bermuda St Chatsworth, CA	3.0	2.0	1677	$4,250	$2.53	44d	1	1.42mi
10201 Remmet Ave Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	24d	1	1.46mi
10201 Remmet Ave Unit 203 Chatsworth, CA	2.0	2.0	1005	$2,395	$2.38	22d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $259,000 Active 100 DOM
2. 2026-06-17
   days on market $259,000 Active 99 DOM
3. 2026-06-16
   days on market $259,000 Active 98 DOM
4. 2026-06-15
   days on market $259,000 Active 97 DOM
5. 2026-06-13
   days on market $259,000 Active 95 DOM
6. 2026-06-09
   days on market $259,000 Active 91 DOM
7. 2026-06-08
   days on market $259,000 Active 90 DOM
8. 2026-06-07
   days on market $259,000 Active 89 DOM
9. 2026-06-04
   days on market $259,000 Active 86 DOM
10. 2026-06-03
    days on market $259,000 Active 85 DOM
11. 2026-06-02
    days on market $259,000 Active 84 DOM
12. 2026-06-01
    days on market $259,000 Active 83 DOM
13. 2026-05-31
    days on market $259,000 Active 82 DOM
14. 2026-03-10
    listed $259,000 Active 313-char remark

    Show marketing remark (313 chars)

    2 Bed • 2 Bath • 1,440Sq. Ft. Fully Remodeled in 2025 Fresh interior and exterior paint Brand new roof (July 2025) New HVAC system (heating & cooling - 2025) 3 brand new mini split heating and cooling units. New flooring throughout Modern kitchen with new cabinets & countertops New Lighting

15. 2026-01-05
    price $259,000
16. 2007-10-20
    soldstatus $75,000
17. 2007-10-01
    historical
18. 2007-05-11
    listed $79,950

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,998
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − Depreciation: −$7,535
• Taxable income: $4,695
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $7,413/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.

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): 40,898
• Household income: $119,386
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1205.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 29% Asian 18% Two or more races 15% Black 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 29% · Canada, South Korea, Vietnam
• Languages at home: 58% English-only · Spanish 19% 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: ▼ -777.33%
• Current HPI: 348.8389
• Rent YoY: ▲ 3.41%
• 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

+224.0% since first listed

5 events — show timeline

• 2026-03-10 Listed $259,000 CRMLS
• 2026-01-05 Price Changed $259,000 AVMLS
• 2007-10-20 Sold (MLS) $75,000 CRMLS
• 2007-10-01 Listing Removed — CRMLS
• 2007-05-11 Listed $79,950 CRMLS

Property tax history

+7.9%/yr

Latest (2025): $296 · +7.9% YoY. Source: county tax records.