17615 Kingsbury St · Los Angeles, CA 91344

$1,350,000

4 bd · 4.0 ba · 2,016 sqft · MultiFamily public records · 1 Days on market

Built 1953

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

4 unit quadplex with each unit 1bd/1bath. 100% occupancy by long time renters

Key facts

• Built 1953

Property features AI

Exterior

• Home design: Built in 1953; Living area approximately 2016
• Exterior features: Located in the Granada Hills subdivision

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $615/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.33M (1.4% below list).
• Recommended offer: $1.33M (1.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 (+3.3%/yr); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $13,314/mo this rent would consume 134% of the median local household income ($119k/yr) (locally 1254% 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 $9k of loan paydown is wiped out by about $40k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $250k; list at $1.35M implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,331,400 (1.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-58,968
• Equity at exit: $201,289

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $163,089
• Equity at exit: $116,723

Cash invested: $378,000 (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 91344

• Rents YoY: 3.3%
• Active inventory: 126
• Price-to-rent: 33.8×

Monthly cashflow live

• Estimated rent: $13,314 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$415 /mo · $4,980/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,796
• Net cashflow: $2,461

Break-even live

Break-even rent $10,199

Max offer price $1,350,000

Occupancy floor 77%

Sensitivity live

Price	-10% $3,225	-5% $2,843	+0% $2,461	+5% $2,079	+10% $1,697
Rent	-10% $1,409	-5% $1,935	+0% $2,461	+5% $2,987	+10% $3,513
Rate	-1.0pp $3,141	-0.5pp $2,804	base $2,461	+0.5pp $2,111	+1.0pp $1,755

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$13,312
Total (4 units)			$13,314

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10638 Balcom Ave Granada Hills, CA	5.0	3.5	2434	$4,995	$2.05	25d	1	0.25mi
10622 Zelzah Ave Granada Hills, CA	4.0	2.0	1867	$4,200	$2.25	4d	1	0.30mi
10554 Andasol Ave Granada Hills, CA	5.0	2.0	1804	$4,700	$2.61	44d	1	0.33mi
17419 Blackhawk St Granada Hills, CA	4.0	3.0	2446	$5,500	$2.25	2d	1	0.42mi
17438 Horace St Granada Hills, CA	4.0	2.0	1719	$4,500	$2.62	44d	1	0.43mi
17159 Kingsbury St Granada Hills, CA	5.0	3.0	2112	$4,995	$2.37	25d	1	0.59mi
17158 Chatsworth St #4 Granada Hills, CA	3.0	2.5	1742	$3,795	$2.18	8d	1	0.59mi
17158 Chatsworth St #4 Granada Hills, CA	3.0	2.5	1742	$3,950	$2.27	44d	1	0.59mi
17154 Chatsworth St #2 Granada Hills, CA	3.0	2.5	1698	$3,695	$2.18	8d	1	0.60mi
17154 Chatsworth St #2 Granada Hills, CA	3.0	2.5	1698	$3,995	$2.35	44d	1	0.60mi
18221 Chatsworth St Unit A Porter Ranch, CA	3.0	2.5	1610	$3,990	$2.48	44d	1	0.69mi
18224 Chatsworth St Porter Ranch, CA	5.0	3.0	2750	$5,150	$1.87	44d	1	0.70mi
18225 Chatsworth St Porter Ranch, CA	4.0	3.0	1880	$4,490	$2.39	44d	1	0.70mi
17103 Kingsbury St Granada Hills, CA	4.0	3.0	1720	$3,995	$2.32	8d	1	0.71mi
17101 Kingsbury St Granada Hills, CA	3.0	3.0	1700	$3,950	$2.32	44d	1	0.71mi
10920 Garden Grove Ave Porter Ranch, CA	3.0	2.5	2000	$6,200	$3.10	14d	1	0.73mi
17767 Merridy St Northridge, CA	3.0	3.0	2110	$4,500	$2.13	44d	1	0.79mi
17416 Stare St Northridge, CA	4.0	2.0	1488	$4,495	$3.02	44d	1	0.80mi
11072 Chimineas Ave Porter Ranch, CA	3.0	2.0	1718	$5,500	$3.20	0d	1	0.80mi
18259 Minnehaha St Porter Ranch, CA	5.0	3.0	2849	$7,495	$2.63	21d	1	0.82mi
10806 Paso Robles Ave Granada Hills, CA	3.0	2.0	1410	$3,995	$2.83	11d	1	0.87mi
18125 Andrea Cir N #4 Northridge, CA	3.0	3.0	1824	$3,650	$2.00	44d	1	0.88mi
17155 Donmetz St Granada Hills, CA	4.0	2.0	1757	$4,400	$2.50	25d	1	0.95mi
10051 Amestoy Ave Northridge, CA	3.0	3.0	1400	$4,600	$3.29	4d	1	0.95mi
10914 Canby Ave Northridge, CA	3.0	2.0	1518	$4,500	$2.96	25d	1	1.00mi
10937 McLennan Ave Granada Hills, CA	3.0	3.0	1689	$3,800	$2.25	25d	1	1.02mi
10901 Canby Ave Porter Ranch, CA	4.0	2.0	2094	$4,950	$2.36	44d	1	1.03mi
17735 Kinzie St #116 Northridge, CA	3.0	2.0	1758	$3,500	$1.99	18d	1	1.05mi
10918 Reseda Blvd Porter Ranch, CA	3.0	2.0	2023	$4,800	$2.37	44d	1	1.08mi
17548 Marilla St Northridge, CA	4.0	3.0	2176	$6,300	$2.90	6d	1	1.14mi
17249 Flanders St Granada Hills, CA	3.0	2.0	2428	$4,400	$1.81	3d	1	1.23mi
16727 Jersey St Granada Hills, CA	4.0	2.5	1780	$4,950	$2.78	44d	1	1.25mi
18324 Algiers St Porter Ranch, CA	3.0	2.5	1534	$4,395	$2.87	18d	1	1.26mi
18336 Algiers St Porter Ranch, CA	3.0	3.0	1534	$3,700	$2.41	44d	1	1.27mi
18336 Algiers St Porter Ranch, CA	3.0	3.0	1534	$3,600	$2.35	14d	1	1.27mi
16744 Ludlow St Granada Hills, CA	4.0	2.0	1794	$4,800	$2.68	20d	1	1.28mi
18665 Horace St Porter Ranch, CA	4.0	2.0	1680	$4,500	$2.68	15d	1	1.31mi
9610 Zelzah Ave #302 Northridge, CA	3.0	3.0	1496	$3,550	$2.37	44d	1	1.31mi
18624 Kenya St Porter Ranch, CA	3.0	2.5	2000	$4,350	$2.17	44d	1	1.32mi
10752 Gerald Ave Granada Hills, CA	3.0	3.0	2002	$5,000	$2.50	44d	1	1.37mi

Listing history 2 events

1. 2026-06-18
   remarks 77-char remark
2. 2026-06-18
   listed $1,350,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,980 · $415/mo
• Projected year-2 tax: $10,260 · $855/mo
• Expected delta: +$5,280/yr (+$440/mo · 106.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $159,768
• − Mortgage interest: −$75,621
• − Property taxes: −$4,980
• − Insurance: −$6,750
• − Repairs & maintenance: −$12,781
• − Management: −$12,781
• − Depreciation: −$39,273
• Taxable income: $7,582
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $27,713/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): 52,890
• Household income: $119,345
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1254.0

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 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 31% Asian 18% Two or more races 15% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 21% Cuban 1%
• Common ancestry: Scotch-Irish 2% Italian 2% Romanian 1%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 22% Other Indo-European 13% Tagalog/Filipino 6%

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: ▼ -863.97%
• Current HPI: 376.877
• Rent YoY: ▲ 3.27%
• 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

+980.0% since first listed

4 events — show timeline

• 2026-06-19 Listed $1,350,000 FSBO.com
• 2001-10-31 Sold (Public Records) $250,000 Public Records
• 1993-03-31 Sold (Public Records) $220,000 Public Records
• 1980-01-16 Sold (Public Records) $125,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,980 · +1.2% YoY. Source: county tax records.