8529 Cashio St · Los Angeles, CA 90035

$1,565,000

9 bd · 5.0 ba · 5,018 sqft · MultiFamily public records · 34 Days on market

Built 1955 6,003 sqft lot $312/sqft · 12% below area Est $1773k · 12% under

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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 +21.2/30.0
• ARV discount +12.8/15.0
• DSCR +6.8/10.0
• Appreciation +6.4/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8529 Cashio Street, Los Angeles, CA 90035, is a 5-unit multifamily investment opportunity located in the highly desirable Pico-Robertson submarket. Built in 1955, the property consists of approximately 6,001 square feet of improvements situated on a 5,081 square foot LAR3-zoned parcel. The unit mix includes one (1) one-bedroom / one-bathroom unit, two (2) two-bedroom / one-bathroom units, and two (2) two-bedroom / one-and-a-half-bathroom units, appealing to a broad tenant base seeking larger, well-located apartments. The property offers investors a well-maintained asset with a strong physical foundation and clear long-term upside potential. Notably, the building has completed the City of Los Angeles mandatory soft-story seismic retrofit program, providing peace of mind and mitigating future compliance risk. Additional capital improvements include upgrades to the roof and plumbing systems, contributing to overall operational stability. Residents benefit from a highly walkable location, with a Walk Score of 88, and convenient access to a wide array of retail, dining, and lifestyle amenities along Pico Boulevard and Robertson Boulevard. The property is centrally located, with easy access to Beverly Hills, Century City, Culver City, and other major Westside employment centers, which supports consistent rental demand. The asset also features on-site parking for five vehicles, an increasingly valuable amenity in this dense, urban submarket. With its attractive unit mix and prime Pico-Robertson location, 8529 Cashio Street presents a compelling opportunity to acquire a stable, well-positioned multifamily property in one of Los Angeles' most sought-after rental neighborhoods.

Key facts

• Walk score of 88
• Upgrades to the roof
• 6,003 sq ft lot

Tags

• SOFT-STORY SEISMIC RETROFIT
• UPGRADES TO THE ROOF
• UPGRADES TO PLUMBING SYSTEMS
• HIGHLY WALKABLE LOCATION
• WALK SCORE OF 88
• CONVENIENT ACCESS TO RETAIL

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×2bd/1ba + 2×2bd/1.5ba units multifamily listed at $1.56M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $455/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.56M).
• Recommended offer: $1.52M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 soft (-1.6%/yr); 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($11k loan paydown + $43k appreciation (2.7% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 0.0% rent growth), your $438k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$133k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.52M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $1.10M; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,518,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $1,773,470
• List price: $1,565,000
• Delta: -11.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6147 Alcott St	0.13mi	9/6.0	5,466 (+9%)	6mo	$1,458,000	$267	70
1037 S Holt Ave	0.49mi	9/8.0	5,330 (+6%)	1mo	$2,060,000	$386	54
8701 W Olympic Blvd	0.64mi	8/4.0 (-1)	4,681 (-7%)	10mo	$1,960,000	$419	42
1026 S Shenandoah St	0.56mi	8/8.0 (-1)	5,294 (+6%)	8mo	$2,152,000	$406	41
1441 S Hayworth Ave	0.52mi	10/10.0 (+1)	5,758 (+15%)	8mo	$1,900,000	$330	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.72% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.60×
• Total profit: $263,047
• Equity at exit: $678,904

10-year hold

• IRR: 11.8%
• Equity multiple: 2.62×
• Total profit: $707,830
• Equity at exit: $1,027,395

Cash invested: $438,200 (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 90035

• Home prices YoY: 0.7%
• Rents YoY: -1.6%
• Active inventory: 108
• Price-to-rent: 45.4×

Monthly cashflow live

• Estimated rent: $16,018 high
• Mortgage (P&I): −$8,207
• Tax from tax record: −$1,522 /mo · $18,262/yr
• Insurance: −$652
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,364
• Net cashflow: $2,273

Break-even live

Break-even rent $13,140

Max offer price $1,565,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,159	-5% $2,716	+0% $2,273	+5% $1,830	+10% $1,387
Rent	-10% $1,008	-5% $1,641	+0% $2,273	+5% $2,906	+10% $3,539
Rate	-1.0pp $3,061	-0.5pp $2,671	base $2,273	+0.5pp $1,868	+1.0pp $1,455

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,873
▸ 2× units	2	1	$6,572
▸ 2× units	2	1.5	$6,572
Total (5 units)			$16,018

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: $391,250
• Closing costs: $46,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9041 Cattaraugus Ave Los Angeles, CA	8.0	8.0	5689	$15,500	$2.72	44d	1	1.31mi

Listing history 12 events

1. 2026-06-09
   status $1,565,000 Pending 34 DOM
2. 2026-06-08
   days on market $1,565,000 Active 34 DOM
3. 2026-06-07
   days on market $1,565,000 Active 33 DOM
4. 2026-06-04
   days on market $1,565,000 Active 30 DOM
5. 2026-06-03
   days on market $1,565,000 Active 29 DOM
6. 2026-06-02
   days on market $1,565,000 Active 28 DOM
7. 2026-06-01
   days on market $1,565,000 Active 27 DOM
8. 2026-05-31
   days on market $1,565,000 Active 26 DOM
9. 2026-05-05
   listed $1,565,000 Active 1696-char remark

   Show marketing remark (1696 chars)

   8529 Cashio Street, Los Angeles, CA 90035, is a 5-unit multifamily investment opportunity located in the highly desirable Pico-Robertson submarket. Built in 1955, the property consists of approximately 6,001 square feet of improvements situated on a 5,081 square foot LAR3-zoned parcel. The unit mix includes one (1) one-bedroom / one-bathroom unit, two (2) two-bedroom / one-bathroom units, and two (2) two-bedroom / one-and-a-half-bathroom units, appealing to a broad tenant base seeking larger, well-located apartments. The property offers investors a well-maintained asset with a strong physical foundation and clear long-term upside potential. Notably, the building has completed the City of Los Angeles mandatory soft-story seismic retrofit program, providing peace of mind and mitigating future compliance risk. Additional capital improvements include upgrades to the roof and plumbing systems, contributing to overall operational stability. Residents benefit from a highly walkable location, with a Walk Score of 88, and convenient access to a wide array of retail, dining, and lifestyle amenities along Pico Boulevard and Robertson Boulevard. The property is centrally located, with easy access to Beverly Hills, Century City, Culver City, and other major Westside employment centers, which supports consistent rental demand. The asset also features on-site parking for five vehicles, an increasingly valuable amenity in this dense, urban submarket. With its attractive unit mix and prime Pico-Robertson location, 8529 Cashio Street presents a compelling opportunity to acquire a stable, well-positioned multifamily property in one of Los Angeles' most sought-after rental neighborhoods.

10. 2011-11-04
    historical Withdrawn
11. 2011-08-23
    listed Active
12. 2008-03-05
    soldstatus $1,100,000

ⓘ 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: $18,262 · $1,522/mo
• Projected year-2 tax: $18,262 · $1,522/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $192,216
• − Mortgage interest: −$87,664
• − Property taxes: −$18,262
• − Insurance: −$7,825
• − Repairs & maintenance: −$15,377
• − Management: −$15,377
• − Depreciation: −$45,527
• Taxable income: $2,183
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $26,756/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): 29,000
• Household income: $105,013
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2317.0

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 64% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Scotch-Irish 4% Italian 3% Romanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Spanish 7% Russian/Polish/Slavic 1%

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: ▲ 2.72%
• Current HPI: 394.903
• Rent YoY: ▼ -1.60%
• 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

+42.3% since first listed

4 events — show timeline

• 2026-05-05 Listed $1,565,000 TheMLS
• 2011-11-04 Delisted — TheMLS
• 2011-08-23 Listed — TheMLS
• 2008-03-05 Sold (Public Records) $1,100,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $18,262 · +1.3% YoY. Source: county tax records.