5260 Bellingham Ave · Los Angeles, CA 91607

$8,750,000

39 bd · 81.0 ba · 41,493 sqft · MultiFamily public records · 30 Days on market

Built 1977 0.50 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 25 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

Exceptional investment opportunity in the heart of Valley Village featuring a 25-unit apartment community offering an attractive unit mix of twelve 2 bedroom / 2 bathroom units, twelve 1 bedroom / 1 bathroom units, and one spacious 3 bedroom / 3 bathroom unit. This well-maintained property combines strong income potential with desirable amenities in one of the San Fernando Valley's most sought-after rental markets. Residents enjoy controlled entry access, elevator service, a quiet community pool with adjoining patio area, fitness center, on-site storage, and a large community garage with assigned parking for each unit. The property is also equipped with solar panels and 11 electric vehicle

Key facts

• Elevator service
• Fitness center
• On-site storage

Tags

• 25 UNIT APARTMENT COMMUNITY
• CONTROLLED ENTRY ACCESS
• ELEVATOR SERVICE
• QUIET COMMUNITY POOL
• FITNESS CENTER
• ON-SITE STORAGE

Property features AI

Finance

• Other: Multiple separate utility meters (examples: 1 water meter, 25 gas meters, 25 electric meters); One building on site; Access via paved city streets; directions: north of Magnolia Blvd, south of Chandler Blvd, west of Laurel Canyon Blvd, east of Whitsett Ave
• Financial info: Rent control applies; Tenants pay gas, phone, cable TV, and electricity; Reported gross income, expenses, and NOI available for the multi-unit property (investment details provided)
• HOA & community: Monthly association fees; Association amenities include gym/exercise room, onsite property management, pool, controlled access, and grounds maintenance; Community features include street lighting, sidewalks, and suburban setting

Exterior

• Parking: Community garage with controlled entrance and gated access; Garage spaces available (total garage spaces noted); Garage - single door and front-entry garage stalls; Street parking and driveway access
• Security: Controlled access; Card/code entry; Intercom; Smoke and carbon monoxide detectors
• Utilities: Public/district water; Public sewer (sewer paid); Natural gas connected; Electricity connected
• Home design: Attached property; Four-story building; Faces west; Turnkey condition; No ADU
• Construction: Stucco construction; Flat/common roof; Raised foundation; Year built source: public records
• Exterior features: In-ground community pool; Satellite dish; Fenced yard (block wall, chain link, wrought iron; good condition); Sprinklers none; Level with street; Landscaped front yard; Rectangular lot shape; Has view

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Water heater unit; Stone counters
• Bedrooms: Units include 1-, 2- and 3-bedroom layouts (examples: 1 bed, 2 bed, 3 bed units listed)
• Flooring: Tile; Carpet
• Bathrooms: Units include 1-, 2- and 3-bathroom layouts (examples: 1 bath, 2 bath, 3 bath units listed)
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Intercom; Balcony (living room balcony); Elevator; Storage space; Stone counters; Card/code access; Carbon monoxide detector(s); Smoke detector
• Laundry & utility: In-unit laundry inside closet; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 12×2bd/2ba + 12×1bd/1ba + 1×3bd/3ba units multifamily listed at $8.75M.

Deal economics

• At list price, monthly cash flow is $15k ($177k/yr) — positive. Per door: $591/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 $8.71M (0.4% below list).
• Recommended offer: $8.62M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (-1.1%/yr); 90 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $87,113/mo this rent would consume 1190% of the median local household income ($88k/yr) (locally 3099% 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 $60k of loan paydown is wiped out by about $262k 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 30 days — a 2% lower offer ($8.62M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2.84M; list at $8.75M implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,618,750 (1.5% 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 1977 — 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: 1.00% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-734,873
• Equity at exit: $1,304,653

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-425,624
• Equity at exit: $756,540

Cash invested: $2,450,000 (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 91607

• Rents YoY: -1.1%
• Active inventory: 90
• Price-to-rent: 185.5×

Monthly cashflow live

• Estimated rent: $87,113 high
• Mortgage (P&I): −$45,886
• Tax from tax record: −$4,514 /mo · $54,168/yr
• Insurance: −$3,646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$18,294
• Net cashflow: $14,773

Break-even live

Break-even rent $68,412

Max offer price $8,750,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 12× units	2	2	$47,160
▸ 12× units	1	1	$35,796
1× unit	3	3	$4,152
Total (25 units)			$87,113

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: $2,187,500
• Closing costs: $262,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $8,750,000 Active 30 DOM
2. 2026-06-17
   days on market $8,750,000 Active 29 DOM
3. 2026-06-16
   days on market $8,750,000 Active 28 DOM
4. 2026-06-15
   days on market $8,750,000 Active 27 DOM
5. 2026-06-13
   days on market $8,750,000 Active 25 DOM
6. 2026-06-09
   days on market $8,750,000 Active 21 DOM
7. 2026-06-08
   days on market $8,750,000 Active 20 DOM
8. 2026-06-07
   days on market $8,750,000 Active 19 DOM
9. 2026-06-04
   days on market $8,750,000 Active 16 DOM
10. 2026-06-03
    days on market $8,750,000 Active 15 DOM
11. 2026-06-02
    days on market $8,750,000 Active 14 DOM
12. 2026-06-01
    days on market $8,750,000 Active 13 DOM
13. 2026-05-31
    days on market $8,750,000 Active 12 DOM
14. 2026-05-20
    listed $8,750,000 Active
15. 2002-11-22
    soldstatus $2,835,020
16. 1998-06-02
    soldstatus $1,700,000

ⓘ 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: $54,168 · $4,514/mo
• Projected year-2 tax: $66,500 · $5,542/mo
• Expected delta: +$12,332/yr (+$1,028/mo · 22.8%)

ⓘ 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 ≥97°F today · 23 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: $1,045,356
• − Mortgage interest: −$490,136
• − Property taxes: −$54,168
• − Insurance: −$43,750
• − Repairs & maintenance: −$83,628
• − Management: −$83,628
• − Depreciation: −$254,545
• Taxable income: $35,499
• Est. tax owed @ 24.0%: −$8,520
• After-tax cash flow: $168,762/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): 31,890
• Household income: $87,874
• Rent vs Own: 70.1% rent · 29.9% own
• Severe rent burden: 3099.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 21% Two or more races 15% Asian 8% Black 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Subsaharan African 2%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 61% English-only · Spanish 16% Other Indo-European 9% Russian/Polish/Slavic 7%

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: ▼ -861.04%
• Current HPI: 464.0519
• Rent YoY: ▼ -1.13%
• 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

+414.7% since first listed

3 events — show timeline

• 2026-05-20 Listed $8,750,000 CRMLS
• 2002-11-22 Sold (Public Records) $2,835,020 Public Records
• 1998-06-02 Sold (Public Records) $1,700,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $54,168 · +1.9% YoY. Source: county tax records.