4918 Cahuenga · Los Angeles, CA 91601

$2,499,000

104 bd · 72.0 ba · 6,083 sqft · MultiFamily public records · 104 Days on market

Built 1948 0.29 ac lot $411/sqft · 11% below area Est $2793k · 11% under

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +12.2/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

The Cahuenga Court is a marvelous Eight (8) unit multi family investment opportunity. Located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) - (1BD+1BA), (3) - (2BD + 1BA) and (1) - (3BD + 2BA). Each unit also has its own water heater and is separately metered for gas and electricity - keeping expenses low and operations simple. Easy access to shopping, dining, and daily conveniences along the Ventura Blvd retail corridor, just a short walk away. Dont miss this opportunity to own a truly remarkable property

Key facts

• Convenient location
• Toluca woods area
• 0.29 acre lot

Tags

• TOLUCA WOODS AREA
• CONVENIENT LOCATION
• PUBLIC TRANSPORTATION ACCESS
• SHOPPING DINING CONVENIENCES
• VENTURA BLVD RETAIL CORRIDOR

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative. Per door: $-44/mo.
• To cash-flow at today's rent, offer at most $2.44M (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.05M (17.9% below list).
• Recommended offer: $2.05M (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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-, crime F, cost of living 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.
• Zoned schools: Toluca Lake Elementary (468 students, 66% FRL); Walter Reed Middle (1,463 students, 52% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents soft (-0.9%/yr); 89 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 $20,526/mo this rent would consume 309% of the median local household income ($80k/yr) (locally 5323% 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 $17k of loan paydown is wiped out by about $75k 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 104 days — a 9% lower offer ($2.27M) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $2,052,600 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (median comp): $2,792,937
• List price: $2,499,000
• Delta: -10.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-487,414
• Equity at exit: $372,609

10-year hold

• IRR: -22.0%
• Equity multiple: 0.02×
• Total profit: $-685,981
• Equity at exit: $216,068

Cash invested: $699,720 (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 91601

• Rents YoY: -0.9%
• Active inventory: 89
• Price-to-rent: 81.2×

Monthly cashflow live

• Estimated rent: $20,526 high
• Mortgage (P&I): −$13,105
• Tax from tax record: −$2,418 /mo · $29,012/yr
• Insurance: −$1,041
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,310
• Net cashflow: $-348

Break-even live

Break-even rent $20,967

Max offer price $2,437,449

Occupancy floor 97%

Sensitivity live

Price	-10% $1,066	-5% $359	+0% $-348	+5% $-1,056	+10% $-1,763
Rent	-10% $-1,970	-5% $-1,159	+0% $-348	+5% $462	+10% $1,273
Rate	-1.0pp $910	-0.5pp $287	base $-348	+0.5pp $-996	+1.0pp $-1,655

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$20,528
Total (8 units)			$20,526

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: $624,750
• Closing costs: $74,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $2,499,000 Active 104 DOM
2. 2026-06-18
   days on market $2,499,000 Active 101 DOM
3. 2026-06-17
   days on market $2,499,000 Active 100 DOM
4. 2026-06-16
   days on market $2,499,000 Active 99 DOM
5. 2026-06-15
   days on market $2,499,000 Active 98 DOM
6. 2026-06-13
   days on market $2,499,000 Active 96 DOM
7. 2026-06-09
   days on market $2,499,000 Active 92 DOM
8. 2026-06-08
   days on market $2,499,000 Active 91 DOM
9. 2026-06-07
   days on market $2,499,000 Active 90 DOM
10. 2026-06-04
    days on market $2,499,000 Active 87 DOM
11. 2026-06-03
    days on market $2,499,000 Active 86 DOM
12. 2026-06-02
    days on market $2,499,000 Active 85 DOM
13. 2026-06-01
    days on market $2,499,000 Active 84 DOM
14. 2026-05-31
    days on market $2,499,000 Active 83 DOM
15. 2026-03-09
    listed $2,499,000 Active 1064-char remark

    Show marketing remark (1064 chars)

    The Cahuenga Court is a marvelous Eight (8) unit multi family investment opportunity. Located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) - (1BD+1BA), (3) - (2BD + 1BA) and (1) - (3BD + 2BA). Each unit also has its own water heater and is separately metered for gas and electricity - keeping expenses low and operations simple. Easy access to shopping, dining, and daily conveniences along the Ventura Blvd retail corridor, just a short walk away. Dont miss this opportunity to own a truly remarkable property

16. 2024-05-08
    historical $3,300
17. 2024-04-09
    price $3,300
18. 2024-04-03
    listed $3,500
19. 2023-10-02
    soldstatus $2,250,000 Closed Sale 974-char remark

    Show marketing remark (974 chars)

    4918 Cahuenga Blvd is located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) Four (1) One Bedroom and (1) One Bath Units, (3) Three (2) Two Bedroom and (1) One Bath Units, and (1) One (3) Three Bedroom and (2) Two Bath Units. The property is a true pride of ownership property. The owner is offering owner financing with a 40% down payment at one point below the current market rate of approximately a 5.25% interest rate.

20. 2023-09-29
    soldstatus $2,250,000
21. 2023-08-22
    status Pending Sale 974-char remark

    Show marketing remark (974 chars)

    4918 Cahuenga Blvd is located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) Four (1) One Bedroom and (1) One Bath Units, (3) Three (2) Two Bedroom and (1) One Bath Units, and (1) One (3) Three Bedroom and (2) Two Bath Units. The property is a true pride of ownership property. The owner is offering owner financing with a 40% down payment at one point below the current market rate of approximately a 5.25% interest rate.

22. 2023-08-04
    historical Active Under Contract 974-char remark

    Show marketing remark (974 chars)

    4918 Cahuenga Blvd is located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) Four (1) One Bedroom and (1) One Bath Units, (3) Three (2) Two Bedroom and (1) One Bath Units, and (1) One (3) Three Bedroom and (2) Two Bath Units. The property is a true pride of ownership property. The owner is offering owner financing with a 40% down payment at one point below the current market rate of approximately a 5.25% interest rate.

23. 2023-07-31
    listed $2,650,000 Active 974-char remark

    Show marketing remark (974 chars)

    4918 Cahuenga Blvd is located in the Toluca Woods area of North Hollywood just North of Camarillo Street on Cahuenga Blvd. The property is situated one block from the adjacent neighboring cities of Burbank and Toluca Lake. North Hollywood is a vibrant and dynamic neighborhood, attracting people with its artistic and cultural attractions while offering a convenient location with access to public transportation and entertainment industry opportunities. The area has a mix of residential and commercial spaces and is particularly popular among young professionals and artists. This 8 Unit Apartment building is comprised of (4) Four (1) One Bedroom and (1) One Bath Units, (3) Three (2) Two Bedroom and (1) One Bath Units, and (1) One (3) Three Bedroom and (2) Two Bath Units. The property is a true pride of ownership property. The owner is offering owner financing with a 40% down payment at one point below the current market rate of approximately a 5.25% interest rate.

24. 2022-05-19
    price $3,400

ⓘ 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: $29,012 · $2,418/mo
• Projected year-2 tax: $29,012 · $2,418/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 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: $246,312
• − Mortgage interest: −$139,983
• − Property taxes: −$29,012
• − Insurance: −$12,495
• − Repairs & maintenance: −$19,705
• − Management: −$19,705
• − Depreciation: −$72,698
• Taxable loss: −$47,286
• Est. tax savings @ 24.0%: +$11,349
• After-tax cash flow: $7,168/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): 36,992
• Household income: $79,607
• Rent vs Own: 83.3% rent · 16.7% own
• Severe rent burden: 5323.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 33% Two or more races 14% Black 10% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Scotch-Irish 3% Romanian 2% Italian 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 62% English-only · Spanish 25% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -883.97%
• Current HPI: 446.1574
• Rent YoY: ▼ -0.89%
• 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

+73400.0% since first listed

10 events — show timeline

• 2026-03-09 Listed $2,499,000 CRMLS
• 2024-05-08 Rental Removed $3,300 CRMLS
• 2024-04-09 Price Changed $3,300 CRMLS
• 2024-04-03 Listed for Rent $3,500 CRMLS
• 2023-10-02 Sold (MLS) $2,250,000 CRMLS
• 2023-09-29 Sold (Public Records) $2,250,000 Public Records
• 2023-08-22 Pending — CRMLS
• 2023-08-04 Contingent — CRMLS
• 2023-07-31 Listed $2,650,000 CRMLS
• 2022-05-19 Price Changed $3,400 RENT.

Property tax history

+14.8%/yr

Latest (2025): $29,012 · +1.3% YoY. Source: county tax records.