1114 S Sherbourne Dr · Los Angeles, CA 90035

$2,398,000

10 bd · 9.0 ba · 6,278 sqft · MultiFamily public records · 22 Days on market

Built 1955 6,400 sqft lot $382/sqft · 12% above area Est $2147k · 12% over

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Rent growth +2.1/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

Located in a prime central Los Angeles rental corridor, this attractive 7-unit multifamily property presents a compelling investment opportunity in the highly desirable Pico-Robertson / Beverly Grove adjacent area. Positioned just south of Olympic Boulevard, the asset benefits from consistent tenant demand, excellent accessibility, and strong long-term growth potential in one of LA's most established multifamily markets. The property has seen several recent upgrades, including renovations to 4 of the 7 unit interiors, fresh exterior paint in 2024 as well as the installation of a new roof in 2024, helping reduce immediate capital expenditure needs for a future owner. Spacious unit layouts and a favorable unit mix continue to attract a wide range of tenants looking to live near major employment hubs and lifestyle destinations including Beverly Hills, Century City, Culver City, and West Hollywood. Residents enjoy convenient access to popular restaurants, neighborhood cafes, grocery stores, houses of worship, and everyday essentials, while nearby Olympic, Pico, and Robertson Boulevards provide easy connectivity throughout the Westside and greater Los Angeles area. With strong rental fundamentals, low vacancy trends, and limited nearby multifamily development, this property offers investors the opportunity to own a stable asset in a highly sought-after rental pocket with continued upside and long-term appreciation potential.

Key facts

• Recent upgrades
• Favorable unit mix
• Fresh exterior paint

Tags

• RECENT UPGRADES
• RENOVATIONS TO UNIT INTERIORS
• FRESH EXTERIOR PAINT
• INSTALLATION OF A NEW ROOF
• SPACIOUS UNIT LAYOUTS
• FAVORABLE UNIT MIX

What this means for you Summary

Snapshot

• This is a 7 × 10-bed/9.0-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.40M).
• Recommended offer: $2.36M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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-, 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; 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 $82k of equity ($17k loan paydown + $65k 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 $671k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$204k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($2.36M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $2.08M; 15% 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,362,030 (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 1955 — 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: 1.26% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $2,146,965
• List price: $2,398,000
• Delta: 11.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 S Shenandoah	0.27mi	11/9.0 (+1)	5,894 (-6%)	1mo	$1,765,000	$299	71
1036 S Bedford St	0.12mi	9/8.0 (-1)	5,861 (-7%)	14mo	$2,218,052	$378	62
320 S Doheny Dr	0.67mi	10/7.0	5,920 (-6%)	2mo	$2,995,000	$506	50
316 S Doheny Dr	0.68mi	10/6.0	5,910 (-6%)	1mo	$2,254,000	$381	46
1138 Cardiff Ave	0.71mi	9/9.0 (-1)	6,338 (+1%)	22mo	$2,100,000	$331	42
6147 Alcott St	0.35mi	9/6.0 (-1)	5,466 (-13%)	6mo	$1,458,000	$267	40
344 S Doheny Dr	0.65mi	10/8.0	7,100 (+13%)	5mo	$2,980,000	$420	39
1728 S Robertson Blvd	0.69mi	11/9.0 (+1)	5,667 (-10%)	14mo	$2,850,000	$503	35

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: 17.7%
• Equity multiple: 1.97×
• Total profit: $653,534
• Equity at exit: $1,040,263

10-year hold

• IRR: 17.7%
• Equity multiple: 3.36×
• Total profit: $1,583,810
• Equity at exit: $1,574,244

Cash invested: $671,440 (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: 46.5×

Monthly cashflow live

• Estimated rent: $30,105 medium
• Mortgage (P&I): −$12,575
• Tax from tax record: −$2,540 /mo · $30,478/yr
• Insurance: −$999
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,322
• Net cashflow: $7,669

Break-even live

Break-even rent $20,398

Max offer price $2,398,000

Occupancy floor 70%

Sensitivity live

Price	-10% $9,026	-5% $8,347	+0% $7,669	+5% $6,990	+10% $6,311
Rent	-10% $5,290	-5% $6,479	+0% $7,669	+5% $8,858	+10% $10,047
Rate	-1.0pp $8,876	-0.5pp $8,278	base $7,669	+0.5pp $7,047	+1.0pp $6,415

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

Units	Beds	Baths	Est. rent
▸ 7× units	10	9	$30,107
Total (7 units)			$30,105

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: $599,500
• Closing costs: $71,940
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-02
   days on market $2,398,000 Active 22 DOM
2. 2026-06-01
   days on market $2,398,000 Active 21 DOM
3. 2026-05-31
   days on market $2,398,000 Active 20 DOM
4. 2026-05-11
   listed $2,398,000 Active 1443-char remark

   Show marketing remark (1443 chars)

   Located in a prime central Los Angeles rental corridor, this attractive 7-unit multifamily property presents a compelling investment opportunity in the highly desirable Pico-Robertson / Beverly Grove adjacent area. Positioned just south of Olympic Boulevard, the asset benefits from consistent tenant demand, excellent accessibility, and strong long-term growth potential in one of LA's most established multifamily markets. The property has seen several recent upgrades, including renovations to 4 of the 7 unit interiors, fresh exterior paint in 2024 as well as the installation of a new roof in 2024, helping reduce immediate capital expenditure needs for a future owner. Spacious unit layouts and a favorable unit mix continue to attract a wide range of tenants looking to live near major employment hubs and lifestyle destinations including Beverly Hills, Century City, Culver City, and West Hollywood. Residents enjoy convenient access to popular restaurants, neighborhood cafes, grocery stores, houses of worship, and everyday essentials, while nearby Olympic, Pico, and Robertson Boulevards provide easy connectivity throughout the Westside and greater Los Angeles area. With strong rental fundamentals, low vacancy trends, and limited nearby multifamily development, this property offers investors the opportunity to own a stable asset in a highly sought-after rental pocket with continued upside and long-term appreciation potential.

5. 2026-05-07
   historical
6. 2026-04-06
   status Active
7. 2026-03-24
   historical Active Under Contract
8. 2026-03-09
   price $2,390,000
9. 2026-02-24
   price $2,588,000
10. 2026-02-06
    listed $2,680,000 Active
11. 2024-08-02
    historical $2,155
12. 2024-07-14
    price $2,155
13. 2024-06-21
    price $2,195
14. 2024-06-11
    price $2,235
15. 2024-05-25
    price $2,295
16. 2024-05-04
    listed $2,350
17. 2016-05-04
    soldstatus $2,080,000 Closed
18. 2016-05-04
    soldstatus $2,080,000
19. 2016-05-04
    soldstatus $2,080,000
20. 2016-01-27
    status Pending
21. 2016-01-07
    listed $2,195,000 Active
22. 2016-01-04
    listed $2,195,000
23. 1976-06-25
    soldstatus $104,500

ⓘ 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: $30,478 · $2,540/mo
• Projected year-2 tax: $30,478 · $2,540/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $361,260
• − Mortgage interest: −$134,325
• − Property taxes: −$30,478
• − Insurance: −$11,990
• − Repairs & maintenance: −$28,901
• − Management: −$28,901
• − Depreciation: −$69,760
• Taxable income: $56,905
• Est. tax owed @ 24.0%: −$13,657
• After-tax cash flow: $78,365/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

+2194.7% since first listed

20 events — show timeline

• 2026-05-11 Listed $2,398,000 TheMLS
• 2026-05-07 Listing Removed — CRMLS
• 2026-04-06 Relisted — CRMLS
• 2026-03-24 Contingent — CRMLS
• 2026-03-09 Price Changed $2,390,000 CRMLS
• 2026-02-24 Price Changed $2,588,000 CRMLS
• 2026-02-06 Listed $2,680,000 CRMLS
• 2024-08-02 Rental Removed $2,155 CRMLS
• 2024-07-14 Price Changed $2,155 CRMLS
• 2024-06-21 Price Changed $2,195 CRMLS
• 2024-06-11 Price Changed $2,235 CRMLS
• 2024-05-25 Price Changed $2,295 CRMLS
• 2024-05-04 Listed for Rent $2,350 CRMLS
• 2016-05-04 Sold (Public Records) $2,080,000 Public Records
• 2016-05-04 Sold (MLS) $2,080,000 SDMLS
• 2016-05-04 Sold (MLS) $2,080,000 TheMLS
• 2016-01-27 Pending — TheMLS
• 2016-01-07 Listed $2,195,000 TheMLS
• 2016-01-04 Listed $2,195,000 SDMLS
• 1976-06-25 Sold (Public Records) $104,500 Public Records

Property tax history

+13.5%/yr

Latest (2025): $30,478 · +1.2% YoY. Source: county tax records.