15508 Royal Ridge Rd · Los Angeles, CA 91403

$1,590,000

4 bd · 3.0 ba · 2,692 sqft · SingleFamily public records · 69 Days on market

Built 1958 8,896 sqft lot $591/sqft · 35% below area Est $2429k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Set near the end of a cul-de-sac on desirable Royal Ridge Road in Sherman Oaks, this spacious 4-bedroom, 3.5-bathroom home offers 2,692 square feet of well-designed living space including a versatile 7.5' x 10' bonus room off of the living room, ideal for an office, gym, or playroom. This is a great family home that balances comfort and function with thoughtful details throughout. The entry feeds into light-filled living areas featuring two fireplaces and newer floors which create a fresh, inviting atmosphere. The kitchen flows easily to the dining area, making it perfect for everyday living or entertaining. A wet bar in the living room adds convenience when hosting gatherings. The primary suite provides a private retreat, while three additional bedrooms allow space for family, guests, or a home office. Bathrooms are well-appointed, offering both style and practicality. Step outside to a large pool and patio area, perfect for summer fun and relaxation. The yard takes advantage of the 8,893 sq ft lot. With its two-car, attached garage, ample storage, and flexible floor plan, this home is designed for modern living. Located in a sought-after Sherman Oaks, 15508 Royal Ridge Rd combines suburban comfort with easy access to local shops, dining, and freeways. Trust Sale.

Key facts

• Wet bar
• Large pool
• Patio area

Tags

• CUL-DE-SAC
• BONUS ROOM
• TWO FIREPLACES
• WET BAR
• LARGE POOL
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.22M (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $956k (39.9% below list).
• Recommended offer: $956k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Hesby Oaks Leadership Charter (501 students, 15% FRL, charter); Van Nuys Middle (869 students, 92% FRL); Van Nuys Senior High (math 40% / reading 56%, grade D, #380 of 1,170 statewide, top 33%, 2,323 students, 84% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 139 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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).

Forward outlook

• In year one you build about $32k of equity ($11k loan paydown + $21k appreciation (1.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$114k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.49M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $488k; list at $1.59M implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $956,358 (39.9% 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 69 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.60% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 13.9

CMA / ARV

• ARV (median comp): $2,429,085
• List price: $1,590,000
• Delta: -34.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15936 Valley Wood Rd	0.42mi	4/3.5	2,700 (+0%)	2mo	$1,850,000	$685	76
3421 Castlewoods Pl	0.42mi	4/3.0	2,807 (+4%)	5mo	$1,885,000	$672	69
3342 Alana Dr	0.49mi	4/3.5	2,730 (+1%)	9mo	$2,200,000	$806	66
3921 Cody Rd	0.54mi	3/3.0 (-1)	2,661 (-1%)	5mo	$2,695,000	$1,013	64
4031 Deerhorn Dr	0.48mi	4/3.0	2,850 (+6%)	7mo	$2,420,000	$849	62
3586 Alana Dr	0.67mi	4/3.0	2,601 (-3%)	1mo	$1,852,500	$712	62
3517 Scadlock Ln	0.20mi	3/3.0 (-1)	2,311 (-14%)	3mo	$1,737,500	$752	60
3535 Vista Haven Rd	0.26mi	4/4.0	3,064 (+14%)	4mo	$3,300,000	$1,077	58
16141 Bayberry Pl	0.73mi	4/5.0	2,662 (-1%)	3mo	$2,205,000	$828	54
16138 Meadowcrest Rd	0.72mi	4/3.0	2,560 (-5%)	6mo	$1,848,000	$722	53
3563 Alana Dr	0.63mi	4/3.0	2,993 (+11%)	5mo	$1,775,000	$593	48
3328 Red Rose Dr	0.72mi	5/5.0 (+1)	3,024 (+12%)	2mo	$2,950,000	$976	31

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

Projected returns pro-forma

1.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.76×
• Total profit: $-105,379
• Equity at exit: $570,641

10-year hold

• IRR: -0.8%
• Equity multiple: 0.90×
• Total profit: $-42,307
• Equity at exit: $780,344

Cash invested: $445,200 (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 91403

• Home prices YoY: 0.3%
• Rents YoY: -0.6%
• Active inventory: 139
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $9,564 high
• Mortgage (P&I): −$8,338
• Tax from tax record: −$570 /mo · $6,835/yr
• Insurance: −$662
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,008
• Net cashflow: $-2,081

Break-even live

Break-even rent $12,198

Max offer price $1,222,299

Occupancy floor —

Sensitivity live

Price	-10% $-1,181	-5% $-1,631	+0% $-2,081	+5% $-2,532	+10% $-2,982
Rent	-10% $-2,837	-5% $-2,459	+0% $-2,081	+5% $-1,704	+10% $-1,326
Rate	-1.0pp $-1,281	-0.5pp $-1,677	base $-2,081	+0.5pp $-2,493	+1.0pp $-2,913

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: $397,500
• Closing costs: $47,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15626 Royal Ridge Rd Sherman Oaks, CA	3.0	2.5	2816	$14,000	$4.97	5d	1	0.11mi
3423 Scadlock Ln Sherman Oaks, CA	5.0	4.5	3200	$10,000	$3.12	45d	1	0.28mi
15672 Castlewoods Dr Sherman Oaks, CA	5.0	5.0	3718	$12,500	$3.36	45d	1	0.36mi
3852 Sherview Dr Sherman Oaks, CA	4.0	3.0	2080	$10,000	$4.81	26d	1	0.62mi
15434 Mulholland Dr Los Angeles, CA	4.0	4.0	2704	$12,900	$4.77	9d	1	0.64mi
15434 Mulholland Dr Los Angeles, CA	4.0	4.0	2704	$12,900	$4.77	45d	1	0.64mi
3474 Loadstone Dr Sherman Oaks, CA	3.0	2.5	2593	$7,500	$2.89	19d	1	0.70mi
3637 Loadstone Dr Sherman Oaks, CA	4.0	3.5	3052	$13,995	$4.59	45d	1	0.73mi
15146 Mulholland Dr Los Angeles, CA	3.0	2.0	2414	$16,900	$7.00	45d	1	0.74mi
3734 Loadstone Dr Sherman Oaks, CA	3.0	2.5	2332	$9,000	$3.86	45d	1	0.78mi
3751 Stone Canyon Ave Sherman Oaks, CA	3.0	2.0	1944	$6,200	$3.19	45d	1	0.78mi
4340 Sepulveda Blvd Sherman Oaks, CA	3.0	2.5	2100	$4,750	$2.26	26d	1	0.83mi
15434 Sutton St Sherman Oaks, CA	4.0	4.0	3477	$11,999	$3.45	45d	1	0.93mi
3770 Ballina Canyon Rd Encino, CA	4.0	3.5	2576	$7,995	$3.10	45d	1	1.03mi
3635 Fawndale Pl Sherman Oaks, CA	5.0	3.0	3645	$14,995	$4.11	9d	1	1.03mi
3067 Corda Dr Los Angeles, CA	4.0	4.0	3265	$6,995	$2.14	46d	1	1.06mi
15344 Greenleaf St Sherman Oaks, CA	3.0	2.0	2104	$5,000	$2.38	6d	1	1.07mi
14676 Deervale Pl Sherman Oaks, CA	4.0	3.0	3441	$7,999	$2.32	26d	1	1.10mi
2536 Roscomare Rd Los Angeles, CA	3.0	3.0	1930	$8,250	$4.27	45d	1	1.10mi
4166 Crisp Canyon Rd Sherman Oaks, CA	5.0	4.0	3044	$8,000	$2.63	24d	1	1.12mi
16379 Meadowridge Rd Encino, CA	4.0	3.0	3014	$9,250	$3.07	46d	1	1.18mi
16379 Meadowridge Rd Encino, CA	4.0	3.0	3014	$9,250	$3.07	7d	1	1.18mi
3812 Westfall Dr Encino, CA	4.0	4.5	3639	$12,000	$3.30	26d	1	1.23mi
2390 Nalin Dr Los Angeles, CA	4.0	2.5	2483	$8,750	$3.52	45d	1	1.30mi
14937 Dickens St #109 Sherman Oaks, CA	3.0	3.5	1865	$4,500	$2.41	45d	1	1.30mi
2391 Roscomare Rd #201 Los Angeles, CA	3.0	3.0	2670	$10,500	$3.93	45d	1	1.36mi
2391 Roscomare Rd #401 Los Angeles, CA	3.0	3.5	2610	$13,000	$4.98	45d	1	1.36mi
3771 Longview Valley Rd Sherman Oaks, CA	3.0	3.0	2044	$16,000	$7.83	45d	1	1.38mi
3539 Beverly Ridge Dr Sherman Oaks, CA	5.0	3.5	2986	$21,450	$7.18	26d	1	1.39mi
3539 Beverly Ridge Dr Sherman Oaks, CA	5.0	3.5	2986	$18,500	$6.20	5d	1	1.39mi
16666 Oldham St Encino, CA	4.0	4.0	3050	$12,000	$3.93	19d	1	1.39mi
3446 Alginet Dr Encino, CA	4.0	3.0	3462	$7,950	$2.30	26d	1	1.41mi
15424 Camarillo St Sherman Oaks, CA	3.0	3.0	2077	$4,795	$2.31	21d	1	1.41mi
15424 Camarillo St Sherman Oaks, CA	3.0	2.5	2077	$4,795	$2.31	26d	1	1.41mi
4743 Halbrent Ave Sherman Oaks, CA	3.0	2.0	1895	$5,500	$2.90	20d	1	1.44mi
3642 Beverly Ridge Dr Sherman Oaks, CA	4.0	4.0	2994	$19,800	$6.61	16d	1	1.45mi
4014 Rogen Dr Encino, CA	3.0	2.0	2157	$5,999	$2.78	45d	1	1.45mi
4825 Gloria Ave Encino, CA	3.0	3.0	2477	$8,250	$3.33	45d	1	1.47mi
4450 Hayvenhurst Ave Encino, CA	4.0	4.0	3058	$12,000	$3.92	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $1,590,000 Active 69 DOM
2. 2026-06-18
   days on market $1,590,000 Active 66 DOM
3. 2026-06-17
   days on market $1,590,000 Active 65 DOM
4. 2026-06-16
   days on market $1,590,000 Active 64 DOM
5. 2026-06-15
   days on market $1,590,000 Active 63 DOM
6. 2026-06-13
   days on market $1,590,000 Active 61 DOM
7. 2026-06-09
   days on market $1,590,000 Active 57 DOM
8. 2026-06-08
   days on market $1,590,000 Active 56 DOM
9. 2026-06-07
   days on market $1,590,000 Active 55 DOM
10. 2026-06-04
    days on market $1,590,000 Active 52 DOM
11. 2026-06-03
    days on market $1,590,000 Active 51 DOM
12. 2026-06-02
    days on market $1,590,000 Active 50 DOM
13. 2026-06-01
    days on market $1,590,000 Active 49 DOM
14. 2026-05-31
    days on market $1,590,000 Active 48 DOM
15. 2026-05-11
    price $1,590,000 1285-char remark

    Show marketing remark (1285 chars)

    Set near the end of a cul-de-sac on desirable Royal Ridge Road in Sherman Oaks, this spacious 4-bedroom, 3.5-bathroom home offers 2,692 square feet of well-designed living space including a versatile 7.5' x 10' bonus room off of the living room, ideal for an office, gym, or playroom. This is a great family home that balances comfort and function with thoughtful details throughout. The entry feeds into light-filled living areas featuring two fireplaces and newer floors which create a fresh, inviting atmosphere. The kitchen flows easily to the dining area, making it perfect for everyday living or entertaining. A wet bar in the living room adds convenience when hosting gatherings. The primary suite provides a private retreat, while three additional bedrooms allow space for family, guests, or a home office. Bathrooms are well-appointed, offering both style and practicality. Step outside to a large pool and patio area, perfect for summer fun and relaxation. The yard takes advantage of the 8,893 sq ft lot. With its two-car, attached garage, ample storage, and flexible floor plan, this home is designed for modern living. Located in a sought-after Sherman Oaks, 15508 Royal Ridge Rd combines suburban comfort with easy access to local shops, dining, and freeways. Trust Sale.

16. 2026-04-13
    listed $1,649,000 Active 1285-char remark

    Show marketing remark (1285 chars)

    Set near the end of a cul-de-sac on desirable Royal Ridge Road in Sherman Oaks, this spacious 4-bedroom, 3.5-bathroom home offers 2,692 square feet of well-designed living space including a versatile 7.5' x 10' bonus room off of the living room, ideal for an office, gym, or playroom. This is a great family home that balances comfort and function with thoughtful details throughout. The entry feeds into light-filled living areas featuring two fireplaces and newer floors which create a fresh, inviting atmosphere. The kitchen flows easily to the dining area, making it perfect for everyday living or entertaining. A wet bar in the living room adds convenience when hosting gatherings. The primary suite provides a private retreat, while three additional bedrooms allow space for family, guests, or a home office. Bathrooms are well-appointed, offering both style and practicality. Step outside to a large pool and patio area, perfect for summer fun and relaxation. The yard takes advantage of the 8,893 sq ft lot. With its two-car, attached garage, ample storage, and flexible floor plan, this home is designed for modern living. Located in a sought-after Sherman Oaks, 15508 Royal Ridge Rd combines suburban comfort with easy access to local shops, dining, and freeways. Trust Sale.

17. 2025-11-11
    price
18. 2025-09-27
    listed Active
19. 1990-01-17
    soldstatus $488,000
20. 1985-09-30
    soldstatus $265,000

ⓘ 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: $6,835 · $570/mo
• Projected year-2 tax: $12,084 · $1,007/mo
• Expected delta: +$5,249/yr (+$437/mo · 76.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,763
• − Mortgage interest: −$89,065
• − Property taxes: −$6,835
• − Insurance: −$8,748
• − Repairs & maintenance: −$9,181
• − Management: −$9,181
• − Depreciation: −$46,255
• Taxable loss: −$54,501
• Est. tax savings @ 24.0%: +$13,080
• After-tax cash flow: $-11,897/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): 25,793
• Household income: $116,170
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1750.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 8% Romanian 4% Subsaharan African 3%
• Foreign-born: 24% · Canada, South Korea, Dominican Republic
• Languages at home: 67% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 5%

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: ▲ 1.33%
• Current HPI: 441.2872
• Rent YoY: ▼ -0.56%
• 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

+500.0% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $1,590,000 TheMLS
• 2026-04-13 Listed $1,649,000 TheMLS
• 2025-11-11 Price Changed — TheMLS
• 2025-09-27 Listed — TheMLS
• 1990-01-17 Sold (Public Records) $488,000 Public Records
• 1985-09-30 Sold (Public Records) $265,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $6,835 · +2.5% YoY. Source: county tax records.