216 W Tujunga Unit A · Burbank, CA 91502

$599,000

2 bd · 2.0 ba · 1,402 sqft · Condo public records · 34 Days on market

Built 1980 $427/sqft · 18% below area Est $726k · 18% under $335/mo HOA · 11% of rent

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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
• Appreciation +5.9/10.0
• Cash flow +4.8/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this exceptionally spacious 2-bedroom, 2-bathroom condo offering 1,402 sq ft of living space in one of Burbank’s most desirable neighborhoods. Located in a well-maintained 8-unit community on a charming tree-lined street, this home offers a rare level of privacy with no neighbors above or below. Rarely found in today’s condo market, the expansive layout features oversized living spaces throughout, including a large living room with a cozy fireplace. One of the home’s standout features is the spacious first-floor den/flex space with direct access to an oversized private balcony, ideal for a home office, media room, guest space, or additional lounge area. The spac

Key facts

• Ample cabinetry
• In-unit laundry
• $335 HOA

Tags

• SPACIOUS FIRST-FLOOR DEN
• OVERSIZED PRIVATE BALCONY
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• IN-UNIT LAUNDRY
• CENTRAL A/C AND HEATING

Property features AI

Finance

• Other: Property condition reported as cosmetic repairs needed; 2+ common walls with no one above or below (shared walls)
• HOA & community: Part of an association (Golden State Villas); Monthly association fee of $335; Community features include street lighting and sidewalks; Total of 8 units in the community

Exterior

• Parking: Subterranean parking; 2 parking spaces (2 garage spaces)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public sewer; Public/district water; Natural gas connected; Electricity connected
• Home design: Condominium; Multi-family structure; Two-story; Unit faces north; Attached unit; Entry at front door
• Construction: Shingle roof; Repairs cosmetic needed
• Exterior features: Covered concrete patio; No pool; No fencing

Interior

• Kitchen: Gas range; Dishwasher; Eating area
• Bedrooms: All bedrooms located upstairs; Walk-in closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Sliding glass door(s); Carbon monoxide and smoke detectors; Window screens
• Laundry & utility: In-unit laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (47.2% below list).
• Recommended offer: $316k (47.2% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 1.8% in Burbank — 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 73/100 on livability (#174 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A, commute A-; Watch: health & safety C-, crime F, cost of living F.
• Burbank Unified (urban): math 43% / reading 60% proficiency, ranked #128 of 517 in CA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 8 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,163/mo this rent would consume 72% of the median local household income ($52k/yr) (locally 1665% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($4k loan paydown + $11k appreciation (1.9% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k 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 ($581k) is reasonable based on typical stale-listing flexibility.
• 6 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 $100k; list at $599k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,287 (47.2% 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 34 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
9. 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.
10. 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.
11. 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: 0.53% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.46%
• DSCR: 0.53
• GRM: 15.8

CMA / ARV

• ARV (median comp): $726,359
• List price: $599,000
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.9% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.65×
• Total profit: $-58,201
• Equity at exit: $232,972

10-year hold

• IRR: -1.6%
• Equity multiple: 0.78×
• Total profit: $-36,174
• Equity at exit: $332,975

Cash invested: $167,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91502

• Home prices YoY: 0.4%
• Rents YoY: 2.0%
• Active inventory: 8
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$250
• HOA: −$335
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-1,462

Break-even live

Break-even rent $5,014

Max offer price $340,719

Occupancy floor —

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 W Verdugo Ave Unit 202 Burbank, CA	2.0	2.0	990	$2,550	$2.58	43d	1	0.07mi
240 W Verdugo Ave Burbank, CA	2.0	2.0	901	$2,400	$2.66	43d	1	0.08mi
265 W Tujunga Ave Burbank, CA	2.0	2.0	1000	$2,795	$2.79	43d	1	0.09mi
1011 W Angeleno Ave Burbank, CA	2.0	1.5	1070	$2,400	$2.24	7d	1	0.27mi
262 W Valencia Ave Unit C Burbank, CA	2.0	2.0	1100	$2,700	$2.45	43d	1	0.46mi
1400 W Clark Ave Burbank, CA	3.0	2.0	1646	$5,849	$3.55	15d	1	0.52mi
333 W Alameda Ave #201 Burbank, CA	3.0	2.5	1402	$4,800	$3.42	43d	1	0.53mi
250 N First St Burbank, CA	2.0	1.0–2.0	1038	$3,550	$3.42	24d	3	0.55mi
250 N First St Burbank, CA	2.0	2.0	1078	$3,800	$3.53	43d	2	0.55mi
250 N First St Burbank, CA	2.0	1.0–2.0	1038	$3,550	$3.42	16d	3	0.55mi
250 N First St #436 Burbank, CA	2.0	2.0	1000	$3,800	$3.80	2d	1	0.58mi
325 N 1st St Burbank, CA	1.0–3.0	1.0–3.0	1213	$4,948	$4.08	21d	7	0.59mi
350 S San Fernando Blvd Burbank, CA	3.0	1.0–2.0	678	$3,720	$5.49	2d	1	0.60mi
250 S San Fernando Blvd #818 Burbank, CA	2.0	2.0	1000	$4,080	$4.08	7d	1	0.60mi
221 W Elm Ave Burbank, CA	2.0	2.0	1100	$2,595	$2.36	43d	1	0.61mi
201 E Angeleno Ave #202 Burbank, CA	2.0	2.0	1270	$3,600	$2.83	43d	1	0.63mi
525 S Shelton St #205 Burbank, CA	2.0	2.0	1021	$2,600	$2.55	12d	1	0.67mi
525 S Shelton St Burbank, CA	2.0	2.0	1021	$2,800	$2.74	43d	1	0.67mi
523 N Lomita St Burbank, CA	3.0	2.0	1109	$4,100	$3.70	43d	1	0.67mi
304 E Santa Anita Ave Unit B Burbank, CA	2.0	2.0	1100	$3,300	$3.00	43d	1	0.70mi
500 S 3rd St Unit B Burbank, CA	2.0	2.0	1100	$2,950	$2.68	13d	1	0.70mi
500 S 3rd St Unit H Burbank, CA	1.0	1.0	900	$2,500	$2.78	24d	1	0.70mi
316 S Sparks St Burbank, CA	2.0	2.0	1275	$4,395	$3.45	43d	1	0.72mi
242 W Linden Ave Unit 201 Burbank, CA	3.0	3.0	1700	$4,550	$2.68	20d	1	0.73mi
328 E Providencia Ave Unit 202H Burbank, CA	3.0	2.0	1150	$3,595	$3.13	1d	1	0.75mi
1317 W Alameda Ave Unit A Burbank, CA	2.0	1.0	1000	$2,700	$2.70	24d	1	0.77mi
632 N Griffith Park Dr Burbank, CA	3.0	2.0	1800	$5,575	$3.10	43d	1	0.77mi
434 E Tujunga Ave Unit J Burbank, CA	2.0	2.0	1200	$2,800	$2.33	43d	1	0.83mi
303 E Alameda Ave Burbank, CA	2.0	1.5	1053	$2,700	$2.56	43d	1	0.84mi
800 N Front St Burbank, CA	3.0	1.0–3.0	1079	$4,670	$4.33	1d	65	0.84mi
445 E Tujunga Ave Unit H Burbank, CA	2.0	2.0	1000	$2,550	$2.55	3d	1	0.84mi
445 E Tujunga Ave Unit F Burbank, CA	2.0	2.0	1000	$2,595	$2.60	5d	1	0.84mi
626 N Sparks St Burbank, CA	3.0	2.0	1699	$5,000	$2.94	21d	1	0.85mi
468 E Verdugo Ave Unit G Burbank, CA	2.0	2.5	1200	$3,750	$3.12	43d	1	0.88mi
410 E Elmwood Ave Burbank, CA	2.0	2.0	995	$2,550	$2.56	24d	1	0.91mi
427 Thompson Ave #2 Glendale, CA	3.0	3.0	1433	$4,300	$3.00	4d	1	0.92mi
445 E Magnolia Blvd Burbank, CA	2.0	2.0	1100	$3,100	$2.82	20d	1	0.95mi
430 E San Jose Ave Unit G Burbank, CA	2.0	2.0	1050	$3,095	$2.95	24d	1	0.95mi
521 N Lamer St Burbank, CA	3.0	2.0	1661	$5,850	$3.52	20d	1	0.95mi
1059 Elm Ave Unit 107 Glendale, CA	2.0	2.5	1277	$4,000	$3.13	43d	1	0.95mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $599,000 Active 34 DOM
2. 2026-06-17
   days on market $599,000 Active 33 DOM
3. 2026-06-16
   days on market $599,000 Active 32 DOM
4. 2026-06-15
   days on market $599,000 Active 31 DOM
5. 2026-06-13
   days on market $599,000 Active 29 DOM
6. 2026-06-13
   days on market $599,000 Active 28 DOM
7. 2026-06-09
   days on market $599,000 Active 25 DOM
8. 2026-06-08
   days on market $599,000 Active 24 DOM
9. 2026-06-07
   days on market $599,000 Active 23 DOM
10. 2026-06-04
    days on market $599,000 Active 20 DOM
11. 2026-06-03
    days on market $599,000 Active 19 DOM
12. 2026-06-02
    days on market $599,000 Active 18 DOM
13. 2026-06-01
    days on market $599,000 Active 17 DOM
14. 2026-05-31
    days on market $599,000 Active 16 DOM
15. 2026-05-15
    listed $599,000 Active 1699-char remark
16. 2026-05-08
    historical
17. 2026-04-28
    status Active
18. 2026-02-04
    status Active
19. 2025-12-31
    status Active
20. 2025-11-09
    status Active
21. 2025-06-04
    status Pending Sale
22. 2025-05-25
    price $659,000
23. 2025-05-14
    listed $699,998 Active
24. 1989-02-08
    soldstatus $99,770

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $4,552 · $379/mo
• Expected delta: +$1,733/yr (+$144/mo · 61.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,954
• − Mortgage interest: −$33,553
• − Property taxes: −$2,819
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − HOA: −$4,020
• − Depreciation: −$17,425
• Taxable loss: −$28,931
• Est. tax savings @ 24.0%: +$6,943
• After-tax cash flow: $-10,601/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: Burbank Unified
• NCES district ID: 0606450
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $65,970
• Composite: 45.49/100
• National rank: #2612
• State rank: #128 of 517 in CA

Livability — Burbank

• Score: 73/100
• State rank: #174
• US rank: #5646

Category grades

Amenities A+ Commute A- Cost of living F Crime F Employment A Housing C+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burbank, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,034
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 11,652
• Household income: $52,473
• Rent vs Own: 90.0% rent · 10.0% own
• Severe rent burden: 1665.0

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 0.66)
• Race & ethnicity: White 49% Hispanic / Latino 26% Asian 15% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Scotch-Irish 3% Romanian 1% Slovak 1%
• Foreign-born: 38% · Canada, China, South Korea
• Languages at home: 48% English-only · Other Indo-European 26% Spanish 18% 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: ▲ 1.90%
• Current HPI: 466.2276
• Rent YoY: ▲ 2.05%
• 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

+500.4% since first listed

10 events — show timeline

• 2026-05-15 Listed $599,000 CRMLS
• 2026-05-08 Listing Removed — CRMLS
• 2026-04-28 Relisted — CRMLS
• 2026-02-04 Relisted — CRMLS
• 2025-12-31 Relisted — CRMLS
• 2025-11-09 Relisted — CRMLS
• 2025-06-04 Pending — CRMLS
• 2025-05-25 Price Changed $659,000 CRMLS
• 2025-05-14 Listed $699,998 CRMLS
• 1989-02-08 Sold (Public Records) $99,770 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,819 · +3.5% YoY. Source: county tax records.