12070 Woodbridge St · Los Angeles, CA 91604

$3,500,000

17 bd · 18.0 ba · 10,821 sqft · MultiFamily public records · 144 Days on market

Built 1960 9,919 sqft lot $323/sqft · 22% below area Est $4497k · 22% under

---

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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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: 12 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

12070 Woodbridge St. presents investors with the opportunity to acquire a 12-unit apartment building located in the core of Studio City, one of Los Angeles' most consistently high-demand rental submarkets. Properties in this location are rarely available, especially those with over 30% renovated units and still significant upside in the other units. Strategically positioned just north of Ventura Boulevard, the property benefits from immediate proximity to Studio City's premier dining, retail, and lifestyle amenities. The area draws a stable, high-quality tenant base of entertainment professionals, young creatives, executives, and longterm residents seeking the neighborhood's blend of walkability, safety, and convenience. Studio City consistently ranks among the highest-earning submarkets in the Valley, supporting premium rents and reduced turnover. The asset also offers rapid access to the 101 Freeway, connecting tenants to major employment hubs including Hollywood, Burbank, Universal City, and the broader San Fernando Valley within minutes. This connectivity continues to support low vacancy rates and strong long-term rent growth in the submarket. 12070 Woodbridge St. represents an exceptional opportunity to acquire a well-located, professionally maintained multifamily asset with measurable upside in one of Los Angeles' most resilient and supply-constrained rental markets. Its Studio City address, tenant-demand fundamentals, and clear value-add potential make it ideal for investors seeking both stability and growth

Key facts

• Blend of walkability
• 9,919 sq ft lot
• 11 parking spots

Tags

• 12 UNIT APARTMENT BUILDING
• 30 PERCENT RENOVATED UNITS
• IMMEDIATE PROXIMITY TO DINING
• IMMEDIATE PROXIMITY TO RETAIL
• HIGH QUALITY TENANT BASE
• BLEND OF WALKABILITY

🏷️ Possibly a rental listed for sale. The $3,500,000 price doesn't fit this home's estimated sale value (~$4,497,302) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3×2bd/1.5ba + 2×2bd/1.75ba + 7×1bd/1ba units multifamily listed at $3.50M.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $319/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 $3.38M (3.6% below list).
• Recommended offer: $3.08M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 174 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $33,756/mo this rent would consume 286% of the median local household income ($142k/yr) (locally 1988% 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 $24k of loan paydown is wiped out by about $105k 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 144 days — a 12% lower offer ($3.08M) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $2.83M; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $3,080,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.96% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $4,497,302
• List price: $3,500,000
• Delta: -22.18%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4741 Radford Ave	0.63mi	18/18.0 (+1)	11,303 (+4%)	11mo	$3,926,000	$347	49

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-422,861
• Equity at exit: $521,861

10-year hold

• IRR: -8.2%
• Equity multiple: 0.55×
• Total profit: $-438,229
• Equity at exit: $302,616

Cash invested: $980,000 (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 91604

• Rents YoY: -1.1%
• Active inventory: 174
• Price-to-rent: 97.5×

Monthly cashflow live

• Estimated rent: $33,756 high
• Mortgage (P&I): −$18,354
• Tax from tax record: −$3,031 /mo · $36,370/yr
• Insurance: −$1,458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,089
• Net cashflow: $3,824

Break-even live

Break-even rent $28,916

Max offer price $3,500,000

Occupancy floor 84%

Sensitivity live

Price	-10% $5,805	-5% $4,814	+0% $3,824	+5% $2,833	+10% $1,842
Rent	-10% $1,157	-5% $2,490	+0% $3,824	+5% $5,157	+10% $6,490
Rate	-1.0pp $5,586	-0.5pp $4,714	base $3,824	+0.5pp $2,917	+1.0pp $1,994

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$8,970
▸ 2× units	2	1.75	$5,980
▸ 7× units	1	1	$18,802
Total (12 units)			$33,756

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: $875,000
• Closing costs: $105,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-31
   days on market $3,500,000 Active 144 DOM
2. 2026-01-07
   listed $3,500,000 Active 1540-char remark

   Show marketing remark (1540 chars)

   12070 Woodbridge St. presents investors with the opportunity to acquire a 12-unit apartment building located in the core of Studio City, one of Los Angeles' most consistently high-demand rental submarkets. Properties in this location are rarely available, especially those with over 30% renovated units and still significant upside in the other units. Strategically positioned just north of Ventura Boulevard, the property benefits from immediate proximity to Studio City's premier dining, retail, and lifestyle amenities. The area draws a stable, high-quality tenant base of entertainment professionals, young creatives, executives, and longterm residents seeking the neighborhood's blend of walkability, safety, and convenience. Studio City consistently ranks among the highest-earning submarkets in the Valley, supporting premium rents and reduced turnover. The asset also offers rapid access to the 101 Freeway, connecting tenants to major employment hubs including Hollywood, Burbank, Universal City, and the broader San Fernando Valley within minutes. This connectivity continues to support low vacancy rates and strong long-term rent growth in the submarket. 12070 Woodbridge St. represents an exceptional opportunity to acquire a well-located, professionally maintained multifamily asset with measurable upside in one of Los Angeles' most resilient and supply-constrained rental markets. Its Studio City address, tenant-demand fundamentals, and clear value-add potential make it ideal for investors seeking both stability and growth

3. 2025-01-17
   historical $2,100
4. 2024-12-21
   listed $2,195
5. 2023-12-27
   historical $2,195
6. 2023-12-18
   price $2,195
7. 2023-12-14
   listed $2,295
8. 2023-08-17
   soldstatus $2,825,000 Sold 1112-char remark

   Show marketing remark (1112 chars)

   We are pleased to present 12070 Woodbridge, this 12-unit apartment building is located in the heart of Studio City and was built in 1960. The building is comprised of (3) Two bedroom & 1.5 Bath Town House Units, (2) Two bedroom & 1.75 Bath Units, (1) 1 bedroom & 1 bath Town House Unit, (6) 1 bedroom & 1 bath Units. The subject property with this ideal unit mix has been well maintained by long term owners, this is the first time the property has been on the market in 25+ years! This is a fantastic opportunity for an investor to acquire a very well-located Studio City multifamily property with significant upside potential as units turn. 12070 Woodbridge is ideally located close to all the amenities that Studio City has to offer, including sought-after restaurants, shops, and entertainment. The building is in close proximity to trendy Ventura Boulevard and conveniently located near the 101 freeway. Additionally, the subject property is located in the world famous, "Media District", which is home to some of the largest media and entertainment employers in the world.

9. 2023-08-16
   soldstatus $2,825,000
10. 2023-08-03
    status Pending 1112-char remark

    Show marketing remark (1112 chars)

    We are pleased to present 12070 Woodbridge, this 12-unit apartment building is located in the heart of Studio City and was built in 1960. The building is comprised of (3) Two bedroom & 1.5 Bath Town House Units, (2) Two bedroom & 1.75 Bath Units, (1) 1 bedroom & 1 bath Town House Unit, (6) 1 bedroom & 1 bath Units. The subject property with this ideal unit mix has been well maintained by long term owners, this is the first time the property has been on the market in 25+ years! This is a fantastic opportunity for an investor to acquire a very well-located Studio City multifamily property with significant upside potential as units turn. 12070 Woodbridge is ideally located close to all the amenities that Studio City has to offer, including sought-after restaurants, shops, and entertainment. The building is in close proximity to trendy Ventura Boulevard and conveniently located near the 101 freeway. Additionally, the subject property is located in the world famous, "Media District", which is home to some of the largest media and entertainment employers in the world.

11. 2023-05-31
    listed $3,500,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    We are pleased to present 12070 Woodbridge, this 12-unit apartment building is located in the heart of Studio City and was built in 1960. The building is comprised of (3) Two bedroom & 1.5 Bath Town House Units, (2) Two bedroom & 1.75 Bath Units, (1) 1 bedroom & 1 bath Town House Unit, (6) 1 bedroom & 1 bath Units. The subject property with this ideal unit mix has been well maintained by long term owners, this is the first time the property has been on the market in 25+ years! This is a fantastic opportunity for an investor to acquire a very well-located Studio City multifamily property with significant upside potential as units turn. 12070 Woodbridge is ideally located close to all the amenities that Studio City has to offer, including sought-after restaurants, shops, and entertainment. The building is in close proximity to trendy Ventura Boulevard and conveniently located near the 101 freeway. Additionally, the subject property is located in the world famous, "Media District", which is home to some of the largest media and entertainment employers in the world.

12. 1975-06-27
    soldstatus $176,000

ⓘ 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: $36,370 · $3,031/mo
• Projected year-2 tax: $36,370 · $3,031/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥92°F today · 23 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: $405,072
• − Mortgage interest: −$196,054
• − Property taxes: −$36,370
• − Insurance: −$17,500
• − Repairs & maintenance: −$32,406
• − Management: −$32,406
• − Depreciation: −$101,818
• Taxable loss: −$11,482
• Est. tax savings @ 24.0%: +$2,756
• After-tax cash flow: $48,640/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): 32,469
• Household income: $141,875
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1988.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 12% Hispanic / Latino 11% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 4%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 79% English-only · Other Indo-European 5% Spanish 5% Russian/Polish/Slavic 4%

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: ▼ -826.89%
• Current HPI: 425.8112
• Rent YoY: ▼ -1.09%
• 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

+1888.6% since first listed

11 events — show timeline

• 2026-01-07 Listed $3,500,000 TheMLS
• 2025-01-17 Rental Removed $2,100 APPFOLIO
• 2024-12-21 Listed for Rent $2,195 APPFOLIO
• 2023-12-27 Rental Removed $2,195 APPFOLIO
• 2023-12-18 Price Changed $2,195 APPFOLIO
• 2023-12-14 Listed for Rent $2,295 APPFOLIO
• 2023-08-17 Sold (MLS) $2,825,000 TheMLS
• 2023-08-16 Sold (Public Records) $2,825,000 Public Records
• 2023-08-03 Pending — TheMLS
• 2023-05-31 Listed $3,500,000 TheMLS
• 1975-06-27 Sold (Public Records) $176,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $36,370 · +1.4% YoY. Source: county tax records.