5270 Bellingham Ave · Los Angeles, CA 91607

$1,349,000

6 bd · 4.0 ba · 3,840 sqft · MultiFamily public records · 30 Days on market

Built 1953 7,229 sqft lot Est $1417k · at est.

---

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 +14.5/30.0
• ARV discount +9.7/15.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Exceptional investment opportunity in the heart of Valley Village featuring a well-maintained quadplex comprised of two 2-bedroom, 1-bathroom units and two 1-bedroom, 1-bathroom units. This attractive income property offers a desirable unit mix along with covered carport parking for each unit, with the carport currently being rebuilt and improved. The vacant front unit has been tastefully upgraded and showcases a beautifully remodeled kitchen with custom cabinetry, quartz countertops, stainless steel appliances, designer tile flooring, an upgraded spa-inspired bathroom with soaking tub and walk-in shower, refinished hardwood flooring, recessed lighting, and washer/dryer hook-ups for added c

Key facts

• Custom cabinetry
• Quartz countertops
• Remodeled kitchen

Tags

• WELL MAINTAINED QUADPLEX
• COVERED CARPORT PARKING
• REMODELED KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Tenants are responsible for gas, water, cable TV and electricity
• Financial info: Total building area 3,840 (building area reported); Total of 4 units; Gross income and scheduled income reported at $51,090; Net operating income reported at $13,423; Gross multiplier reported at 26.4; Operating/annual expenses reported at $36,135 (including insurance, trash, electric, water/sewer, fuel)
• HOA & community: Rent control applies; Community features include street lighting, sidewalks, and suburban setting

Exterior

• Parking: Assigned parking; Carport (4 carport spaces total); Driveway parking
• Security: Gated community; Carbon monoxide and smoke detectors; Smoke detectors
• Utilities: Public/district water; Public sewer (sewer paid); Natural gas connected; Electricity connected; Water connected; Separate water, gas, and electric meters for units (4 each)
• Home design: Attached property; Two-story building; Faces west; Fixer condition; Has view
• Construction: Frame and stucco construction; Common roof; Raised foundation; Year built per public records
• Exterior features: Block wall and wood fencing; No pool; Sprinkler system and lawn; Front yard; Level/flat lot with street-level access; Landscaped; Near public transit

Interior

• Kitchen: Gas range; Range/stove hood; Refrigerator; Tankless water heater
• Bedrooms: Unit mix includes 1-bedroom and 2-bedroom units (unit-level details available)
• Flooring: Tile; Wood
• Bathrooms: One bathroom in each listed unit
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Recessed lighting; Stone counters; Gated community; Carbon monoxide and smoke detectors; Two levels
• Laundry & utility: Washer hookup; Gas dryer hookup; In-closet laundry

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive. Per door: $73/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 $1.17M (12.9% below list).
• Recommended offer: $1.17M (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 90 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,749/mo this rent would consume 160% of the median local household income ($88k/yr) (locally 3099% 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 $9k of loan paydown is wiped out by about $40k 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 30 days — a 2% lower offer ($1.33M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $1.15M; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $1,174,900 (12.9% 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 1953 — 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $1,416,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5312 Vantage Ave	0.07mi	6/4.0	3,348 (-13%)	1mo	$1,050,000	$314	75
5318 Vantage Ave	0.07mi	6/4.0	3,348 (-13%)	10mo	$745,000	$223	67
12032 Magnolia Blvd	0.24mi	6/5.0	3,670 (-4%)	18mo	$1,355,000	$369	62
11758 11752 Magnolia Blvd	0.55mi	7/6.0 (+1)	4,308 (+12%)	6mo	$1,760,000	$409	36

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-234,405
• Equity at exit: $201,140

10-year hold

• IRR: -17.4%
• Equity multiple: 0.17×
• Total profit: $-313,278
• Equity at exit: $116,637

Cash invested: $377,720 (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 91607

• Rents YoY: -1.1%
• Active inventory: 90
• Price-to-rent: 38.3×

Monthly cashflow live

• Estimated rent: $11,749 high
• Mortgage (P&I): −$7,074
• Tax from tax record: −$1,352 /mo · $16,230/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,467
• Net cashflow: $293

Break-even live

Break-even rent $11,378

Max offer price $1,349,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$11,748
Total (4 units)			$11,749

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: $337,250
• Closing costs: $40,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12249 Addison St North Hollywood, CA	6.0	6.5	4231	$24,500	$5.79	1d	1	0.39mi
11937 Addison St Valley Village, CA	5.0	5.5	5045	$34,500	$6.84	22d	1	0.49mi
12041 Huston St Valley Village, CA	5.0	5.0	4038	$11,995	$2.97	22d	1	0.55mi
11748 La Maida St Valley Village, CA	5.0	5.5	4983	$19,950	$4.00	24d	1	0.81mi
12606 Emelita St Valley Village, CA	5.0	3.5	3000	$12,950	$4.32	43d	1	0.82mi
5010 Fulton Ave Sherman Oaks, CA	7.0	7.0	3286	$15,500	$4.72	43d	1	1.38mi
4533 Farmdale Ave North Hollywood, CA	5.0	5.5	3821	$15,000	$3.93	43d	1	1.38mi
4627 Ethel Ave Sherman Oaks, CA	5.0	5.0	3012	$16,500	$5.48	2d	1	1.40mi
4435 Camellia Ave North Hollywood, CA	5.0	6.0	5130	$19,000	$3.70	1d	1	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $1,349,000 Active 30 DOM
2. 2026-06-17
   days on market $1,349,000 Active 29 DOM
3. 2026-06-16
   days on market $1,349,000 Active 28 DOM
4. 2026-06-15
   days on market $1,349,000 Active 27 DOM
5. 2026-06-13
   days on market $1,349,000 Active 25 DOM
6. 2026-06-09
   days on market $1,349,000 Active 21 DOM
7. 2026-06-08
   days on market $1,349,000 Active 20 DOM
8. 2026-06-07
   days on market $1,349,000 Active 19 DOM
9. 2026-06-04
   days on market $1,349,000 Active 16 DOM
10. 2026-06-03
    days on market $1,349,000 Active 15 DOM
11. 2026-06-02
    days on market $1,349,000 Active 14 DOM
12. 2026-06-01
    days on market $1,349,000 Active 13 DOM
13. 2026-05-31
    days on market $1,349,000 Active 12 DOM
14. 2026-05-19
    listed $1,349,000 Active
15. 2018-05-03
    soldstatus $1,150,000
16. 2017-10-13
    historical
17. 2017-10-13
    historical
18. 2017-07-13
    status Active
19. 2017-07-13
    historical Active Under Contract
20. 2017-04-18
    price $1,265,000
21. 2017-03-20
    listed $1,325,000 Active
22. 2017-03-16
    listed $1,265,000
23. 2007-06-20
    historical
24. 2006-06-20
    listed $1,350,000
25. 2003-04-09
    soldstatus $550,000
26. 1977-09-15
    soldstatus $107,000

ⓘ 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: $16,230 · $1,352/mo
• Projected year-2 tax: $16,230 · $1,352/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: $140,988
• − Mortgage interest: −$75,565
• − Property taxes: −$16,230
• − Insurance: −$6,745
• − Repairs & maintenance: −$11,279
• − Management: −$11,279
• − Depreciation: −$39,244
• Taxable loss: −$19,354
• Est. tax savings @ 24.0%: +$4,645
• After-tax cash flow: $8,159/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): 31,890
• Household income: $87,874
• Rent vs Own: 70.1% rent · 29.9% own
• Severe rent burden: 3099.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 21% Two or more races 15% Asian 8% Black 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Subsaharan African 2%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 61% English-only · Spanish 16% Other Indo-European 9% Russian/Polish/Slavic 7%

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: ▼ -861.04%
• Current HPI: 464.0519
• Rent YoY: ▼ -1.13%
• 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

+1160.7% since first listed

13 events — show timeline

• 2026-05-19 Listed $1,349,000 CRMLS
• 2018-05-03 Sold (Public Records) $1,150,000 Public Records
• 2017-10-13 Listing Removed — SDMLS
• 2017-10-13 Listing Removed — CRMLS
• 2017-07-13 Relisted — CRMLS
• 2017-07-13 Contingent — CRMLS
• 2017-04-18 Price Changed $1,265,000 CRMLS
• 2017-03-20 Listed $1,325,000 CRMLS
• 2017-03-16 Listed $1,265,000 SDMLS
• 2007-06-20 Listing Removed — CRMLS
• 2006-06-20 Listed $1,350,000 CRMLS
• 2003-04-09 Sold (Public Records) $550,000 Public Records
• 1977-09-15 Sold (Public Records) $107,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $16,230 · +1.2% YoY. Source: county tax records.