3126 S Canfield Ave · Los Angeles, CA 90034

$2,550,000

11 bd · 13.0 ba · 7,321 sqft · MultiFamily public records · 133 Days on market

Built 1967 8,005 sqft lot $348/sqft · 10% below area Est $2832k · 10% 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 +12.0/15.0
• Cash flow +11.3/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

3126 S. Canfield Avenue presents a substantial multifamily investment opportunity located in the upscale Castle Heights pocket of Palms. This impressive eight-unit complex, constructed in 1967, spans approximately 7,321 square feet of living area on an oversized 8,005-square-foot lot. The property features an exceptionally strong unit mix, including several expansive three-bedroom and two-bedroom floor plans that cater to the high-earning professional demographic and families drawn to the prestigious Hamilton High School. The location offers a unique "secluded but central" appeal, situated on a picturesque, tree-lined street that bridges the gap between the high-rise office towers of Century City and the vibrant energy of Downtown Culver City. Residents enjoy unparalleled access to the "Screenland" lifestyle, located just minutes from the world-class dining and entertainment scene at The Culver Steps, Ivy Station, and the historic Culver Hotel. The property's proximity to both the Palms and Culver City Metro E Line stations provides effortless access to the massive creative-tech campuses of Amazon MGM, Apple, and Warner Bros. Discovery, while also offering a quick commute to the beaches of Santa Monica or the cultural center of Beverly Hills. Lifestyle amenities in the area further enhance the property's desirability, with immediate access to local favorites like the Motor Avenue Farmers Market and the lush recreational green spaces of the Kenneth Hahn State Recreation Area. The surrounding landscape is characterized by Culver City's sophisticated mix of international dining, boutique fitness studios, and essential grocers like Trader Joe's and Whole Foods. For the strategic investor, 3126 S. Canfield Ave. offers a rare combination of significant scale, a prime location at the doorstep of the region's most explosive tech growth, and clear value-add potential through modern aesthetic upgrades, making it a future-proof addition to any sophisticated real estate portfolio.

Key facts

• Eight unit complex
• Strong unit mix
• Tree lined street

Tags

• EIGHT UNIT COMPLEX
• OVERSIZED LOT
• STRONG UNIT MIX
• SECLUDED BUT CENTRAL
• TREE LINED STREET
• UNPARALLELED ACCESS

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $2.55M.

Deal economics

• At list price, monthly cash flow is $-922 ($-11k/yr) — negative. Per door: $-184/mo.
• To cash-flow at today's rent, offer at most $2.39M (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.08M (18.5% below list).
• Recommended offer: $2.08M (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 flat; 121 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,795/mo this rent would consume 236% of the median local household income ($106k/yr) (locally 4507% 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 $18k of loan paydown is wiped out by about $76k 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 133 days — a 12% lower offer ($2.24M) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 29y 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.

Risks & watch-outs

• 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 $2,079,500 (18.5% 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 133 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.82% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

• ARV (median comp): $2,832,413
• List price: $2,550,000
• Delta: -9.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9117 National Blvd	0.08mi	12/12.0 (+1)	6,734 (-8%)	20mo	$2,478,400	$368	57
3337 S Durango Ave	0.14mi	12/10.0 (+1)	6,647 (-9%)	9mo	$2,500,000	$376	54

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-526,797
• Equity at exit: $380,213

10-year hold

• IRR: -23.9%
• Equity multiple: -0.05×
• Total profit: $-747,602
• Equity at exit: $220,477

Cash invested: $714,000 (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 90034

• Rents YoY: 0.3%
• Active inventory: 121
• Price-to-rent: 51.1×

Monthly cashflow live

• Estimated rent: $20,795 high
• Mortgage (P&I): −$13,372
• Tax from tax record: −$2,915 /mo · $34,981/yr
• Insurance: −$1,062
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,367
• Net cashflow: $-922

Break-even live

Break-even rent $21,962

Max offer price $2,387,121

Occupancy floor 99%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$20,795
Total (5 units)			$20,795

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: $637,500
• Closing costs: $76,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $2,550,000 Active 133 DOM
2. 2026-06-17
   days on market $2,550,000 Active 132 DOM
3. 2026-06-16
   days on market $2,550,000 Active 131 DOM
4. 2026-06-15
   days on market $2,550,000 Active 130 DOM
5. 2026-06-13
   days on market $2,550,000 Active 128 DOM
6. 2026-06-09
   days on market $2,550,000 Active 124 DOM
7. 2026-06-08
   days on market $2,550,000 Active 123 DOM
8. 2026-06-07
   days on market $2,550,000 Active 122 DOM
9. 2026-06-04
   days on market $2,550,000 Active 119 DOM
10. 2026-06-03
    days on market $2,550,000 Active 118 DOM
11. 2026-06-02
    days on market $2,550,000 Active 117 DOM
12. 2026-06-01
    days on market $2,550,000 Active 116 DOM
13. 2026-05-31
    days on market $2,550,000 Active 115 DOM
14. 2026-03-11
    status Active 2023-char remark

    Show marketing remark (2023 chars)

    3126 S. Canfield Avenue presents a substantial multifamily investment opportunity located in the upscale Castle Heights pocket of Palms. This impressive eight-unit complex, constructed in 1967, spans approximately 7,321 square feet of living area on an oversized 8,005-square-foot lot. The property features an exceptionally strong unit mix, including several expansive three-bedroom and two-bedroom floor plans that cater to the high-earning professional demographic and families drawn to the prestigious Hamilton High School. The location offers a unique "secluded but central" appeal, situated on a picturesque, tree-lined street that bridges the gap between the high-rise office towers of Century City and the vibrant energy of Downtown Culver City. Residents enjoy unparalleled access to the "Screenland" lifestyle, located just minutes from the world-class dining and entertainment scene at The Culver Steps, Ivy Station, and the historic Culver Hotel. The property's proximity to both the Palms and Culver City Metro E Line stations provides effortless access to the massive creative-tech campuses of Amazon MGM, Apple, and Warner Bros. Discovery, while also offering a quick commute to the beaches of Santa Monica or the cultural center of Beverly Hills. Lifestyle amenities in the area further enhance the property's desirability, with immediate access to local favorites like the Motor Avenue Farmers Market and the lush recreational green spaces of the Kenneth Hahn State Recreation Area. The surrounding landscape is characterized by Culver City's sophisticated mix of international dining, boutique fitness studios, and essential grocers like Trader Joe's and Whole Foods. For the strategic investor, 3126 S. Canfield Ave. offers a rare combination of significant scale, a prime location at the doorstep of the region's most explosive tech growth, and clear value-add potential through modern aesthetic upgrades, making it a future-proof addition to any sophisticated real estate portfolio.

15. 2026-02-27
    historical Backup Offers Accepted 2023-char remark

    Show marketing remark (2023 chars)

    3126 S. Canfield Avenue presents a substantial multifamily investment opportunity located in the upscale Castle Heights pocket of Palms. This impressive eight-unit complex, constructed in 1967, spans approximately 7,321 square feet of living area on an oversized 8,005-square-foot lot. The property features an exceptionally strong unit mix, including several expansive three-bedroom and two-bedroom floor plans that cater to the high-earning professional demographic and families drawn to the prestigious Hamilton High School. The location offers a unique "secluded but central" appeal, situated on a picturesque, tree-lined street that bridges the gap between the high-rise office towers of Century City and the vibrant energy of Downtown Culver City. Residents enjoy unparalleled access to the "Screenland" lifestyle, located just minutes from the world-class dining and entertainment scene at The Culver Steps, Ivy Station, and the historic Culver Hotel. The property's proximity to both the Palms and Culver City Metro E Line stations provides effortless access to the massive creative-tech campuses of Amazon MGM, Apple, and Warner Bros. Discovery, while also offering a quick commute to the beaches of Santa Monica or the cultural center of Beverly Hills. Lifestyle amenities in the area further enhance the property's desirability, with immediate access to local favorites like the Motor Avenue Farmers Market and the lush recreational green spaces of the Kenneth Hahn State Recreation Area. The surrounding landscape is characterized by Culver City's sophisticated mix of international dining, boutique fitness studios, and essential grocers like Trader Joe's and Whole Foods. For the strategic investor, 3126 S. Canfield Ave. offers a rare combination of significant scale, a prime location at the doorstep of the region's most explosive tech growth, and clear value-add potential through modern aesthetic upgrades, making it a future-proof addition to any sophisticated real estate portfolio.

16. 2026-02-04
    listed $2,550,000 Active 2023-char remark

    Show marketing remark (2023 chars)

    3126 S. Canfield Avenue presents a substantial multifamily investment opportunity located in the upscale Castle Heights pocket of Palms. This impressive eight-unit complex, constructed in 1967, spans approximately 7,321 square feet of living area on an oversized 8,005-square-foot lot. The property features an exceptionally strong unit mix, including several expansive three-bedroom and two-bedroom floor plans that cater to the high-earning professional demographic and families drawn to the prestigious Hamilton High School. The location offers a unique "secluded but central" appeal, situated on a picturesque, tree-lined street that bridges the gap between the high-rise office towers of Century City and the vibrant energy of Downtown Culver City. Residents enjoy unparalleled access to the "Screenland" lifestyle, located just minutes from the world-class dining and entertainment scene at The Culver Steps, Ivy Station, and the historic Culver Hotel. The property's proximity to both the Palms and Culver City Metro E Line stations provides effortless access to the massive creative-tech campuses of Amazon MGM, Apple, and Warner Bros. Discovery, while also offering a quick commute to the beaches of Santa Monica or the cultural center of Beverly Hills. Lifestyle amenities in the area further enhance the property's desirability, with immediate access to local favorites like the Motor Avenue Farmers Market and the lush recreational green spaces of the Kenneth Hahn State Recreation Area. The surrounding landscape is characterized by Culver City's sophisticated mix of international dining, boutique fitness studios, and essential grocers like Trader Joe's and Whole Foods. For the strategic investor, 3126 S. Canfield Ave. offers a rare combination of significant scale, a prime location at the doorstep of the region's most explosive tech growth, and clear value-add potential through modern aesthetic upgrades, making it a future-proof addition to any sophisticated real estate portfolio.

17. 2025-02-12
    historical $2,100
18. 2025-02-03
    listed $2,100
19. 2024-02-12
    price
20. 2023-06-07
    listed Active
21. 2018-07-27
    historical Expired
22. 2018-07-27
    historical
23. 2018-05-28
    listed Active
24. 2018-05-28
    listed $3,000,000
25. 2016-08-15
    historical Cancelled
26. 2016-08-15
    historical
27. 2016-05-17
    listed Active
28. 2016-05-16
    listed $2,760,000
29. 2016-01-29
    soldstatus $2,385,000 Closed
30. 2016-01-29
    soldstatus $2,385,000
31. 2016-01-29
    soldstatus $2,385,000
32. 2015-11-18
    status Pending
33. 2015-09-28
    listed $2,550,000 Active
34. 2015-09-28
    listed $2,550,000
35. 2013-07-18
    soldstatus $841,000
36. 2013-07-05
    soldstatus $1,825,000 Closed
37. 2013-07-05
    soldstatus $1,826,000
38. 2013-05-02
    status Pending
39. 2013-04-18
    listed $1,795,000 Active
40. 2012-02-02
    soldstatus $1,345,000 Closed
41. 2012-02-02
    soldstatus $1,345,000
42. 2012-01-25
    status Pending
43. 2011-12-21
    status Backup Offers Accepted
44. 2011-08-09
    price $1,449,000
45. 2011-07-26
    listed $1,590,000 Active
46. 1998-04-08
    soldstatus $482,500
47. 1998-04-08
    soldstatus $482,500
48. 1998-02-04
    historical
49. 1997-12-08
    listed $495,000
50. 1997-11-30
    historical

ⓘ 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: $34,981 · $2,915/mo
• Projected year-2 tax: $34,981 · $2,915/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 ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $249,540
• − Mortgage interest: −$142,840
• − Property taxes: −$34,981
• − Insurance: −$12,750
• − Repairs & maintenance: −$19,963
• − Management: −$19,963
• − Depreciation: −$74,182
• Taxable loss: −$55,139
• Est. tax savings @ 24.0%: +$13,233
• After-tax cash flow: $2,169/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): 57,075
• Household income: $105,701
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 4507.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Hispanic / Latino 26% Asian 18% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 6% Chinese 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: ▼ -1346.08%
• Current HPI: 445.7709
• Rent YoY: ▲ 0.30%
• 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

+390.4% since first listed

42 events — show timeline

• 2026-03-11 Relisted — TheMLS
• 2026-02-27 Contingent — TheMLS
• 2026-02-04 Listed $2,550,000 TheMLS
• 2025-02-12 Rental Removed $2,100 Avail
• 2025-02-03 Listed for Rent $2,100 Avail
• 2024-02-12 Price Changed — TheMLS
• 2023-06-07 Listed — TheMLS
• 2018-07-27 Listing Removed — SDMLS
• 2018-07-27 Delisted — TheMLS
• 2018-05-28 Listed $3,000,000 SDMLS
• 2018-05-28 Listed — TheMLS
• 2016-08-15 Listing Removed — SDMLS
• 2016-08-15 Delisted — TheMLS
• 2016-05-17 Listed — TheMLS
• 2016-05-16 Listed $2,760,000 SDMLS
• 2016-01-29 Sold (Public Records) $2,385,000 Public Records
• 2016-01-29 Sold (MLS) $2,385,000 SDMLS
• 2016-01-29 Sold (MLS) $2,385,000 TheMLS
• 2015-11-18 Pending — TheMLS
• 2015-09-28 Listed $2,550,000 TheMLS
• 2015-09-28 Listed $2,550,000 SDMLS
• 2013-07-18 Sold (Public Records) $841,000 Public Records
• 2013-07-05 Sold (Public Records) $1,826,000 Public Records
• 2013-07-05 Sold (MLS) $1,825,000 TheMLS
• 2013-05-02 Pending — TheMLS
• 2013-04-18 Listed $1,795,000 TheMLS
• 2012-02-02 Sold (Public Records) $1,345,000 Public Records
• 2012-02-02 Sold (MLS) $1,345,000 CRMLS
• 2012-01-25 Pending — CRMLS
• 2011-12-21 Pending — CRMLS
• 2011-08-09 Price Changed $1,449,000 CRMLS
• 2011-07-26 Listed $1,590,000 CRMLS
• 1998-04-08 Sold (Public Records) $482,500 Public Records
• 1998-04-08 Sold (MLS) $482,500 TheMLS
• 1998-02-04 Delisted — TheMLS
• 1997-12-08 Listed $495,000 TheMLS
• 1997-11-30 Delisted — TheMLS
• 1997-08-01 Listed — TheMLS
• 1995-06-02 Sold (Public Records) $400,000 Public Records
• 1988-10-14 Sold (Public Records) $618,000 Public Records
• 1987-12-07 Sold (Public Records) $520,000 Public Records
• 1987-12-07 Sold (Public Records) $520,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $34,981 · +1.2% YoY. Source: county tax records.