10901 Laurel Canyon Blvd #212 · Los Angeles, CA 91340

$404,000

3 bd · 3.0 ba · 1,251 sqft · Condo public records · 148 Days on market

Built 1989 $323/sqft · 23% below area Est $522k · 23% under $695/mo HOA · 19% 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
• Cash flow +7.5/30.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This clean, spacious, updated three-bedroom, two-bathroom condo is situated in a desirable, walkable neighborhood and offers comfortable living or an opportunity for rental income. The second floor condo has a bright and open living area with natural light, stylish flooring, and flows into a dining area and kitchen. The kitchen features sleek countertops, all kitchen appliances and generous cabinetry. The primary bedroom boasts two closets, a bathroom for added privacy and convenience and a balcony. Two additional bedrooms offer space for family living, a home office, or guest accommodations. Each room is well-proportioned with large windows that invite sunshine throughout the day. Additional highlights include:Ample laundry facilities in the gated, secure buildingAssigned parking and guest spaces, Central heat and air conditioning, Private balcony to enjoy fresh air, secure entry and well-maintained common areas, located close to local shops, restaurants, parks, with easy access to the freeway, this condo gives you access to everything San Fernando has to offer.

Key facts

• Generous cabinetry
• Two closets
• Private balcony

Tags

• BRIGHT OPEN LIVING AREA
• SLEEK COUNTERTOPS
• GENEROUS CABINETRY
• TWO CLOSETS
• PRIVATE BALCONY
• AMPLE LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $404k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (11.2% below list).
• Recommended offer: $303k (25.0% below list) — sets the bar for cash-flow.
• 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-, 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: 31 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,586/mo this rent would consume 50% of the median local household income ($85k/yr) (locally 999% 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 $3k of loan paydown is wiped out by about $12k 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 148 days — a 12% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y ago; this cycle's ask has dropped $45k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $318k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,126 (25.0% 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 148 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.89% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 9.4

CMA / ARV

• ARV (median comp): $522,058
• List price: $404,000
• Delta: -22.61%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-101,404
• Equity at exit: $60,238

10-year hold

• IRR: -23.3%
• Equity multiple: -0.18×
• Total profit: $-133,383
• Equity at exit: $34,931

Cash invested: $113,120 (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 91340

• Active inventory: 31
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,586 high
• Mortgage (P&I): −$2,119
• Tax from tax record: −$356 /mo · $4,270/yr
• Insurance: −$168
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$695
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $-571

Break-even live

Break-even rent $4,309

Max offer price $303,126

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: $101,000
• Closing costs: $12,120
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Chatsworth Dr San Fernando, CA	2.0	2.0	1170	$4,200	$3.59	44d	1	0.66mi
13768 1/2 Judd St Pacoima, CA	2.0	2.0	920	$2,750	$2.99	25d	1	0.73mi
13704 Pinney St Pacoima, CA	3.0	2.0	1100	$3,500	$3.18	44d	1	0.85mi
13714 Hoyt St Pacoima, CA	3.0	2.0	1250	$3,685	$2.95	44d	1	0.98mi
1314 Omelveny Ave San Fernando, CA	2.0	1.0	1100	$2,600	$2.36	44d	1	1.01mi
10839 Burnet Ave Mission Hills, CA	3.0	1.0	912	$3,500	$3.84	44d	1	1.09mi
13721 Pierce St Arleta, CA	2.0	2.0	1022	$2,900	$2.84	2d	1	1.16mi
15106 San Jose St Mission Hills, CA	3.0	2.0	1354	$3,650	$2.70	44d	1	1.16mi
15236 Kingsbury St Mission Hills, CA	3.0	2.0	1200	$3,500	$2.92	5d	1	1.25mi
14448 Pinney St Arleta, CA	3.0	2.0	1144	$3,300	$2.88	44d	1	1.30mi
14761 Septo St Mission Hills, CA	3.0	2.0	1264	$4,400	$3.48	8d	1	1.32mi
14934 Mayall St Mission Hills, CA	3.0	2.0	1500	$4,250	$2.83	44d	1	1.32mi
10214 O'Melveny Ave Unit 10212 Pacoima, CA	3.0	2.0	1037	$3,500	$3.38	21d	1	1.36mi
10214 O'Melveny Ave Unit 10214 Pacoima, CA	3.0	2.0	1129	$3,500	$3.10	44d	1	1.36mi
546 Griswold Ave San Fernando, CA	3.0	2.0	1585	$5,250	$3.31	25d	1	1.40mi
15418 Bermuda St Mission Hills, CA	2.0	2.0	960	$2,895	$3.02	44d	1	1.46mi
13100 Filmore St Pacoima, CA	3.0	2.0	1452	$3,250	$2.24	44d	1	1.48mi
14610 W Isla Vista Dr Panorama City, CA	4.0	2.5	1574	$3,800	$2.41	2d	1	1.49mi
10027 Noble Ave Mission Hills, CA	3.0	2.5	1150	$3,800	$3.30	44d	1	1.49mi

HOA detail condo

• Monthly dues: $695 · $8,340/yr
• Likely covers: gassecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-13
   days on market $404,000 Active 148 DOM
2. 2026-06-09
   days on market $404,000 Active 144 DOM
3. 2026-06-08
   days on market $404,000 Active 143 DOM
4. 2026-06-07
   days on market $404,000 Active 142 DOM
5. 2026-06-04
   days on market $404,000 Active 139 DOM
6. 2026-06-03
   days on market $404,000 Active 138 DOM
7. 2026-06-02
   days on market $404,000 Active 137 DOM
8. 2026-06-01
   days on market $404,000 Active 136 DOM
9. 2026-05-31
   days on market $404,000 Active 135 DOM
10. 2026-03-06
    price $404,000 1080-char remark

    Show marketing remark (1080 chars)

    This clean, spacious, updated three-bedroom, two-bathroom condo is situated in a desirable, walkable neighborhood and offers comfortable living or an opportunity for rental income. The second floor condo has a bright and open living area with natural light, stylish flooring, and flows into a dining area and kitchen. The kitchen features sleek countertops, all kitchen appliances and generous cabinetry. The primary bedroom boasts two closets, a bathroom for added privacy and convenience and a balcony. Two additional bedrooms offer space for family living, a home office, or guest accommodations. Each room is well-proportioned with large windows that invite sunshine throughout the day. Additional highlights include:Ample laundry facilities in the gated, secure buildingAssigned parking and guest spaces, Central heat and air conditioning, Private balcony to enjoy fresh air, secure entry and well-maintained common areas, located close to local shops, restaurants, parks, with easy access to the freeway, this condo gives you access to everything San Fernando has to offer.

11. 2026-01-13
    listed $449,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    This clean, spacious, updated three-bedroom, two-bathroom condo is situated in a desirable, walkable neighborhood and offers comfortable living or an opportunity for rental income. The second floor condo has a bright and open living area with natural light, stylish flooring, and flows into a dining area and kitchen. The kitchen features sleek countertops, all kitchen appliances and generous cabinetry. The primary bedroom boasts two closets, a bathroom for added privacy and convenience and a balcony. Two additional bedrooms offer space for family living, a home office, or guest accommodations. Each room is well-proportioned with large windows that invite sunshine throughout the day. Additional highlights include:Ample laundry facilities in the gated, secure buildingAssigned parking and guest spaces, Central heat and air conditioning, Private balcony to enjoy fresh air, secure entry and well-maintained common areas, located close to local shops, restaurants, parks, with easy access to the freeway, this condo gives you access to everything San Fernando has to offer.

12. 2020-12-02
    soldstatus $317,500
13. 2013-07-03
    listed $135,000 Active
14. 2013-06-28
    soldstatus $135,000 Closed
15. 2013-06-28
    soldstatus $135,000
16. 2013-06-26
    listed $10,901 Active
17. 2009-12-21
    soldstatus $75,900 Closed
18. 2009-12-14
    status Pending
19. 2009-12-01
    listed $74,900 Active
20. 2008-01-24
    historical
21. 2008-01-10
    price $270,000
22. 2007-10-14
    listed $289,000
23. 2007-10-13
    historical
24. 2007-07-27
    listed $289,000
25. 2007-07-24
    historical
26. 2007-03-20
    price $299,000
27. 2007-02-17
    historical
28. 2007-02-17
    historical
29. 2007-02-17
    historical
30. 2006-05-28
    listed $320,000
31. 2006-05-28
    listed $319,500
32. 2006-03-29
    listed $310,000
33. 2005-11-29
    listed $314,900
34. 2000-03-13
    soldstatus $78,000
35. 1998-07-31
    soldstatus $35,000
36. 1998-07-02
    historical
37. 1998-05-27
    listed $41,500
38. 1996-10-17
    soldstatus $76,000

ⓘ 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: $4,270 · $356/mo
• Projected year-2 tax: $4,270 · $356/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,036
• − Mortgage interest: −$22,630
• − Property taxes: −$4,270
• − Insurance: −$2,818
• − Repairs & maintenance: −$3,443
• − Management: −$3,443
• − HOA: −$8,340
• − Depreciation: −$11,753
• Taxable loss: −$13,660
• Est. tax savings @ 24.0%: +$3,278
• After-tax cash flow: $-3,574/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): 33,424
• Household income: $85,261
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 999.0

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 Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 26% White 4% Asian 2% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 35% · Canada, Guatemala
• Languages at home: 27% English-only · Spanish 71% Tagalog/Filipino 1%

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: ▼ -583.46%
• Current HPI: 496.3277
• Rent YoY: —
• 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

+431.6% since first listed

29 events — show timeline

• 2026-03-06 Price Changed $404,000 TheMLS
• 2026-01-13 Listed $449,000 TheMLS
• 2020-12-02 Sold (Public Records) $317,500 Public Records
• 2013-07-03 Listed $135,000 CRMLS
• 2013-06-28 Sold (Public Records) $135,000 Public Records
• 2013-06-28 Sold (MLS) $135,000 CRMLS
• 2013-06-26 Listed $10,901 CRMLS
• 2009-12-21 Sold (MLS) $75,900 CRMLS
• 2009-12-14 Pending — CRMLS
• 2009-12-01 Listed $74,900 CRMLS
• 2008-01-24 Listing Removed — CRMLS
• 2008-01-10 Price Changed $270,000 CRMLS
• 2007-10-14 Listed $289,000 CRMLS
• 2007-10-13 Listing Removed — CRMLS
• 2007-07-27 Listed $289,000 CRMLS
• 2007-07-24 Listing Removed — CRMLS
• 2007-03-20 Price Changed $299,000 CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2006-05-28 Listed $319,500 CRMLS
• 2006-05-28 Listed $320,000 CRMLS
• 2006-03-29 Listed $310,000 CRMLS
• 2005-11-29 Listed $314,900 CRMLS
• 2000-03-13 Sold (Public Records) $78,000 Public Records
• 1998-07-31 Sold (MLS) $35,000 TheMLS
• 1998-07-02 Delisted — TheMLS
• 1998-05-27 Listed $41,500 TheMLS
• 1996-10-17 Sold (Public Records) $76,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,270 · +1.3% YoY. Source: county tax records.