1352 N Las Palmas Ave · Los Angeles, CA 90028

$2,550,000

13 bd · 12.0 ba · 7,353 sqft · MultiFamily public records · 95 Days on market

Built 1957 7,647 sqft lot $347/sqft · at area comps Est $2676k · at est.

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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 +18.5/30.0
• ARV discount +9.6/15.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

1352 N Las Palmas Avenue, Los Angeles, CA 90028 is located near the corner of Highland Avenue and Sunset Blvd. in Hollywood. The offering is a 12-unit investment opportunity in a neighborhood known for strong, stable rents and low vacancies. The location is perfectly positioned in Hollywood (90028), where multifamily investments have historically delivered exceptional long-term capital appreciation and wealth preservation. Built in 1957, 1352 N Las Palmas Avenue boasts a total building square footage of 7,353 SF of improvements on a 7,648 SF parcel. The unit composition consists of eleven (11) One-Bed / One-Bath units and one (1) Two-Bed / Two-Bath apartment unit. Over the years, ownership has overseen the updating of +/- 7 units. Unit upgrades include new attractive flooring, new stylish fixtures, and updated bathrooms and kitchen. Parking is provided for 13 vehicles, with five spaces in the rear and eight in the front, in a tandem configuration. Additionally, ownership has completed the LA City-mandated soft-story retrofit. 1352 N Las Palmas Avenue offers an on-site laundry room for building tenants. The property is individually metered for gas and electricity, keeping owner expenses low. The asset is located close to world-class dining, shopping, entertainment, and nightlife. Conveniently located to West Hollywood, Beverly Hills, and Downtown LA, it further benefits from access to business services and major employment centers throughout the city and its surrounding neighborhoods. Additionally, there is a significant affordability gap for homeownership in the 90028 zip code, with the median price of a single-family residence exceeding $923,000 in 2026. 1352 North Las Palmas Avenue has a Walk Score of 96 out of 100. This location is a Walker's Paradise, so daily errands do not require a car. 1352 North Las Palmas Avenue is a 9-minute walk from the Metro B Line (Red) at the Hollywood/Highland Station. Given the property's prime location and significant value-add component, the offering offers the potential for outstanding long-term income growth and unparalleled capital preservation.

Key facts

• Unit upgrades
• New stylish fixtures
• Updated bathrooms

Tags

• 12 UNIT INVESTMENT OPPORTUNITY
• LOW VACANCIES
• UNIT UPGRADES
• NEW ATTRACTIVE FLOORING
• NEW STYLISH FIXTURES
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 11×1bd/1ba + 1×2bd/2ba units multifamily listed at $2.55M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $204/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 $2.37M (7.2% below list).
• Recommended offer: $2.32M (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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-, crime F, cost of living 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.
• Zoned schools: Hubert Howe Bancroft Middle (446 students, 92% FRL); Hollywood Senior High (math 27% / reading 62%, grade F, #434 of 1,170 statewide, top 39%, 1,107 students, 92% FRL) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 72 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $23,657/mo this rent would consume 463% of the median local household income ($61k/yr) (locally 6069% 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 95 days — a 9% lower offer ($2.32M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $1.35M; list at $2.55M implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,320,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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 1957 — 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: 0.93% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $2,676,233
• List price: $2,550,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 N June St	0.20mi	14/14.0 (+1)	6,329 (-14%)	15mo	$3,600,000	$569	42
6222 Banner Ave	0.68mi	14/14.0 (+1)	6,640 (-10%)	21mo	$3,600,000	$542	21
926 N Hudson Ave #2	0.60mi	13/7.0	6,439 (-12%)	20mo	$1,945,000	$302	15

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.55×
• Total profit: $-322,843
• Equity at exit: $380,213

10-year hold

• IRR: -8.5%
• Equity multiple: 0.53×
• Total profit: $-334,730
• 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 90028

• Home prices YoY: -1.3%
• Rents YoY: 0.2%
• Active inventory: 72
• Price-to-rent: 109.2×

Monthly cashflow live

• Estimated rent: $23,657 high
• Mortgage (P&I): −$13,372
• Tax from tax record: −$1,806 /mo · $21,672/yr
• Insurance: −$1,062
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,968
• Net cashflow: $2,448

Break-even live

Break-even rent $20,558

Max offer price $2,550,000

Occupancy floor 85%

Sensitivity live

Price	-10% $3,892	-5% $3,170	+0% $2,448	+5% $1,726	+10% $1,005
Rent	-10% $579	-5% $1,514	+0% $2,448	+5% $3,383	+10% $4,317
Rate	-1.0pp $3,732	-0.5pp $3,097	base $2,448	+0.5pp $1,787	+1.0pp $1,115

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

Units	Beds	Baths	Est. rent
▸ 11× units	1	1	$21,406
1× unit	2	2	$2,247
Total (12 units)			$23,657

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 23 events

1. 2026-06-22
   days on market $2,550,000 Active 95 DOM
2. 2026-06-21
   days on market $2,550,000 Active 94 DOM
3. 2026-06-18
   days on market $2,550,000 Active 91 DOM
4. 2026-06-17
   days on market $2,550,000 Active 90 DOM
5. 2026-06-16
   days on market $2,550,000 Active 89 DOM
6. 2026-06-15
   days on market $2,550,000 Active 88 DOM
7. 2026-06-13
   days on market $2,550,000 Active 86 DOM
8. 2026-06-09
   days on market $2,550,000 Active 82 DOM
9. 2026-06-08
   days on market $2,550,000 Active 81 DOM
10. 2026-06-07
    days on market $2,550,000 Active 80 DOM
11. 2026-06-04
    days on market $2,550,000 Active 77 DOM
12. 2026-06-03
    days on market $2,550,000 Active 76 DOM
13. 2026-06-02
    days on market $2,550,000 Active 75 DOM
14. 2026-06-01
    days on market $2,550,000 Active 74 DOM
15. 2026-05-31
    days on market $2,550,000 Active 73 DOM
16. 2026-05-07
    price $2,550,000 2121-char remark

    Show marketing remark (2121 chars)

    1352 N Las Palmas Avenue, Los Angeles, CA 90028 is located near the corner of Highland Avenue and Sunset Blvd. in Hollywood. The offering is a 12-unit investment opportunity in a neighborhood known for strong, stable rents and low vacancies. The location is perfectly positioned in Hollywood (90028), where multifamily investments have historically delivered exceptional long-term capital appreciation and wealth preservation. Built in 1957, 1352 N Las Palmas Avenue boasts a total building square footage of 7,353 SF of improvements on a 7,648 SF parcel. The unit composition consists of eleven (11) One-Bed / One-Bath units and one (1) Two-Bed / Two-Bath apartment unit. Over the years, ownership has overseen the updating of +/- 7 units. Unit upgrades include new attractive flooring, new stylish fixtures, and updated bathrooms and kitchen. Parking is provided for 13 vehicles, with five spaces in the rear and eight in the front, in a tandem configuration. Additionally, ownership has completed the LA City-mandated soft-story retrofit. 1352 N Las Palmas Avenue offers an on-site laundry room for building tenants. The property is individually metered for gas and electricity, keeping owner expenses low. The asset is located close to world-class dining, shopping, entertainment, and nightlife. Conveniently located to West Hollywood, Beverly Hills, and Downtown LA, it further benefits from access to business services and major employment centers throughout the city and its surrounding neighborhoods. Additionally, there is a significant affordability gap for homeownership in the 90028 zip code, with the median price of a single-family residence exceeding $923,000 in 2026. 1352 North Las Palmas Avenue has a Walk Score of 96 out of 100. This location is a Walker's Paradise, so daily errands do not require a car. 1352 North Las Palmas Avenue is a 9-minute walk from the Metro B Line (Red) at the Hollywood/Highland Station. Given the property's prime location and significant value-add component, the offering offers the potential for outstanding long-term income growth and unparalleled capital preservation.

17. 2026-03-19
    listed $2,635,000 Active 2121-char remark

    Show marketing remark (2121 chars)

    1352 N Las Palmas Avenue, Los Angeles, CA 90028 is located near the corner of Highland Avenue and Sunset Blvd. in Hollywood. The offering is a 12-unit investment opportunity in a neighborhood known for strong, stable rents and low vacancies. The location is perfectly positioned in Hollywood (90028), where multifamily investments have historically delivered exceptional long-term capital appreciation and wealth preservation. Built in 1957, 1352 N Las Palmas Avenue boasts a total building square footage of 7,353 SF of improvements on a 7,648 SF parcel. The unit composition consists of eleven (11) One-Bed / One-Bath units and one (1) Two-Bed / Two-Bath apartment unit. Over the years, ownership has overseen the updating of +/- 7 units. Unit upgrades include new attractive flooring, new stylish fixtures, and updated bathrooms and kitchen. Parking is provided for 13 vehicles, with five spaces in the rear and eight in the front, in a tandem configuration. Additionally, ownership has completed the LA City-mandated soft-story retrofit. 1352 N Las Palmas Avenue offers an on-site laundry room for building tenants. The property is individually metered for gas and electricity, keeping owner expenses low. The asset is located close to world-class dining, shopping, entertainment, and nightlife. Conveniently located to West Hollywood, Beverly Hills, and Downtown LA, it further benefits from access to business services and major employment centers throughout the city and its surrounding neighborhoods. Additionally, there is a significant affordability gap for homeownership in the 90028 zip code, with the median price of a single-family residence exceeding $923,000 in 2026. 1352 North Las Palmas Avenue has a Walk Score of 96 out of 100. This location is a Walker's Paradise, so daily errands do not require a car. 1352 North Las Palmas Avenue is a 9-minute walk from the Metro B Line (Red) at the Hollywood/Highland Station. Given the property's prime location and significant value-add component, the offering offers the potential for outstanding long-term income growth and unparalleled capital preservation.

18. 2011-11-15
    soldstatus $1,355,000
19. 2000-09-21
    soldstatus $520,000 394-char remark

    Show marketing remark (394 chars)

    BLDG IN GREAT CONDITION, PRIDE OF ONERSHIP. NU SEWER LINES, HRDWD FLRS, NU TILES BTHRM. SEPRATE ELCTRIC, WALL HEAT, NU STOVES, DRAPES, COPER PLUMBG, FRIDG, YEARLY OUTSIDE ELEC, WATER, GAS, BILL $7,076. UPWARD POTENTIAL IN RENTS. BUYER PUTS 25% TO 30% DWN. ASUMABLE LOAN OF$325,000 AT FIXED RATE OF 9.080%. SELLER CARRIES DIFERNCE AT 9%. GREAT DEAL 4 FIRST TIME BUYER PRACTALY NO VACANCY FACTOR.

20. 2000-09-12
    historical 394-char remark

    Show marketing remark (394 chars)

    BLDG IN GREAT CONDITION, PRIDE OF ONERSHIP. NU SEWER LINES, HRDWD FLRS, NU TILES BTHRM. SEPRATE ELCTRIC, WALL HEAT, NU STOVES, DRAPES, COPER PLUMBG, FRIDG, YEARLY OUTSIDE ELEC, WATER, GAS, BILL $7,076. UPWARD POTENTIAL IN RENTS. BUYER PUTS 25% TO 30% DWN. ASUMABLE LOAN OF$325,000 AT FIXED RATE OF 9.080%. SELLER CARRIES DIFERNCE AT 9%. GREAT DEAL 4 FIRST TIME BUYER PRACTALY NO VACANCY FACTOR.

21. 2000-05-25
    listed $575,000 394-char remark

    Show marketing remark (394 chars)

    BLDG IN GREAT CONDITION, PRIDE OF ONERSHIP. NU SEWER LINES, HRDWD FLRS, NU TILES BTHRM. SEPRATE ELCTRIC, WALL HEAT, NU STOVES, DRAPES, COPER PLUMBG, FRIDG, YEARLY OUTSIDE ELEC, WATER, GAS, BILL $7,076. UPWARD POTENTIAL IN RENTS. BUYER PUTS 25% TO 30% DWN. ASUMABLE LOAN OF$325,000 AT FIXED RATE OF 9.080%. SELLER CARRIES DIFERNCE AT 9%. GREAT DEAL 4 FIRST TIME BUYER PRACTALY NO VACANCY FACTOR.

22. 1994-11-04
    soldstatus $450,000
23. 1977-01-11
    soldstatus $75,000

ⓘ 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: $21,672 · $1,806/mo
• Projected year-2 tax: $21,672 · $1,806/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $283,884
• − Mortgage interest: −$142,840
• − Property taxes: −$21,672
• − Insurance: −$12,750
• − Repairs & maintenance: −$22,711
• − Management: −$22,711
• − Depreciation: −$74,182
• Taxable loss: −$12,981
• Est. tax savings @ 24.0%: +$3,115
• After-tax cash flow: $32,492/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): 32,883
• Household income: $61,349
• Rent vs Own: 96.6% rent · 3.4% own
• Severe rent burden: 6069.0

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 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 30% Asian 13% Two or more races 12% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Italian 2% Lithuanian 2%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 50% English-only · Spanish 25% Other Indo-European 8% Russian/Polish/Slavic 5%

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: ▼ -4.41%
• Current HPI: 335.151
• Rent YoY: ▲ 0.19%
• 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

+3300.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $2,550,000 TheMLS
• 2026-03-19 Listed $2,635,000 TheMLS
• 2011-11-15 Sold (Public Records) $1,355,000 Public Records
• 2000-09-21 Sold (MLS) $520,000 TheMLS
• 2000-09-12 Delisted — TheMLS
• 2000-05-25 Listed $575,000 TheMLS
• 1994-11-04 Sold (Public Records) $450,000 Public Records
• 1977-01-11 Sold (Public Records) $75,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $21,672 · +1.4% YoY. Source: county tax records.