813 Westmount Dr · West Hollywood, CA 90069

$2,850,000

9 bd · 9.0 ba · 6,504 sqft · MultiFamily public records · 101 Days on market

Built 1958 6,735 sqft lot $438/sqft · 22% above area Est $2344k · 22% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 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

813 Westmount Drive presents a 9-unit multifamily investment opportunity in prime West Hollywood, one of Southern California's most supply-constrained and high-demand rental submarkets. The offering features highly attractive 2.69% interest-only assumable financing through December 2030, delivering an approximate 7.69% cash-on-cash return and strong day-one leveraged cash flow. The asset generates stable in-place income at a 12.59 GRM and 4.61% cap rate, equating to approximately $316,667 per unit and $438 per square foot well below estimated replacement cost in this premier West Hollywood location. Built in 1958, the property is a classic late-1950s mid-century courtyard-style building with clean architectural lines and efficient unit layouts. Additional upside exists through interior modernization and strategic capital improvements, offering clear value-add potential while preserving the asset's architectural character. Favorable assumable financing enhances investor yield and materially reduces acquisition financing risk.

Key facts

• Value-add potential
• 6,735 sq ft lot
• 4 parking spots

Tags

• EFFICIENT UNIT LAYOUTS
• INTERIOR MODERNIZATION
• STRATEGIC CAPITAL IMPROVEMENTS
• VALUE-ADD POTENTIAL
• ARCHITECTURAL CHARACTER

What this means for you Summary

Snapshot

• This is a 9 × 9-bed/9.0-bath units multifamily listed at $2.85M.

Deal economics

• At list price, monthly cash flow is $19k ($233k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($46k rent vs $2.85M).
• Recommended offer: $2.59M (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 1.5% in West Hollywood — 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 70/100 on livability (#239 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; 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.
• Market conditions: Rents soft (-0.5%/yr); 379 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $46,448/mo this rent would consume 516% of the median local household income ($108k/yr) (locally 2412% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($20k loan paydown + $22k appreciation (0.8% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 0.0% rent growth), your $798k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$198k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($2.59M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $565k; list at $2.85M implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,593,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1958 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.63% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $2,343,916
• List price: $2,850,000
• Delta: 21.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.76% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.40×
• Total profit: $1,119,315
• Equity at exit: $937,864

10-year hold

• IRR: 29.7%
• Equity multiple: 4.17×
• Total profit: $2,531,871
• Equity at exit: $1,219,649

Cash invested: $798,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90069

• Home prices YoY: 0.2%
• Rents YoY: -0.5%
• Active inventory: 379
• Price-to-rent: 46.0×

Monthly cashflow live

• Estimated rent: $46,448 medium
• Mortgage (P&I): −$14,946
• Tax from tax record: −$1,156 /mo · $13,873/yr
• Insurance: −$1,188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,754
• Net cashflow: $19,405

Break-even live

Break-even rent $21,885

Max offer price $2,850,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 9× units	9	9	$46,449
Total (9 units)			$46,448

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: $712,500
• Closing costs: $85,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Sierra Alta Way West Hollywood, CA	8.0	10.0	9310	$55,000	$5.91	1d	1	1.00mi
1111 Sierra Alta Way West Hollywood, CA	8.0	8.5	9310	$55,000	$5.91	24d	1	1.00mi

Listing history 16 events

1. 2026-06-18
   days on market $2,850,000 Active 101 DOM
2. 2026-06-17
   days on market $2,850,000 Active 100 DOM
3. 2026-06-16
   days on market $2,850,000 Active 99 DOM
4. 2026-06-15
   days on market $2,850,000 Active 98 DOM
5. 2026-06-13
   days on market $2,850,000 Active 96 DOM
6. 2026-06-09
   days on market $2,850,000 Active 92 DOM
7. 2026-06-08
   days on market $2,850,000 Active 91 DOM
8. 2026-06-07
   days on market $2,850,000 Active 90 DOM
9. 2026-06-04
   days on market $2,850,000 Active 87 DOM
10. 2026-06-03
    days on market $2,850,000 Active 86 DOM
11. 2026-06-02
    days on market $2,850,000 Active 85 DOM
12. 2026-06-01
    days on market $2,850,000 Active 84 DOM
13. 2026-05-31
    days on market $2,850,000 Active 83 DOM
14. 2026-03-09
    listed $2,850,000 Active 1040-char remark

    Show marketing remark (1040 chars)

    813 Westmount Drive presents a 9-unit multifamily investment opportunity in prime West Hollywood, one of Southern California's most supply-constrained and high-demand rental submarkets. The offering features highly attractive 2.69% interest-only assumable financing through December 2030, delivering an approximate 7.69% cash-on-cash return and strong day-one leveraged cash flow. The asset generates stable in-place income at a 12.59 GRM and 4.61% cap rate, equating to approximately $316,667 per unit and $438 per square foot well below estimated replacement cost in this premier West Hollywood location. Built in 1958, the property is a classic late-1950s mid-century courtyard-style building with clean architectural lines and efficient unit layouts. Additional upside exists through interior modernization and strategic capital improvements, offering clear value-add potential while preserving the asset's architectural character. Favorable assumable financing enhances investor yield and materially reduces acquisition financing risk.

15. 1995-10-26
    soldstatus $565,000
16. 1994-05-20
    soldstatus $555,000

ⓘ 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: $13,873 · $1,156/mo
• Projected year-2 tax: $21,660 · $1,805/mo
• Expected delta: +$7,787/yr (+$649/mo · 56.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥88°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: $557,376
• − Mortgage interest: −$159,644
• − Property taxes: −$13,873
• − Insurance: −$14,250
• − Repairs & maintenance: −$44,590
• − Management: −$44,590
• − Depreciation: −$82,909
• Taxable income: $197,520
• Est. tax owed @ 24.0%: −$47,405
• After-tax cash flow: $185,451/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 — West Hollywood

• Score: 70/100
• State rank: #239
• US rank: #7852

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B+ Housing C Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hollywood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 20,961
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 20,961
• Household income: $107,987
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2412.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Italian 4%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 7% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▲ 0.76%
• Current HPI: 323.1842
• Rent YoY: ▼ -0.54%
• 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

+413.5% since first listed

3 events — show timeline

• 2026-03-09 Listed $2,850,000 TheMLS
• 1995-10-26 Sold (Public Records) $565,000 Public Records
• 1994-05-20 Sold (Public Records) $555,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $13,873 · +3.2% YoY. Source: county tax records.