3941 Pacheco Dr · Los Angeles, CA 91403

$395,000

3 bd · 3.0 ba · 4,800 sqft · Land · 72 Days on market

6,230 sqft lot $82/sqft · 88% below area ↓ 34% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Seller highly motivated. Accepting all offers. Rare development opportunity in prime Sherman Oaks, South of the Blvd. Approx. 6,300 sq ft lot with LADBS-approved plans for a luxury residence. Approved plans include approximately 4,800 sq ft total living space. Lower level (street level) approx. 2,400 sq ft basement with flexibility for buyer modifications and additional rooms. Upper level includes 3 bedrooms and 3 bathrooms, approximately an additional 2,400 sq ft. Approved design features include approx. 24 ft building height and 96 ft length with rooftop deck potential. Caissons and grading completed; permits issued and plan check fees paid. Buyer to take over and complete construction. Seller provides approved plans, completed work to date, LADBS inspection approvals, soil engineering report, and survey report. Per permit requirements, four oak trees must be planted after completion of construction. Excellent location near shops, dining, and schools. Buyer to verify all information and development potential. Property visible from street; showings by appointment only.

Key facts

• dining and schools
• Permits issued
• Ladbs approved plans

Tags

• LADBS APPROVED PLANS
• ROOFTOP DECK POTENTIAL
• CAISSONS AND GRADING COMPLETED
• PERMITS ISSUED
• EXCELLENT LOCATION NEAR SHOPS
• DINING AND SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $395k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $395k).
• Recommended offer: $371k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 soft (-0.6%/yr); 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,951/mo this rent would consume 51% of the median local household income ($116k/yr) (locally 1750% 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 $8k of equity ($3k loan paydown + $5k appreciation (1.3% 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 (1.3% appreciation + 0.0% rent growth), your $111k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $371,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $3,234,172
• List price: $395,000
• Delta: -87.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.68×
• Total profit: $74,688
• Equity at exit: $141,763

10-year hold

• IRR: 14.7%
• Equity multiple: 2.70×
• Total profit: $188,441
• Equity at exit: $193,859

Cash invested: $110,600 (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 91403

• Home prices YoY: 0.3%
• Rents YoY: -0.6%
• Active inventory: 136
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,951 medium
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $1,181

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,454	-5% $1,318	+0% $1,181	+5% $1,045	+10% $908
Rent	-10% $790	-5% $986	+0% $1,181	+5% $1,377	+10% $1,572
Rate	-1.0pp $1,380	-0.5pp $1,282	base $1,181	+0.5pp $1,079	+1.0pp $975

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14676 Deervale Pl Sherman Oaks, CA	4.0	3.0	3441	$7,999	$2.32	25d	1	0.68mi
15434 Sutton St Sherman Oaks, CA	4.0	4.0	3477	$11,999	$3.45	44d	1	0.70mi
4818 Norwich Ave Sherman Oaks, CA	4.0	6.0	3459	$16,995	$4.91	44d	1	1.06mi
15438 Mulholland Dr Los Angeles, CA	4.0	5.0	4276	$25,000	$5.85	44d	1	1.07mi
14758 Morrison St Sherman Oaks, CA	4.0	4.5	3663	$22,000	$6.01	44d	1	1.26mi

Listing history 33 events

1. 2026-06-18
   days on market $395,000 Active 72 DOM
2. 2026-06-17
   days on market $395,000 Active 71 DOM
3. 2026-06-16
   days on market $395,000 Active 70 DOM
4. 2026-06-15
   days on market $395,000 Active 69 DOM
5. 2026-06-13
   days on market $395,000 Active 67 DOM
6. 2026-06-09
   days on market $395,000 Active 63 DOM
7. 2026-06-08
   days on market $395,000 Active 62 DOM
8. 2026-06-07
   days on market $395,000 Active 61 DOM
9. 2026-06-04
   days on market $395,000 Active 58 DOM
10. 2026-06-03
    days on market $395,000 Active 57 DOM
11. 2026-06-02
    days on market $395,000 Active 56 DOM
12. 2026-06-01
    days on market $395,000 Active 55 DOM
13. 2026-05-31
    days on market $395,000 Active 54 DOM
14. 2026-05-13
    listed $395,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    Seller highly motivated. Accepting all offers. Rare development opportunity in prime Sherman Oaks, South of the Blvd. Approx. 6,300 sq ft lot with LADBS-approved plans for a luxury residence. Approved plans include approximately 4,800 sq ft total living space. Lower level (street level) approx. 2,400 sq ft basement with flexibility for buyer modifications and additional rooms. Upper level includes 3 bedrooms and 3 bathrooms, approximately an additional 2,400 sq ft. Approved design features include approx. 24 ft building height and 96 ft length with rooftop deck potential. Caissons and grading completed; permits issued and plan check fees paid. Buyer to take over and complete construction. Seller provides approved plans, completed work to date, LADBS inspection approvals, soil engineering report, and survey report. Per permit requirements, four oak trees must be planted after completion of construction. Excellent location near shops, dining, and schools. Buyer to verify all information and development potential. Property visible from street; showings by appointment only.

15. 2026-04-27
    price $395,000 1086-char remark

    Show marketing remark (1086 chars)

    Seller highly motivated. Accepting all offers. Rare development opportunity in prime Sherman Oaks, South of the Blvd. Approx. 6,300 sq ft lot with LADBS-approved plans for a luxury residence. Approved plans include approximately 4,800 sq ft total living space. Lower level (street level) approx. 2,400 sq ft basement with flexibility for buyer modifications and additional rooms. Upper level includes 3 bedrooms and 3 bathrooms, approximately an additional 2,400 sq ft. Approved design features include approx. 24 ft building height and 96 ft length with rooftop deck potential. Caissons and grading completed; permits issued and plan check fees paid. Buyer to take over and complete construction. Seller provides approved plans, completed work to date, LADBS inspection approvals, soil engineering report, and survey report. Per permit requirements, four oak trees must be planted after completion of construction. Excellent location near shops, dining, and schools. Buyer to verify all information and development potential. Property visible from street; showings by appointment only.

16. 2026-04-13
    price $440,000 1086-char remark

    Show marketing remark (1086 chars)

    Seller highly motivated. Accepting all offers. Rare development opportunity in prime Sherman Oaks, South of the Blvd. Approx. 6,300 sq ft lot with LADBS-approved plans for a luxury residence. Approved plans include approximately 4,800 sq ft total living space. Lower level (street level) approx. 2,400 sq ft basement with flexibility for buyer modifications and additional rooms. Upper level includes 3 bedrooms and 3 bathrooms, approximately an additional 2,400 sq ft. Approved design features include approx. 24 ft building height and 96 ft length with rooftop deck potential. Caissons and grading completed; permits issued and plan check fees paid. Buyer to take over and complete construction. Seller provides approved plans, completed work to date, LADBS inspection approvals, soil engineering report, and survey report. Per permit requirements, four oak trees must be planted after completion of construction. Excellent location near shops, dining, and schools. Buyer to verify all information and development potential. Property visible from street; showings by appointment only.

17. 2026-04-03
    listed $480,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    Seller highly motivated. Accepting all offers. Rare development opportunity in prime Sherman Oaks, South of the Blvd. Approx. 6,300 sq ft lot with LADBS-approved plans for a luxury residence. Approved plans include approximately 4,800 sq ft total living space. Lower level (street level) approx. 2,400 sq ft basement with flexibility for buyer modifications and additional rooms. Upper level includes 3 bedrooms and 3 bathrooms, approximately an additional 2,400 sq ft. Approved design features include approx. 24 ft building height and 96 ft length with rooftop deck potential. Caissons and grading completed; permits issued and plan check fees paid. Buyer to take over and complete construction. Seller provides approved plans, completed work to date, LADBS inspection approvals, soil engineering report, and survey report. Per permit requirements, four oak trees must be planted after completion of construction. Excellent location near shops, dining, and schools. Buyer to verify all information and development potential. Property visible from street; showings by appointment only.

18. 2025-12-01
    historical
19. 2025-10-28
    price $579,000
20. 2025-10-14
    status Active
21. 2025-09-26
    historical Active Under Contract
22. 2025-08-28
    price $599,000
23. 2025-08-14
    listed $699,000 Active
24. 2025-06-03
    historical
25. 2025-03-11
    listed $700,000 Active
26. 2025-02-28
    historical
27. 2025-02-26
    price $749,000
28. 2025-01-22
    price $799,000
29. 2024-12-05
    listed $850,000 Active
30. 2018-10-15
    historical
31. 2018-10-15
    historical
32. 2018-09-13
    listed $599,000 Active
33. 2018-09-13
    listed $599,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,407
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$4,753
• − Management: −$4,753
• − Depreciation: −$11,491
• Taxable income: $8,385
• Est. tax owed @ 24.0%: −$2,012
• After-tax cash flow: $12,162/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): 25,793
• Household income: $116,170
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1750.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 8% Romanian 4% Subsaharan African 3%
• Foreign-born: 24% · Canada, South Korea, Dominican Republic
• Languages at home: 67% English-only · Other Indo-European 10% Spanish 9% 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: ▲ 1.33%
• Current HPI: 441.2872
• Rent YoY: ▼ -0.56%
• 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

-34.1% since first listed

20 events — show timeline

• 2026-05-13 Listed $395,000 TheMLS
• 2026-04-27 Price Changed $395,000 TheMLS
• 2026-04-13 Price Changed $440,000 TheMLS
• 2026-04-03 Listed $480,000 TheMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-10-28 Price Changed $579,000 CRMLS
• 2025-10-14 Relisted — CRMLS
• 2025-09-26 Contingent — CRMLS
• 2025-08-28 Price Changed $599,000 CRMLS
• 2025-08-14 Listed $699,000 CRMLS
• 2025-06-03 Listing Removed — CRMLS
• 2025-03-11 Listed $700,000 CRMLS
• 2025-02-28 Listing Removed — CRMLS
• 2025-02-26 Price Changed $749,000 CRMLS
• 2025-01-22 Price Changed $799,000 CRMLS
• 2024-12-05 Listed $850,000 CRMLS
• 2018-10-15 Listing Removed — SDMLS
• 2018-10-15 Listing Removed — CRMLS
• 2018-09-13 Listed $599,000 SDMLS
• 2018-09-13 Listed $599,000 CRMLS