5522 Lexington Ave · Los Angeles, CA 90038

$1,500,000

8 bd · 10.0 ba · 6,130 sqft · MultiFamily public records · 69 Days on market

Built 1962 7,497 sqft lot $245/sqft · 25% below area Est $1995k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 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: 10 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

5522 Lexington Avenue is a 10-unit multifamily asset located in the highly desirable Hollywood submarket of Los Angeles, CA. Built in 1962, the property consists of approximately 6,133 square feet on a 0.17-acre lot, offering an efficient unit mix of three studios, six one-bedroom units, and one two-bedroom unit. The property benefits from a low-density layout with on-site parking and strong in-place operations, making it well-positioned for both stable cash flow and future value enhancement. Situated in a prime rental corridor near major employment hubs, entertainment centers, and retail amenities, the asset offers investors a compelling opportunity to capitalize on significant rental upside. Current rents average approximately $1,261 per unit compared to a market average near $1,980, representing substantial mark-to-market potential. With projected income growth of over 50% and a pro forma NOI more than doubling, 5522 Lexington Avenue presents a classic value-add investment in one of Los Angeles' most supply-constrained and high-demand rental markets.

Key facts

• 7,497 sq ft lot
• 10 parking spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 10 × 8-bed/10.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $15k ($185k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 87 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $32,979/mo this rent would consume 644% of the median local household income ($61k/yr) (locally 4038% 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 $10k of loan paydown is wiped out by about $45k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $420k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $200k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $1,410,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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 1962 — 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: 2.20% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (median comp): $1,995,214
• List price: $1,500,000
• Delta: -24.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5527 Barton Ave	0.35mi	9/9.0 (+1)	6,046 (-1%)	9mo	$1,600,000	$265	65
1256 N Kingsley Dr	0.47mi	8/12.0	5,966 (-3%)	10mo	$1,400,000	$235	57

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.58×
• Total profit: $661,743
• Equity at exit: $223,655

10-year hold

• IRR: 43.5%
• Equity multiple: 4.68×
• Total profit: $1,544,611
• Equity at exit: $129,693

Cash invested: $420,000 (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 90038

• Rents YoY: 0.7%
• Active inventory: 87
• Price-to-rent: 37.9×

Monthly cashflow live

• Estimated rent: $32,979 medium
• Mortgage (P&I): −$7,866
• Tax from tax record: −$2,180 /mo · $26,164/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,926
• Net cashflow: $15,382

Break-even live

Break-even rent $13,508

Max offer price $1,500,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 10× units	8	10	$32,980
Total (10 units)			$32,979

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $1,500,000 Active 69 DOM
2. 2026-06-17
   days on market $1,500,000 Active 68 DOM
3. 2026-06-16
   days on market $1,500,000 Active 67 DOM
4. 2026-06-15
   days on market $1,500,000 Active 66 DOM
5. 2026-06-13
   days on market $1,500,000 Active 64 DOM
6. 2026-06-09
   days on market $1,500,000 Active 60 DOM
7. 2026-06-08
   days on market $1,500,000 Active 59 DOM
8. 2026-06-07
   days on market $1,500,000 Active 58 DOM
9. 2026-06-04
   days on market $1,500,000 Active 55 DOM
10. 2026-06-03
    days on market $1,500,000 Active 54 DOM
11. 2026-06-02
    days on market $1,500,000 Active 53 DOM
12. 2026-06-01
    days on market $1,500,000 Active 52 DOM
13. 2026-05-31
    days on market $1,500,000 Active 51 DOM
14. 2026-05-15
    price $1,500,000 1069-char remark

    Show marketing remark (1069 chars)

    5522 Lexington Avenue is a 10-unit multifamily asset located in the highly desirable Hollywood submarket of Los Angeles, CA. Built in 1962, the property consists of approximately 6,133 square feet on a 0.17-acre lot, offering an efficient unit mix of three studios, six one-bedroom units, and one two-bedroom unit. The property benefits from a low-density layout with on-site parking and strong in-place operations, making it well-positioned for both stable cash flow and future value enhancement. Situated in a prime rental corridor near major employment hubs, entertainment centers, and retail amenities, the asset offers investors a compelling opportunity to capitalize on significant rental upside. Current rents average approximately $1,261 per unit compared to a market average near $1,980, representing substantial mark-to-market potential. With projected income growth of over 50% and a pro forma NOI more than doubling, 5522 Lexington Avenue presents a classic value-add investment in one of Los Angeles' most supply-constrained and high-demand rental markets.

15. 2026-04-01
    listed $1,700,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    5522 Lexington Avenue is a 10-unit multifamily asset located in the highly desirable Hollywood submarket of Los Angeles, CA. Built in 1962, the property consists of approximately 6,133 square feet on a 0.17-acre lot, offering an efficient unit mix of three studios, six one-bedroom units, and one two-bedroom unit. The property benefits from a low-density layout with on-site parking and strong in-place operations, making it well-positioned for both stable cash flow and future value enhancement. Situated in a prime rental corridor near major employment hubs, entertainment centers, and retail amenities, the asset offers investors a compelling opportunity to capitalize on significant rental upside. Current rents average approximately $1,261 per unit compared to a market average near $1,980, representing substantial mark-to-market potential. With projected income growth of over 50% and a pro forma NOI more than doubling, 5522 Lexington Avenue presents a classic value-add investment in one of Los Angeles' most supply-constrained and high-demand rental markets.

16. 2022-02-25
    price $1,695
17. 2021-01-11
    listed Active
18. 2020-12-28
    status Pending
19. 2020-11-02
    listed Active
20. 2018-08-15
    soldstatus $1,875,000 Closed
21. 2018-08-15
    soldstatus $1,875,000
22. 2018-08-15
    soldstatus $1,875,000
23. 2018-06-21
    status Pending
24. 2018-05-31
    listed $1,975,000 Active
25. 2018-05-31
    listed $1,975,000
26. 2000-08-15
    soldstatus $364,500
27. 2000-03-30
    historical
28. 1999-10-05
    listed

ⓘ 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: $26,164 · $2,180/mo
• Projected year-2 tax: $26,164 · $2,180/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 7/10 Severe 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: $395,748
• − Mortgage interest: −$84,023
• − Property taxes: −$26,164
• − Insurance: −$7,500
• − Repairs & maintenance: −$31,660
• − Management: −$31,660
• − Depreciation: −$43,636
• Taxable income: $171,105
• Est. tax owed @ 24.0%: −$41,065
• After-tax cash flow: $143,518/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): 27,127
• Household income: $61,454
• Rent vs Own: 91.8% rent · 8.2% own
• Severe rent burden: 4038.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 15% Asian 7% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 39% · Canada, South Korea, Jamaica
• Languages at home: 44% English-only · Spanish 43% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -461.01%
• Current HPI: 349.1001
• Rent YoY: ▲ 0.67%
• 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

+311.5% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $1,500,000 TheMLS
• 2026-04-01 Listed $1,700,000 TheMLS
• 2022-02-25 Price Changed $1,695 RENT.
• 2021-01-11 Listed — TheMLS
• 2020-12-28 Pending — TheMLS
• 2020-11-02 Listed — TheMLS
• 2018-08-15 Sold (Public Records) $1,875,000 Public Records
• 2018-08-15 Sold (MLS) $1,875,000 SDMLS
• 2018-08-15 Sold (MLS) $1,875,000 TheMLS
• 2018-06-21 Pending — TheMLS
• 2018-05-31 Listed $1,975,000 SDMLS
• 2018-05-31 Listed $1,975,000 TheMLS
• 2000-08-15 Sold (Public Records) $364,500 Public Records
• 2000-03-30 Delisted — TheMLS
• 1999-10-05 Listed — TheMLS

Property tax history

+8.7%/yr

Latest (2025): $26,164 · +1.3% YoY. Source: county tax records.