501 Palisades Dr #205 · Los Angeles, CA 90272

$340,000

1 bd · 1.0 ba · 593 sqft · Condo public records · 158 Days on market

Built 1987 $573/sqft · 33% below area Est $511k · 33% under $560/mo HOA · 13% of rent

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.8/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Casa Gateway presents a rare opportunity to own in a Mediterranean-style senior community ideally located at the corner of Sunset Boulevard and Palisades Drive, directly across from the serene Self-Realization Fellowship Lake Shrine. Surrounded by greenery and moments from Palisades Highlands shopping, Palisades Village, the beach, and Pacific Coast Highway, the setting offers both convenience and tranquility. This 1-bedroom, 1-bath residence features a bright, open layout with soft natural light, fresh finishes, and a functional floor plan. The living and dining areas flow seamlessly, complemented by a pass-through kitchen with ample storage and included appliances. The bedroom is generously sized and includes a large walk-in closet, while the bathroom is clean and well maintained. Additional highlights include two assigned parking spaces, community laundry, and secured access throughout the complex. The beautifully maintained grounds and controlled entry provide a peaceful and welcoming environment. Casa Gateway is an age-restricted affordable housing community regulated by the Los Angeles Housing Department (LAHD). Buyer must be 62 years of age or older and meet LAHD eligibility requirements. Sale is subject to LAHD approval.

Key facts

• $560 HOA
• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Marquez Charter (314 students, 14% FRL, charter); Paul Revere Charter Middle (1,718 students, 25% FRL, charter); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL) — zoned schools average 35% FRL vs 67% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 323 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 7.4% rent growth), your $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 15045% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire 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 $299,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.28% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (median comp): $510,767
• List price: $340,000
• Delta: -33.43%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $11,487
• Equity at exit: $50,695

10-year hold

• IRR: 16.7%
• Equity multiple: 2.69×
• Total profit: $160,682
• Equity at exit: $29,397

Cash invested: $95,200 (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 90272

• Home prices YoY: -2.6%
• Rents YoY: 7.4%
• Active inventory: 323
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,350 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$560
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $727

Break-even live

Break-even rent $3,431

Max offer price $340,000

Occupancy floor 78%

Sensitivity live

Price	-10% $919	-5% $823	+0% $727	+5% $630	+10% $534
Rent	-10% $383	-5% $555	+0% $727	+5% $898	+10% $1,070
Rate	-1.0pp $898	-0.5pp $813	base $727	+0.5pp $638	+1.0pp $549

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Palisades Dr #221 Pacific Palisades, CA	1.0	1.0	593	$2,600	$4.38	46d	1	0.01mi
17352 W Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$3,598	$5.26	10d	2	0.32mi
17352 Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$4,200	$6.14	46d	1	0.34mi
17350 W Sunset Blvd Pacific Palisades, CA	1.0–2.0	1.0	944	$3,495	$3.70	1d	2	0.36mi
33408 Sunset Blvd Pacific Palisades, CA	—	1.0	675	$1,800	$2.67	46d	1	0.37mi
850 Haverford Ave Unit 06 Pacific Palisades, CA	1.0	1.0	550	$2,600	$4.73	27d	1	1.41mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: landscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $340,000 Active 158 DOM
2. 2026-06-21
   days on market $340,000 Active 157 DOM
3. 2026-06-18
   days on market $340,000 Active 154 DOM
4. 2026-06-17
   days on market $340,000 Active 153 DOM
5. 2026-06-16
   days on market $340,000 Active 152 DOM
6. 2026-06-15
   days on market $340,000 Active 151 DOM
7. 2026-06-13
   days on market $340,000 Active 149 DOM
8. 2026-06-09
   days on market $340,000 Active 145 DOM
9. 2026-06-08
   days on market $340,000 Active 144 DOM
10. 2026-06-07
    days on market $340,000 Active 143 DOM
11. 2026-06-04
    days on market $340,000 Active 140 DOM
12. 2026-06-03
    days on market $340,000 Active 139 DOM
13. 2026-06-02
    days on market $340,000 Active 138 DOM
14. 2026-06-01
    days on market $340,000 Active 137 DOM
15. 2026-05-31
    days on market $340,000 Active 136 DOM
16. 2026-04-08
    listed $2,245
17. 2026-02-20
    price $360,000 1248-char remark

    Show marketing remark (1248 chars)

    Casa Gateway presents a rare opportunity to own in a Mediterranean-style senior community ideally located at the corner of Sunset Boulevard and Palisades Drive, directly across from the serene Self-Realization Fellowship Lake Shrine. Surrounded by greenery and moments from Palisades Highlands shopping, Palisades Village, the beach, and Pacific Coast Highway, the setting offers both convenience and tranquility. This 1-bedroom, 1-bath residence features a bright, open layout with soft natural light, fresh finishes, and a functional floor plan. The living and dining areas flow seamlessly, complemented by a pass-through kitchen with ample storage and included appliances. The bedroom is generously sized and includes a large walk-in closet, while the bathroom is clean and well maintained. Additional highlights include two assigned parking spaces, community laundry, and secured access throughout the complex. The beautifully maintained grounds and controlled entry provide a peaceful and welcoming environment. Casa Gateway is an age-restricted affordable housing community regulated by the Los Angeles Housing Department (LAHD). Buyer must be 62 years of age or older and meet LAHD eligibility requirements. Sale is subject to LAHD approval.

18. 2026-01-15
    listed $375,585 Active 1248-char remark

    Show marketing remark (1248 chars)

    Casa Gateway presents a rare opportunity to own in a Mediterranean-style senior community ideally located at the corner of Sunset Boulevard and Palisades Drive, directly across from the serene Self-Realization Fellowship Lake Shrine. Surrounded by greenery and moments from Palisades Highlands shopping, Palisades Village, the beach, and Pacific Coast Highway, the setting offers both convenience and tranquility. This 1-bedroom, 1-bath residence features a bright, open layout with soft natural light, fresh finishes, and a functional floor plan. The living and dining areas flow seamlessly, complemented by a pass-through kitchen with ample storage and included appliances. The bedroom is generously sized and includes a large walk-in closet, while the bathroom is clean and well maintained. Additional highlights include two assigned parking spaces, community laundry, and secured access throughout the complex. The beautifully maintained grounds and controlled entry provide a peaceful and welcoming environment. Casa Gateway is an age-restricted affordable housing community regulated by the Los Angeles Housing Department (LAHD). Buyer must be 62 years of age or older and meet LAHD eligibility requirements. Sale is subject to LAHD approval.

19. 2026-01-13
    historical $375,585 1248-char remark

    Show marketing remark (1248 chars)

    Casa Gateway presents a rare opportunity to own in a Mediterranean-style senior community ideally located at the corner of Sunset Boulevard and Palisades Drive, directly across from the serene Self-Realization Fellowship Lake Shrine. Surrounded by greenery and moments from Palisades Highlands shopping, Palisades Village, the beach, and Pacific Coast Highway, the setting offers both convenience and tranquility. This 1-bedroom, 1-bath residence features a bright, open layout with soft natural light, fresh finishes, and a functional floor plan. The living and dining areas flow seamlessly, complemented by a pass-through kitchen with ample storage and included appliances. The bedroom is generously sized and includes a large walk-in closet, while the bathroom is clean and well maintained. Additional highlights include two assigned parking spaces, community laundry, and secured access throughout the complex. The beautifully maintained grounds and controlled entry provide a peaceful and welcoming environment. Casa Gateway is an age-restricted affordable housing community regulated by the Los Angeles Housing Department (LAHD). Buyer must be 62 years of age or older and meet LAHD eligibility requirements. Sale is subject to LAHD approval.

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$674/yr (+$56/mo · 35.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥81°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,205
• − Mortgage interest: −$19,045
• − Property taxes: −$1,910
• − Insurance: −$2,498
• − Repairs & maintenance: −$4,176
• − Management: −$4,176
• − HOA: −$6,720
• − Depreciation: −$9,891
• Taxable income: $3,789
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $7,810/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): 21,390
• Household income: $189,713
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 688.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Romanian 6% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Chinese 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: ▼ -9.51%
• Current HPI: 350.2712
• Rent YoY: ▲ 7.38%
• 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

-99.4% since first listed

4 events — show timeline

• 2026-04-08 Listed for Rent $2,245 CLAW
• 2026-02-20 Price Changed $360,000 TheMLS
• 2026-01-15 Listed $375,585 TheMLS
• 2026-01-13 Coming Soon $375,585 TheMLS

Property tax history

+1.3%/yr

Latest (2025): $1,910 · -3.2% YoY. Source: county tax records.