1165 Cherokee · Topanga, CA 90290

$699,000

3 bd · 2.0 ba · 1,500 sqft · Condo · 126 Days on market

Built 1998 $466/sqft · 7% below area Est $752k · 7% under $650/mo HOA · 11% of rent

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Why this score? — see what drove the D- 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 +10.7/30.0
• ARV discount +10.7/15.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Luxurious, custom-designed single family home with over $200K upgrades (including solar!). Enjoy the warmth & modern design in this 3 bedroom 2 bath 1500 sq ft home w/ bonus room. Here, natural wood covered ceilings compliment a luminous rainbow prism skylight. Features and upgrades include tiled floors, a newly renovated kitchen with state-of-the-art appliances, and a designer bathroom with a spa-like Japanese soaking tub. This exquisitely appointed home includes an enclosed sunroom with reflective glass windows and a living room where vaulted ceilings with skylights fill the open space. Other upgrades include a newer roof as well as an EV charging port to lower utility bills and charge vehicles and lower your carbon footprint. Custom built bathrooms that include a waterfall shower, glass & full-body bath with stone tiles and hand shower. Additionally there is a Halo 5 filtration system for the entire house providing 5 stage reverse osmosis filtration for drinking water; and a landscaped garden complete with Meyer lemon and Pomegranate trees and an irrigation system. This recently painted house accents new boarders with illuminated cascading steps, exterior lighting and a outside facade made of oakwood. Enter the private garden "tree-house" enclosed with 30 UV protective awning and bird sanctuary - enjoy all fresco dining day and night. Also included: New lighting fixtures, shutters, a tandem washer dryer, a kitchen dining bar with lit cupboards & newer stainless steel appliances. The entire home is fenced in with two parking spots. Sale also includes 2 sheds and a Wecall system to boost wi-fi signal. This gated community is a hidden gem in Los Angeles - and recently underwent 12 million dollar infrastructure upgrade and the home purchase includes the assessors parcel making the community one of the very few of its kind. Along with amenities including a pool, sauna, workout room, and RV parking, there are hiking trails outside the door, security guard service, and an on-site management. Located in the stunning natural wonderland that is Topanga Canyon, featuring hiking and biking trails, outdoor theatre, top restaurants and cafes, hip boutiques, proximity to the beach, Calabasas and so much more - Come see what this unique community has to offer! FHA AND VA APPROVAL FOR LOW DOWN PAYMENT LOANS

Key facts

• Custom designed home
• Spa like soaking tub
• Designer bathroom

Tags

• CUSTOM DESIGNED HOME
• NATURAL WOOD CEILINGS
• RAINBOW PRISM SKYLIGHT
• NEWLY RENOVATED KITCHEN
• DESIGNER BATHROOM
• SPA LIKE SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $641k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $606k (13.3% below list).
• Recommended offer: $606k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.6% in Topanga — 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 55/100 on livability (#846 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools A, crime A; Watch: amenities F, commute 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: 139 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $6,061/mo this rent would consume 49% of the median local household income ($149k/yr) (locally 212% 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 $5k of loan paydown is wiped out by about $21k 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 126 days — a 12% lower offer ($615k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $435k; list at $699k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $606,093 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (median comp): $752,055
• List price: $699,000
• Delta: -7.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-134,089
• Equity at exit: $104,223

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-142,826
• Equity at exit: $60,437

Cash invested: $195,720 (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 90290

• Active inventory: 139
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $6,061 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$512 /mo · $6,148/yr
• Insurance: −$291
• HOA: −$650
• Vacancy / Maint / Mgmt: −$1,273
• Net cashflow: $-331

Break-even live

Break-even rent $6,480

Max offer price $640,506

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-133	+0% $-331	+5% $-529	+10% $-727
Rent	-10% $-810	-5% $-571	+0% $-331	+5% $-92	+10% $148
Rate	-1.0pp $21	-0.5pp $-153	base $-331	+0.5pp $-512	+1.0pp $-697

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1188 Aztec Topanga, CA	3.0	2.0	1410	$4,500	$3.19	44d	1	0.07mi
3106 Voltaire Dr Topanga, CA	3.0	2.0	1890	$9,500	$5.03	12d	1	0.29mi
4250 Canoga Dr Woodland Hills, CA	3.0	3.0	2213	$5,995	$2.71	8d	1	0.66mi
4413 Canoga Dr Woodland Hills, CA	3.0	2.0	1490	$4,995	$3.35	15d	1	0.77mi
4150 Prasa Rd Woodland Hills, CA	4.0	3.0	2030	$5,500	$2.71	44d	1	0.83mi
4204 Morro Dr Woodland Hills, CA	2.0	1.0	1680	$6,000	$3.57	44d	1	0.89mi
4208 Morro Dr Woodland Hills, CA	3.0	2.5	1732	$5,500	$3.18	0d	1	0.90mi
4445 Saltillo St Woodland Hills, CA	3.0	2.5	2026	$7,500	$3.70	44d	1	0.96mi
4530 San Blas Ave Woodland Hills, CA	2.0	2.0	1887	$7,900	$4.19	17d	1	0.96mi
2421 Liberty Ln Topanga, CA	2.0	1.0	1200	$6,500	$5.42	44d	1	0.97mi
4535 San Blas Ave Woodland Hills, CA	3.0	2.0	1745	$6,695	$3.84	18d	1	0.97mi
21456 Salamanca Ave Woodland Hills, CA	4.0	2.5	2238	$11,500	$5.14	44d	1	1.25mi
21309 Ibanez Ave Woodland Hills, CA	3.0	2.0	1616	$6,000	$3.71	12d	1	1.39mi
21905 Viscanio Rd Woodland Hills, CA	3.0	2.0	1228	$4,450	$3.62	25d	1	1.42mi
21816 Providencia St Woodland Hills, CA	4.0	2.0	2030	$4,850	$2.39	25d	1	1.47mi
21901 Dumetz Rd Woodland Hills, CA	3.0	2.0	1732	$5,000	$2.89	44d	1	1.48mi
22634 Town Crier Rd Calabasas, CA	4.0	2.0	1989	$7,499	$3.77	8d	1	1.49mi
4825 San Feliciano Dr Woodland Hills, CA	3.0	2.5	1749	$7,000	$4.00	21d	1	1.49mi
21817 Providencia St Woodland Hills, CA	3.0	2.0	1584	$5,500	$3.47	44d	1	1.49mi
1671 Happy Trl Topanga, CA	2.0	1.0	1400	$5,000	$3.57	44d	1	1.50mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: waterinternetpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $699,000 Active 126 DOM
2. 2026-06-17
   days on market $699,000 Active 125 DOM
3. 2026-06-16
   days on market $699,000 Active 124 DOM
4. 2026-06-15
   days on market $699,000 Active 123 DOM
5. 2026-06-13
   pricedays on market $699,000 Active 121 DOM
6. 2026-06-09
   days on market $725,000 Active 117 DOM
7. 2026-06-08
   days on market $725,000 Active 116 DOM
8. 2026-06-07
   days on market $725,000 Active 115 DOM
9. 2026-06-04
   days on market $725,000 Active 112 DOM
10. 2026-06-03
    days on market $725,000 Active 111 DOM
11. 2026-06-02
    days on market $725,000 Active 110 DOM
12. 2026-06-01
    days on market $725,000 Active 109 DOM
13. 2026-05-31
    days on market $725,000 Active 108 DOM
14. 2026-02-12
    listed $725,000 Active 2363-char remark

    Show marketing remark (2363 chars)

    Luxurious, custom-designed single family home with over $200K upgrades (including solar!). Enjoy the warmth & modern design in this 3 bedroom 2 bath 1500 sq ft home w/ bonus room. Here, natural wood covered ceilings compliment a luminous rainbow prism skylight. Features and upgrades include tiled floors, a newly renovated kitchen with state-of-the-art appliances, and a designer bathroom with a spa-like Japanese soaking tub. This exquisitely appointed home includes an enclosed sunroom with reflective glass windows and a living room where vaulted ceilings with skylights fill the open space. Other upgrades include a newer roof as well as an EV charging port to lower utility bills and charge vehicles and lower your carbon footprint. Custom built bathrooms that include a waterfall shower, glass & full-body bath with stone tiles and hand shower. Additionally there is a Halo 5 filtration system for the entire house providing 5 stage reverse osmosis filtration for drinking water; and a landscaped garden complete with Meyer lemon and Pomegranate trees and an irrigation system. This recently painted house accents new boarders with illuminated cascading steps, exterior lighting and a outside facade made of oakwood. Enter the private garden "tree-house" enclosed with 30 UV protective awning and bird sanctuary - enjoy all fresco dining day and night. Also included: New lighting fixtures, shutters, a tandem washer dryer, a kitchen dining bar with lit cupboards & newer stainless steel appliances. The entire home is fenced in with two parking spots. Sale also includes 2 sheds and a Wecall system to boost wi-fi signal. This gated community is a hidden gem in Los Angeles - and recently underwent 12 million dollar infrastructure upgrade and the home purchase includes the assessors parcel making the community one of the very few of its kind. Along with amenities including a pool, sauna, workout room, and RV parking, there are hiking trails outside the door, security guard service, and an on-site management. Located in the stunning natural wonderland that is Topanga Canyon, featuring hiking and biking trails, outdoor theatre, top restaurants and cafes, hip boutiques, proximity to the beach, Calabasas and so much more - Come see what this unique community has to offer! FHA AND VA APPROVAL FOR LOW DOWN PAYMENT LOANS

15. 2025-11-04
    historical
16. 2025-07-08
    historical $6,000
17. 2025-06-25
    listed $6,000
18. 2025-05-24
    listed $799,900 Active
19. 2025-05-22
    historical
20. 2025-03-25
    status Active
21. 2025-02-23
    status Active
22. 2025-01-14
    listed Active
23. 2024-07-07
    listed Active
24. 2024-07-05
    listed Active
25. 2024-07-05
    historical
26. 2017-07-26
    soldstatus $435,000
27. 2017-07-24
    soldstatus $435,000 Closed
28. 2017-06-06
    status Backup Offers Accepted
29. 2017-04-22
    listed $450,000 Active
30. 2007-02-17
    historical
31. 2005-09-21
    listed $445,000

ⓘ 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: $6,148 · $512/mo
• Projected year-2 tax: $6,148 · $512/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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,731
• − Mortgage interest: −$39,155
• − Property taxes: −$6,148
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,818
• − Management: −$5,818
• − HOA: −$7,800
• − Depreciation: −$20,335
• Taxable loss: −$15,839
• Est. tax savings @ 24.0%: +$3,801
• After-tax cash flow: $-172/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 — Topanga

• Score: 55/100
• State rank: #846
• US rank: #23336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topanga, CA
• County: Los Angeles County · 9,444,647 people
• City population: 6,315
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 6,315
• Household income: $149,304
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 212.0

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% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 6% Italian 3% Lithuanian 3%
• Foreign-born: 18% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▼ -306.03%
• Current HPI: 346.9846
• Rent YoY: —
• 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

+62.9% since first listed

18 events — show timeline

• 2026-02-12 Listed $725,000 TheMLS
• 2025-11-04 Listing Removed — CRMLS
• 2025-07-08 Rental Removed $6,000 APPFOLIO
• 2025-06-25 Listed for Rent $6,000 APPFOLIO
• 2025-05-24 Listed $799,900 CRMLS
• 2025-05-22 Coming Soon — CRMLS
• 2025-03-25 Relisted — TheMLS
• 2025-02-23 Relisted — TheMLS
• 2025-01-14 Listed — TheMLS
• 2024-07-07 Listed — TheMLS
• 2024-07-05 Listed — TheMLS
• 2024-07-05 Coming Soon — TheMLS
• 2017-07-26 Sold (Public Records) $435,000 Public Records
• 2017-07-24 Sold (MLS) $435,000 TheMLS
• 2017-06-06 Pending — TheMLS
• 2017-04-22 Listed $450,000 TheMLS
• 2007-02-17 Listing Removed — CRMLS
• 2005-09-21 Listed $445,000 CRMLS

Property tax history

+6.3%/yr

Latest (2025): $6,148 · +1.9% YoY. Source: county tax records.