7635 Lankershim Blvd · Los Angeles, CA 91605

$7,650,000

36 bd · 36.0 ba · 23,236 sqft · MultiFamily public records · 84 Days on market

Built 1986 0.60 ac lot $329/sqft · 54% above area

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 36 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

The 36-unit apartment community at 7635 Lankershim Blvd presents an attractive multifamily investment opportunity in the heart of North Hollywood. Built in 1986, the property consists of (36) spacious one-bedroom, one-bathroom units, offering an efficient and highly desirable unit mix for renters seeking quality housing in the San Fernando Valley. The property also has two potential ADU Conversion opoprtunities which includes a former recreation roo (cirrently used as a manager office) anda ground floor storage area, both offering potential to be converted into additional units. Situated along the well-traveled Lankershim Boulevard corridor, the property benefits from excellent accessibility to employment centers, retail amenities, and everyday conveniences that enhance tenant demand and long-term occupancy. Residents enjoy close proximity to a variety of lifestyle and transportation amenities that make North Hollywood one of the Valley's most dynamic rental markets. The property is located near the North Hollywood station, a major transit hub connecting the Metro B Line subway and G Line busway, providing convenient access throughout Los Angeles. The surrounding neighborhood also offers abundant shopping, dining, and entertainment options, including the popular NoHo West retail destination and the vibrant NoHo Arts District, known for its theaters, restaurants, and cultural venues. These nearby amenities, combined with strong regional connectivity and ongoing neighborhood revitalization, continue to attract renters seeking an urban lifestyle within the San Fernando Valley.

Key facts

• 0.6 acre lot
• 42 parking spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 36 × 1-bed/1-bath units multifamily listed at $7.65M.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive. Per door: $171/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $6.73M (12.1% below list).
• Recommended offer: $6.73M (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (-3.0%/yr); 75 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $67,260/mo this rent would consume 1233% of the median local household income ($65k/yr) (locally 3600% 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 $53k of loan paydown is wiped out by about $230k 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 84 days — a 6% lower offer ($7.19M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $550k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; list at $7.65M implies a 2842% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,726,000 (12.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $4,956,178
• List price: $7,650,000
• Delta: 54.35%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-1,046,156
• Equity at exit: $1,140,640

10-year hold

• IRR: -10.3%
• Equity multiple: 0.45×
• Total profit: $-1,177,050
• Equity at exit: $661,432

Cash invested: $2,142,000 (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 91605

• Rents YoY: -3.0%
• Active inventory: 75
• Price-to-rent: 341.2×

Monthly cashflow live

• Estimated rent: $67,260 high
• Mortgage (P&I): −$40,117
• Tax from tax record: −$3,657 /mo · $43,882/yr
• Insurance: −$3,188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,125
• Net cashflow: $6,174

Break-even live

Break-even rent $59,445

Max offer price $7,650,000

Occupancy floor 86%

Sensitivity live

Price	-10% $10,504	-5% $8,339	+0% $6,174	+5% $4,008	+10% $1,843
Rent	-10% $860	-5% $3,517	+0% $6,174	+5% $8,830	+10% $11,487
Rate	-1.0pp $10,026	-0.5pp $8,119	base $6,174	+0.5pp $4,191	+1.0pp $2,175

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

Units	Beds	Baths	Est. rent
▸ 36× units	1	1	$67,248
Total (36 units)			$67,260

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: $1,912,500
• Closing costs: $229,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $7,650,000 Active 84 DOM
2. 2026-06-17
   days on market $7,650,000 Active 83 DOM
3. 2026-06-16
   days on market $7,650,000 Active 82 DOM
4. 2026-06-15
   days on market $7,650,000 Active 81 DOM
5. 2026-06-13
   days on market $7,650,000 Active 79 DOM
6. 2026-06-09
   days on market $7,650,000 Active 75 DOM
7. 2026-06-08
   days on market $7,650,000 Active 74 DOM
8. 2026-06-07
   days on market $7,650,000 Active 73 DOM
9. 2026-06-04
   days on market $7,650,000 Active 70 DOM
10. 2026-06-03
    days on market $7,650,000 Active 69 DOM
11. 2026-06-02
    days on market $7,650,000 Active 68 DOM
12. 2026-06-01
    days on market $7,650,000 Active 67 DOM
13. 2026-05-31
    days on market $7,650,000 Active 66 DOM
14. 2026-05-15
    price $7,650,000 1600-char remark

    Show marketing remark (1600 chars)

    The 36-unit apartment community at 7635 Lankershim Blvd presents an attractive multifamily investment opportunity in the heart of North Hollywood. Built in 1986, the property consists of (36) spacious one-bedroom, one-bathroom units, offering an efficient and highly desirable unit mix for renters seeking quality housing in the San Fernando Valley. The property also has two potential ADU Conversion opoprtunities which includes a former recreation roo (cirrently used as a manager office) anda ground floor storage area, both offering potential to be converted into additional units. Situated along the well-traveled Lankershim Boulevard corridor, the property benefits from excellent accessibility to employment centers, retail amenities, and everyday conveniences that enhance tenant demand and long-term occupancy. Residents enjoy close proximity to a variety of lifestyle and transportation amenities that make North Hollywood one of the Valley's most dynamic rental markets. The property is located near the North Hollywood station, a major transit hub connecting the Metro B Line subway and G Line busway, providing convenient access throughout Los Angeles. The surrounding neighborhood also offers abundant shopping, dining, and entertainment options, including the popular NoHo West retail destination and the vibrant NoHo Arts District, known for its theaters, restaurants, and cultural venues. These nearby amenities, combined with strong regional connectivity and ongoing neighborhood revitalization, continue to attract renters seeking an urban lifestyle within the San Fernando Valley.

15. 2026-03-04
    listed $8,200,000 Active 1600-char remark

    Show marketing remark (1600 chars)

    The 36-unit apartment community at 7635 Lankershim Blvd presents an attractive multifamily investment opportunity in the heart of North Hollywood. Built in 1986, the property consists of (36) spacious one-bedroom, one-bathroom units, offering an efficient and highly desirable unit mix for renters seeking quality housing in the San Fernando Valley. The property also has two potential ADU Conversion opoprtunities which includes a former recreation roo (cirrently used as a manager office) anda ground floor storage area, both offering potential to be converted into additional units. Situated along the well-traveled Lankershim Boulevard corridor, the property benefits from excellent accessibility to employment centers, retail amenities, and everyday conveniences that enhance tenant demand and long-term occupancy. Residents enjoy close proximity to a variety of lifestyle and transportation amenities that make North Hollywood one of the Valley's most dynamic rental markets. The property is located near the North Hollywood station, a major transit hub connecting the Metro B Line subway and G Line busway, providing convenient access throughout Los Angeles. The surrounding neighborhood also offers abundant shopping, dining, and entertainment options, including the popular NoHo West retail destination and the vibrant NoHo Arts District, known for its theaters, restaurants, and cultural venues. These nearby amenities, combined with strong regional connectivity and ongoing neighborhood revitalization, continue to attract renters seeking an urban lifestyle within the San Fernando Valley.

16. 2024-06-09
    historical $1,725
17. 2024-05-21
    listed $1,725
18. 2024-02-01
    historical $1,725
19. 2024-01-26
    price $1,725
20. 2024-01-18
    price $1,750
21. 2024-01-07
    listed $1,775
22. 1985-03-26
    soldstatus $260,000

ⓘ 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: $43,882 · $3,657/mo
• Projected year-2 tax: $58,140 · $4,845/mo
• Expected delta: +$14,258/yr (+$1,188/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $807,120
• − Mortgage interest: −$428,519
• − Property taxes: −$43,882
• − Insurance: −$38,250
• − Repairs & maintenance: −$64,570
• − Management: −$64,570
• − Depreciation: −$222,545
• Taxable loss: −$55,216
• Est. tax savings @ 24.0%: +$13,252
• After-tax cash flow: $87,335/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): 49,868
• Household income: $65,481
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3600.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 26% Two or more races 22% Asian 8% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 47% · Canada, South Korea, Vietnam
• Languages at home: 23% English-only · Spanish 55% Other Indo-European 15% Tagalog/Filipino 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: ▼ -991.52%
• Current HPI: 504.7685
• Rent YoY: ▼ -2.95%
• 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

+2842.3% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $7,650,000 TheMLS
• 2026-03-04 Listed $8,200,000 TheMLS
• 2024-06-09 Rental Removed $1,725 APPFOLIO
• 2024-05-21 Listed for Rent $1,725 APPFOLIO
• 2024-02-01 Rental Removed $1,725 APPFOLIO
• 2024-01-26 Price Changed $1,725 APPFOLIO
• 2024-01-18 Price Changed $1,750 APPFOLIO
• 2024-01-07 Listed for Rent $1,775 APPFOLIO
• 1985-03-26 Sold (Public Records) $260,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $43,882 · +1.5% YoY. Source: county tax records.