501 N Palisades Dr #103 · Los Angeles, CA 90272

$289,804

1 bd · 1.0 ba · 593 sqft · Condo public records · 101 Days on market

Built 1987 $489/sqft · 43% below area Est $511k · 43% under $554/mo HOA · 13% of rent

---

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
• 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

Affordable, attractive condo for SENIORS in Pacific Palisades in a woodsy neighborhood between the Village & the Ocean. SPECIAL FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned parking 2 separate spaces, and more. BUYER GUIDELINES are based on age, income, documentation, and Buyer's own financial ability. Conventional loans are not available. BUYER QUESTIONS: Are you 62 years old or older? Is your household gross maximum income $77,350.76 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

Key facts

• Single-level
• Private balcony
• Elevator

Tags

• SINGLE-LEVEL
• ELEVATOR
• LARGE WALK-IN CLOSET
• PRIVATE BALCONY
• TREE TOP VIEWS
• ASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 rising fast (+7.4%/yr); 317 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $9k 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 $81k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $290k implies a 115% gain — meaningful room to come down on a strong offer.

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 $263,721 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.50% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (median comp): $510,671
• List price: $289,804
• Delta: -43.25%
• 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: 11.7%
• Equity multiple: 1.49×
• Total profit: $39,764
• Equity at exit: $43,211

10-year hold

• IRR: 24.3%
• Equity multiple: 3.60×
• Total profit: $211,295
• Equity at exit: $25,057

Cash invested: $81,145 (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: 317
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,350 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$554
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $1,043

Break-even live

Break-even rent $3,031

Max offer price $289,804

Occupancy floor 71%

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: $72,451
• Closing costs: $8,694
• 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	44d	1	0.01mi
17352 W Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$3,598	$5.26	8d	2	0.32mi
17352 Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$4,200	$6.14	44d	1	0.34mi
17350 W Sunset Blvd Pacific Palisades, CA	1.0–2.0	1.0	944	$3,495	$3.70	24d	3	0.36mi
33408 Sunset Blvd Pacific Palisades, CA	—	1.0	675	$1,800	$2.67	44d	1	0.37mi
850 Haverford Ave Unit 06 Pacific Palisades, CA	1.0	1.0	550	$2,600	$4.73	24d	1	1.41mi

HOA detail condo

• Monthly dues: $554 · $6,648/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $289,804 Active 101 DOM
2. 2026-06-17
   days on market $289,804 Active 100 DOM
3. 2026-06-16
   days on market $289,804 Active 99 DOM
4. 2026-06-15
   days on market $289,804 Active 98 DOM
5. 2026-06-13
   days on market $289,804 Active 96 DOM
6. 2026-06-09
   days on market $289,804 Active 92 DOM
7. 2026-06-08
   days on market $289,804 Active 91 DOM
8. 2026-06-07
   days on market $289,804 Active 90 DOM
9. 2026-06-04
   days on market $289,804 Active 87 DOM
10. 2026-06-03
    days on market $289,804 Active 86 DOM
11. 2026-06-02
    days on market $289,804 Active 85 DOM
12. 2026-06-01
    days on market $289,804 Active 84 DOM
13. 2026-05-31
    days on market $289,804 Active 83 DOM
14. 2026-04-16
    price $289,804 611-char remark

    Show marketing remark (611 chars)

    Affordable, attractive condo for SENIORS in Pacific Palisades in a woodsy neighborhood between the Village & the Ocean. SPECIAL FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned parking 2 separate spaces, and more. BUYER GUIDELINES are based on age, income, documentation, and Buyer's own financial ability. Conventional loans are not available. BUYER QUESTIONS: Are you 62 years old or older? Is your household gross maximum income $77,350.76 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

15. 2026-03-09
    listed $296,804 Active 611-char remark

    Show marketing remark (611 chars)

    Affordable, attractive condo for SENIORS in Pacific Palisades in a woodsy neighborhood between the Village & the Ocean. SPECIAL FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned parking 2 separate spaces, and more. BUYER GUIDELINES are based on age, income, documentation, and Buyer's own financial ability. Conventional loans are not available. BUYER QUESTIONS: Are you 62 years old or older? Is your household gross maximum income $77,350.76 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

16. 2007-11-30
    soldstatus $135,000

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$603/yr (+$50/mo · 37.7%)

ⓘ 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: −$16,234
• − Property taxes: −$1,600
• − Insurance: −$2,247
• − Repairs & maintenance: −$4,176
• − Management: −$4,176
• − HOA: −$6,648
• − Depreciation: −$8,431
• Taxable income: $8,694
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $10,424/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

+114.7% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $289,804 TheMLS
• 2026-03-09 Listed $296,804 TheMLS
• 2007-11-30 Sold (Public Records) $135,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,600 · -30.0% YoY. Source: county tax records.