501 Palisades Dr #219 · Los Angeles, CA 90272

$295,000

1 bd · 1.0 ba · 593 sqft · Condo public records · 110 Days on market

Built 1987 $497/sqft · 42% below area Est $511k · 42% under $554/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 +27.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +9.4/10.0
• 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, beautiful condo for SENIORS in Pacific Palisades in wonderful Courtyard Setting located between the Village & the Ocean. UPGRADES: new Walk-In-Shower, fresh paint, carpet FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned tandem 2-car parking, peek-a-boo view of Self Realization Center on Sunset. 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 $137,121.73 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

Key facts

• Walk-in-shower
• Private balcony
• Tree top views

Tags

• WALK-IN-SHOWER
• PRIVATE BALCONY
• TREE TOP VIEWS
• ASSIGNED TANDEM PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 322 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; list at $295k implies a 120% 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 $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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: 1.47% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 5.7

CMA / ARV

• ARV (median comp): $510,767
• List price: $295,000
• Delta: -42.24%
• 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: 6.3%
• Equity multiple: 1.26×
• Total profit: $21,340
• Equity at exit: $43,985

10-year hold

• IRR: 19.9%
• Equity multiple: 3.09×
• Total profit: $173,026
• Equity at exit: $25,506

Cash invested: $82,600 (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: 322
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,350 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$382 /mo · $4,588/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$554
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $764

Break-even live

Break-even rent $3,383

Max offer price $295,000

Occupancy floor 77%

Sensitivity live

Price	-10% $931	-5% $848	+0% $764	+5% $681	+10% $597
Rent	-10% $420	-5% $592	+0% $764	+5% $936	+10% $1,108
Rate	-1.0pp $913	-0.5pp $839	base $764	+0.5pp $688	+1.0pp $610

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: $73,750
• Closing costs: $8,850
• 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	0d	2	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	25d	1	1.41mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-21
   days on market $295,000 Active 110 DOM
2. 2026-06-18
   days on market $295,000 Active 107 DOM
3. 2026-06-17
   days on market $295,000 Active 106 DOM
4. 2026-06-16
   days on market $295,000 Active 105 DOM
5. 2026-06-15
   days on market $295,000 Active 104 DOM
6. 2026-06-13
   days on market $295,000 Active 102 DOM
7. 2026-06-09
   days on market $295,000 Active 98 DOM
8. 2026-06-08
   days on market $295,000 Active 97 DOM
9. 2026-06-07
   days on market $295,000 Active 96 DOM
10. 2026-06-04
    days on market $295,000 Active 93 DOM
11. 2026-06-03
    days on market $295,000 Active 92 DOM
12. 2026-06-02
    days on market $295,000 Active 91 DOM
13. 2026-06-01
    days on market $295,000 Active 90 DOM
14. 2026-05-31
    remarks 637-char remark
15. 2026-05-31
    days on market $295,000 Active 89 DOM
16. 2026-04-21
    price $295,000 706-char remark

    Show marketing remark (706 chars)

    Affordable, beautiful condo for SENIORS in Pacific Palisades in wonderful Courtyard Setting located between the Village & the Ocean. UPGRADES: new Walk-In-Shower, fresh paint, carpet FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned tandem 2-car parking, peek-a-boo view of Self Realization Center on Sunset. 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 $137,121.73 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

17. 2026-03-03
    listed $344,500 Active 706-char remark

    Show marketing remark (706 chars)

    Affordable, beautiful condo for SENIORS in Pacific Palisades in wonderful Courtyard Setting located between the Village & the Ocean. UPGRADES: new Walk-In-Shower, fresh paint, carpet FEATURES: single-level, elevator, large walk-in closet, sliding doors to private balcony, tree top views, assigned tandem 2-car parking, peek-a-boo view of Self Realization Center on Sunset. 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 $137,121.73 or less? Financing is Buyer's CASH ONLY. Please contact LA 1 if you are within these guidelines.

18. 2024-12-13
    historical Backup Offers Accepted
19. 2024-11-17
    price
20. 2024-09-06
    listed Active
21. 2024-07-17
    price
22. 2024-05-05
    listed Active
23. 2002-04-27
    soldstatus $134,000
24. 2001-12-04
    soldstatus $145,000
25. 2001-12-03
    soldstatus $145,000
26. 2001-11-23
    historical
27. 2001-10-24
    listed $149,000
28. 2001-03-30
    soldstatus $134,000
29. 2001-02-28
    historical
30. 2000-10-02
    listed $136,000
31. 1999-12-02
    historical
32. 1999-07-02
    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: $4,588 · $382/mo
• Projected year-2 tax: $4,588 · $382/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 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: −$16,525
• − Property taxes: −$4,588
• − Insurance: −$2,272
• − Repairs & maintenance: −$4,176
• − Management: −$4,176
• − HOA: −$6,648
• − Depreciation: −$8,582
• Taxable income: $5,238
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $7,913/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

+116.9% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $295,000 TheMLS
• 2026-03-03 Listed $344,500 TheMLS
• 2024-12-13 Contingent — TheMLS
• 2024-11-17 Price Changed — TheMLS
• 2024-09-06 Listed — TheMLS
• 2024-07-17 Price Changed — TheMLS
• 2024-05-05 Listed — TheMLS
• 2002-04-27 Sold (MLS) $134,000 TheMLS
• 2001-12-04 Sold (MLS) $145,000 TheMLS
• 2001-12-03 Sold (Public Records) $145,000 Public Records
• 2001-11-23 Delisted — TheMLS
• 2001-10-24 Listed $149,000 TheMLS
• 2001-03-30 Sold (Public Records) $134,000 Public Records
• 2001-02-28 Delisted — TheMLS
• 2000-10-02 Listed $136,000 TheMLS
• 1999-12-02 Delisted — TheMLS
• 1999-07-02 Listed — TheMLS

Property tax history

+4.8%/yr

Latest (2025): $4,588 · +72.0% YoY. Source: county tax records.