8400 De Longpre Ave #104 · West Hollywood, CA 90069

$619,500

2 bd · 2.0 ba · 1,110 sqft · Condo public records · 33 Days on market

Built 1973 $558/sqft · 39% below area Est $1021k · 39% under $625/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0

Listing remarks MLS

As noted on photos some are virtually staged. This unit is a cosmetic fixer we will describe as a canvas ready for you to design and customize to your aesthetic. It has a southern greenbelt exposure with treetop views from living room and master bedroom. A 2 bedroom 2 bath unit featuring a spacious floor plan with bedrooms on opposite sides of the living room. 8400 is a much sought-after building on a tree-lined street; Beautiful landscaping; Community rooftop deck with 360 panoramic views; Community pool + spa on street level; Building is FHA approved. Buyer can also inquire about possible renovation / construction loan that can help with renovation costs. Fenced dog park across the street. Nearby: The Sunset Strip, The Sun Rose (formerly The Pendry), Saddle Ranch, Trader Joe's, Starbucks, Gelsens, Landmark Theaters, Equinox gym. Monthly HOA dues, $625.00, includes water, property maintenance + earthquake insurance for structure. Current HOA assessment has been paid off by Seller; zero balance owed. A second Special Assessment has been voted on and will begin in January 2027. Ask agent for details. Trust Sale - Trustee has never lived in the property and has limited information.

Key facts

• Treetop views
• Community pool
• Spacious floor plan

Tags

• SOUTHERN GREENBELT EXPOSURE
• TREETOP VIEWS
• SPACIOUS FLOOR PLAN
• COMMUNITY ROOFTOP DECK
• 360 PANORAMIC VIEWS
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $620k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $413k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (34.1% below list).
• Recommended offer: $408k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 1.5% in West Hollywood — 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 70/100 on livability (#239 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; 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.
• Market conditions: Rents soft (-0.5%/yr); 379 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,081/mo this rent would consume 45% of the median local household income ($108k/yr) (locally 2412% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($4k loan paydown + $5k appreciation (0.8% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $105k; list at $620k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $408,125 (34.1% 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 33 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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. 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?
10. 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.
11. 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.
12. 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: 0.66% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.07%
• DSCR: 0.64
• GRM: 12.6

CMA / ARV

• ARV (median comp): $1,020,530
• List price: $619,500
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

0.76% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.53×
• Total profit: $-81,688
• Equity at exit: $203,862

10-year hold

• IRR: -5.4%
• Equity multiple: 0.40×
• Total profit: $-104,875
• Equity at exit: $265,113

Cash invested: $173,460 (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 90069

• Home prices YoY: 0.2%
• Rents YoY: -0.5%
• Active inventory: 379
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,081 high
• Mortgage (P&I): −$3,249
• Tax from tax record: −$258 /mo · $3,102/yr
• Insurance: −$258
• HOA: −$625
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $-1,166

Break-even live

Break-even rent $5,557

Max offer price $413,493

Occupancy floor —

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: $154,875
• Closing costs: $18,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8400 De Longpre Ave #308 West Hollywood, CA	1.0	1.0	882	$3,245	$3.68	24d	1	0.02mi
8450 De Longpre Ave West Hollywood, CA	2.0	2.0	1049	$4,100	$3.91	1d	1	0.07mi
8397 Fountain Ave Unit 203 West Hollywood, CA	1.0	1.0	1100	$2,490	$2.26	4d	1	0.10mi
1275 N Sweetzer Ave West Hollywood, CA	2.0	2.0	1100	$3,500	$3.18	43d	1	0.11mi
1260 Flores St Unit 5 West Hollywood, CA	2.0	1.0	1329	$3,750	$2.82	7d	1	0.12mi
1257 N Sweetzer Ave Unit 104 West Hollywood, CA	1.0	1.0	752	$3,650	$4.85	24d	1	0.14mi
1257 N Sweetzer Ave Unit 202 West Hollywood, CA	2.0	2.0	1156	$5,795	$5.01	24d	1	0.14mi
1257 N Sweetzer Ave Unit 202 West Hollywood, CA	2.0	2.0	1156	$5,795	$5.01	43d	1	0.14mi
1245 N Kings Rd West Hollywood, CA	1.0	1.0	1000	$2,850	$2.85	43d	1	0.15mi
1264 N Sweetzer Ave West Hollywood, CA	2.0	2.0	725	$3,545	$4.89	4d	1	0.15mi
1233 N Flores St #104 West Hollywood, CA	1.0	1.0	710	$3,350	$4.72	24d	1	0.16mi
1262 N Sweetzer Ave Unit 106 West Hollywood, CA	1.0	1.0	800	$3,200	$4.00	43d	1	0.16mi
1262 N Sweetzer Ave Unit 109 West Hollywood, CA	2.0	2.0	1080	$4,600	$4.26	24d	1	0.16mi
1262 N Sweetzer Ave Unit 105 West Hollywood, CA	2.0	2.0	1050	$4,400	$4.19	24d	1	0.16mi
1323 N Harper Ave Los Angeles, CA	1.0	1.0	850	$2,933	$3.45	43d	1	0.16mi
1232 N Kings Rd West Hollywood, CA	2.0	2.0	1230	$5,064	$4.12	19d	1	0.17mi
8440 Fountain Ave West Hollywood, CA	2.0	2.0	1304	$3,795	$2.91	24d	1	0.19mi
1222 N Olive Dr West Hollywood, CA	1.0	1.0	596	$3,100	$5.20	18d	2	0.19mi
1222 N Olive Dr West Hollywood, CA	1.0	1.0	793	$3,100	$3.91	4d	1	0.19mi
1330 N Harper Ave Unit 108 West Hollywood, CA	2.0	2.0	1250	$6,500	$5.20	24d	1	0.20mi
1330 N Harper Ave Unit 180 West Hollywood, CA	2.0	2.0	1250	$6,200	$4.96	24d	1	0.20mi
1230 N Sweetzer Ave #106 West Hollywood, CA	1.0	1.0	750	$2,950	$3.93	24d	1	0.21mi
1230 N Sweetzer Ave West Hollywood, CA	1.0	1.0	715	$2,722	$3.81	43d	2	0.22mi
1209 N Kings Rd #8 West Hollywood, CA	2.0	1.5	1160	$4,800	$4.14	24d	1	0.22mi
1203 N Sweetzer Ave West Hollywood, CA	1.0	1.0	863	$2,700	$3.13	24d	2	0.23mi
8210 Fountain Ave Unit 103 West Hollywood, CA	2.0	2.0	1461	$4,995	$3.42	2d	1	0.23mi
8281 Norton Ave Unit 8281 1/2 West Hollywood, CA	1.0	1.0	750	$2,595	$3.46	43d	1	0.23mi
1301 Havenhurst Dr West Hollywood, CA	1.0–2.0	1.0–2.0	900	$6,399	$7.11	3d	5	0.24mi
1228 N La Cienega Blvd West Hollywood, CA	2.0	2.0	1204	$3,900	$3.24	43d	1	0.24mi
1120 Flores St Unit 05 West Hollywood, CA	1.0	1.0	800	$2,895	$3.62	2d	1	0.25mi
1283 Havenhurst Dr #204 West Hollywood, CA	3.0	2.0	1320	$5,850	$4.43	24d	1	0.25mi
1283 Havenhurst Dr #306 West Hollywood, CA	3.0	2.0	1480	$6,200	$4.19	43d	1	0.25mi
1121 N Olive Dr #209 West Hollywood, CA	2.0	2.0	1193	$3,750	$3.14	43d	1	0.26mi
8491 Fountain Ave Unit I-2 West Hollywood, CA	1.0	1.0	1320	$4,327	$3.28	2d	1	0.26mi
8491 Fountain Ave Unit B-2 West Hollywood, CA	1.0	1.0	1200	$4,500	$3.75	2d	1	0.26mi
1114 Kings Rd Unit 05 (1/1) West Hollywood, CA	1.0	1.0	1050	$2,850	$2.71	7d	1	0.26mi
1155 Hacienda Pl West Hollywood, CA	1.0	1.0	854	$2,350	$2.75	43d	1	0.26mi
8500 W Sunset Blvd West Hollywood, CA	2.0	1.0–2.5	1197	$11,395	$9.52	1d	10	0.27mi
8500 W Sunset Blvd Unit E602 West Hollywood, CA	2.0	2.5	1215	$9,350	$7.70	43d	1	0.27mi
8500 W Sunset Blvd Unit E711 West Hollywood, CA	1.0	1.0	885	$6,500	$7.34	43d	1	0.27mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: waterlandscapingpoolgym
• ⚠ Special-assessment mentions:

  …+ earthquake insurance for structure. Current HOA assessment has been paid off by Seller; zero balance owed. A second Special Assessment has been voted on and will begin in January 2027. Ask agent for details. Trust Sale - Trustee has never lived in the…

Listing history 25 events

1. 2026-06-18
   days on market $619,500 Active 33 DOM
2. 2026-06-17
   days on market $619,500 Active 32 DOM
3. 2026-06-16
   days on market $619,500 Active 31 DOM
4. 2026-06-15
   days on market $619,500 Active 30 DOM
5. 2026-06-13
   days on market $619,500 Active 28 DOM
6. 2026-06-09
   days on market $619,500 Active 24 DOM
7. 2026-06-08
   days on market $619,500 Active 23 DOM
8. 2026-06-07
   days on market $619,500 Active 22 DOM
9. 2026-06-04
   days on market $619,500 Active 19 DOM
10. 2026-06-03
    days on market $619,500 Active 18 DOM
11. 2026-06-02
    days on market $619,500 Active 17 DOM
12. 2026-06-01
    days on market $619,500 Active 16 DOM
13. 2026-05-31
    days on market $619,500 Active 15 DOM
14. 2026-05-16
    listed $619,500 Active 1201-char remark

    Show marketing remark (1201 chars)

    As noted on photos some are virtually staged. This unit is a cosmetic fixer we will describe as a canvas ready for you to design and customize to your aesthetic. It has a southern greenbelt exposure with treetop views from living room and master bedroom. A 2 bedroom 2 bath unit featuring a spacious floor plan with bedrooms on opposite sides of the living room. 8400 is a much sought-after building on a tree-lined street; Beautiful landscaping; Community rooftop deck with 360 panoramic views; Community pool + spa on street level; Building is FHA approved. Buyer can also inquire about possible renovation / construction loan that can help with renovation costs. Fenced dog park across the street. Nearby: The Sunset Strip, The Sun Rose (formerly The Pendry), Saddle Ranch, Trader Joe's, Starbucks, Gelsens, Landmark Theaters, Equinox gym. Monthly HOA dues, $625.00, includes water, property maintenance + earthquake insurance for structure. Current HOA assessment has been paid off by Seller; zero balance owed. A second Special Assessment has been voted on and will begin in January 2027. Ask agent for details. Trust Sale - Trustee has never lived in the property and has limited information.

15. 2026-04-21
    price
16. 2026-03-18
    price
17. 2026-02-19
    price
18. 2026-01-21
    price
19. 2025-11-13
    listed Active
20. 2025-10-19
    price
21. 2025-09-26
    price
22. 2025-09-18
    listed Active
23. 2025-02-13
    status Active
24. 2024-12-21
    listed Active
25. 1979-11-09
    soldstatus $105,000

ⓘ 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: $3,102 · $258/mo
• Projected year-2 tax: $4,708 · $392/mo
• Expected delta: +$1,606/yr (+$134/mo · 51.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,975
• − Mortgage interest: −$34,702
• − Property taxes: −$3,102
• − Insurance: −$3,098
• − Repairs & maintenance: −$3,918
• − Management: −$3,918
• − HOA: −$7,500
• − Depreciation: −$18,022
• Taxable loss: −$25,284
• Est. tax savings @ 24.0%: +$6,068
• After-tax cash flow: $-7,926/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 — West Hollywood

• Score: 70/100
• State rank: #239
• US rank: #7852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hollywood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 20,961
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 20,961
• Household income: $107,987
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2412.0

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% Hispanic / Latino 8% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Italian 4%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 7% Other Indo-European 4% Russian/Polish/Slavic 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: ▲ 0.76%
• Current HPI: 323.1842
• Rent YoY: ▼ -0.54%
• 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

+490.0% since first listed

12 events — show timeline

• 2026-05-16 Listed $619,500 TheMLS
• 2026-04-21 Price Changed — TheMLS
• 2026-03-18 Price Changed — TheMLS
• 2026-02-19 Price Changed — TheMLS
• 2026-01-21 Price Changed — TheMLS
• 2025-11-13 Listed — TheMLS
• 2025-10-19 Price Changed — TheMLS
• 2025-09-26 Price Changed — TheMLS
• 2025-09-18 Listed — TheMLS
• 2025-02-13 Relisted — TheMLS
• 2024-12-21 Listed — TheMLS
• 1979-11-09 Sold (Public Records) $105,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,102 · +3.0% YoY. Source: county tax records.