16472 Sunset Blvd · Los Angeles, CA 90272

$2,449,000

3 bd · 5.0 ba · 3,518 sqft · MultiFamily public records · 111 Days on market

Built 1949 5,536 sqft lot Est $3580k · 32% under

---

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 +8.2/30.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0
• Appreciation +0.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Full plans are available in documents are are awaiting Final Approval! Don't miss this rare Pacific Palisades multi-unit income property that is nearly ready for construction. This perfectly placed property was once a beautiful triplex on the corner of Sunset Blvd and N La Casas Ave offering a perfect location in close proximity to the beaches, stores, restaurants, public transportation and more! The property was generating over $15,000/month in passive income with potential for $18,000+/month. The plans to develop have long been submitted and are currently awaiting city approval. Once plans are approved, you can be one of the very first to develop a multi-home income property in the Pacific Palisades! * Some photos are of property before the Palisades fire *

Key facts

• Investment property
• 5,536 sq ft lot
• Built 1949

Tags

• INVESTMENT PROPERTY
• CLOSE PROXIMITY TO BEACHES

🏷️ Possibly a rental listed for sale. The $2,449,000 price doesn't fit this home's estimated sale value (~$3,580,491) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/2-bath units multifamily listed at $2.45M.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative. Per door: $-759/mo.
• To cash-flow at today's rent, offer at most $2.05M (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.60M (34.5% below list).
• Recommended offer: $1.60M (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $16,045/mo this rent would consume 101% of the median local household income ($190k/yr) (locally 688% 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 $17k of loan paydown is wiped out by about $73k 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 111 days — a 9% lower offer ($2.23M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.57M; list at $2.45M implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,604,500 (34.5% 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 111 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (median comp): $3,580,491
• List price: $2,449,000
• Delta: -31.60%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.32×
• Total profit: $-469,020
• Equity at exit: $365,154

10-year hold

• IRR: -5.1%
• Equity multiple: 0.61×
• Total profit: $-267,454
• Equity at exit: $211,745

Cash invested: $685,720 (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: 38.2×

Monthly cashflow live

• Estimated rent: $16,045 high
• Mortgage (P&I): −$12,843
• Tax from tax record: −$1,089 /mo · $13,074/yr
• Insurance: −$1,020
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,369
• Net cashflow: $-2,277

Break-even live

Break-even rent $18,928

Max offer price $2,046,727

Occupancy floor —

Sensitivity live

Price	-10% $-891	-5% $-1,584	+0% $-2,277	+5% $-2,970	+10% $-3,664
Rent	-10% $-3,545	-5% $-2,911	+0% $-2,277	+5% $-1,643	+10% $-1,010
Rate	-1.0pp $-1,044	-0.5pp $-1,654	base $-2,277	+0.5pp $-2,912	+1.0pp $-3,557

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$16,044
Total (3 units)			$16,045

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: $612,250
• Closing costs: $73,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16123 Sunset Blvd #105 Pacific Palisades, CA	4.0	3.5	2740	$9,750	$3.56	5d	1	0.27mi
1156 Las Pulgas Pl Pacific Palisades, CA	3.0	2.5	2622	$12,500	$4.77	45d	1	0.41mi
1156 Las Pulgas Pl Pacific Palisades, CA	3.0	2.5	2622	$12,500	$4.77	44d	1	0.41mi
817 Enchanted Way Pacific Palisades, CA	4.0	3.5	3126	$12,900	$4.13	25d	1	0.52mi
1205 Las Lomas Pl Pacific Palisades, CA	4.0	4.5	4000	$25,000	$6.25	25d	1	0.58mi
16581 Via Floresta Pacific Palisades, CA	4.0	4.5	4000	$14,995	$3.75	44d	1	0.95mi
15201 Mc Kendree Ave Pacific Palisades, CA	3.0	3.5	2773	$12,000	$4.33	25d	1	0.97mi
17440 Revello Dr Pacific Palisades, CA	4.0	3.5	2994	$14,800	$4.94	3d	1	1.00mi
1409 Lachman Ln Pacific Palisades, CA	4.0	3.5	3280	$25,000	$7.62	1d	1	1.01mi
17481 Tramonto Dr Pacific Palisades, CA	4.0	3.0	2803	$13,499	$4.82	44d	1	1.07mi

Listing history 3 events

1. 2026-02-04
   listed $2,449,000 Active 770-char remark

   Show marketing remark (770 chars)

   Full plans are available in documents are are awaiting Final Approval! Don't miss this rare Pacific Palisades multi-unit income property that is nearly ready for construction. This perfectly placed property was once a beautiful triplex on the corner of Sunset Blvd and N La Casas Ave offering a perfect location in close proximity to the beaches, stores, restaurants, public transportation and more! The property was generating over $15,000/month in passive income with potential for $18,000+/month. The plans to develop have long been submitted and are currently awaiting city approval. Once plans are approved, you can be one of the very first to develop a multi-home income property in the Pacific Palisades! * Some photos are of property before the Palisades fire *

2. 2006-03-07
   soldstatus $1,570,000
3. 1967-09-15
   soldstatus $77,000

ⓘ 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: $13,074 · $1,089/mo
• Projected year-2 tax: $18,612 · $1,551/mo
• Expected delta: +$5,539/yr (+$462/mo · 42.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $192,540
• − Mortgage interest: −$137,182
• − Property taxes: −$13,074
• − Insurance: −$12,245
• − Repairs & maintenance: −$15,403
• − Management: −$15,403
• − Depreciation: −$71,244
• Taxable loss: −$72,011
• Est. tax savings @ 24.0%: +$17,283
• After-tax cash flow: $-10,043/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

+3080.5% since first listed

3 events — show timeline

• 2026-02-04 Listed $2,449,000 TheMLS
• 2006-03-07 Sold (Public Records) $1,570,000 Public Records
• 1967-09-15 Sold (Public Records) $77,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $13,074 · -49.1% YoY. Source: county tax records.