14821 Burbank · Los Angeles, CA 91411

$1,800,000

8 bd · 6.0 ba · 4,844 sqft · MultiFamily public records · 41 Days on market

Built 1953 10,668 sqft lot $372/sqft · 39% above area Est $1298k · 39% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 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

Positioned within the highly desirable Sherman Oaks submarket, this six-unit multifamily property combines stability with long-term investment appeal. Consisting of approximately 4,844 square feet on a 10,665-square-foot lot, the property offers a favorable unit mix and on-site parking with own enclosed garage. Built in 1953, the property carries potential for value-add renovations while maintaining solid fundamentals, supported by a historically low vacancy area. Located along Burbank Boulevard—one of the San Fernando Valley’s prominent east-west thoroughfares—the asset benefits from close proximity to major employment centers, retail corridors, and regional connectivity. Quick access to I-405 and US-101 positions the property within minutes of the greater Los Angeles network, including major business districts in Sherman Oaks, Encino, and Studio City. With strong local demographics and continued rental demand, this property presents both immediate income and long-term upside.

Key facts

• Enclosed garage
• On-site parking
• Burbank boulevard

Tags

• SIX-UNIT MULTIFAMILY PROPERTY
• ON-SITE PARKING
• ENCLOSED GARAGE
• VALUE-ADD RENOVATIONS
• BURBANK BOULEVARD
• RETAIL CORRIDORS

What this means for you Summary

Snapshot

• This is a 14 × 1-bed/?-bath units multifamily listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $8k ($98k/yr) — positive. Per door: $581/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $1.80M).
• Recommended offer: $1.75M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 soft (-2.1%/yr); 58 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $25,510/mo this rent would consume 410% of the median local household income ($75k/yr) (locally 2221% 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 $12k of loan paydown is wiped out by about $54k 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 + 0.0% rent growth), your $504k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $1.47M; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,746,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,297,714
• List price: $1,800,000
• Delta: 38.71%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5640 Kester Ave	0.09mi	8/6.0	4,520 (-7%)	15mo	$1,600,000	$354	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.0%
• Equity multiple: 1.30×
• Total profit: $151,850
• Equity at exit: $268,386

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $511,037
• Equity at exit: $155,631

Cash invested: $504,000 (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 91411

• Rents YoY: -2.1%
• Active inventory: 58
• Price-to-rent: 82.3×

Monthly cashflow live

• Estimated rent: $25,510 high
• Mortgage (P&I): −$9,439
• Tax from tax record: −$1,828 /mo · $21,935/yr
• Insurance: −$750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,357
• Net cashflow: $8,136

Break-even live

Break-even rent $15,212

Max offer price $1,800,000

Occupancy floor 63%

Sensitivity live

Price	-10% $9,155	-5% $8,645	+0% $8,136	+5% $7,626	+10% $7,117
Rent	-10% $6,120	-5% $7,128	+0% $8,136	+5% $9,143	+10% $10,151
Rate	-1.0pp $9,042	-0.5pp $8,593	base $8,136	+0.5pp $7,669	+1.0pp $7,195

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

Units	Beds	Baths	Est. rent
▸ 14× units	1	—	$25,508
Total (14 units)			$25,510

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $1,800,000 Active 41 DOM
2. 2026-06-18
   days on market $1,800,000 Active 38 DOM
3. 2026-06-17
   days on market $1,800,000 Active 37 DOM
4. 2026-06-16
   days on market $1,800,000 Active 36 DOM
5. 2026-06-15
   days on market $1,800,000 Active 35 DOM
6. 2026-06-13
   days on market $1,800,000 Active 33 DOM
7. 2026-06-09
   days on market $1,800,000 Active 29 DOM
8. 2026-06-08
   days on market $1,800,000 Active 28 DOM
9. 2026-06-07
   days on market $1,800,000 Active 27 DOM
10. 2026-06-04
    days on market $1,800,000 Active 24 DOM
11. 2026-06-03
    days on market $1,800,000 Active 23 DOM
12. 2026-06-02
    days on market $1,800,000 Active 22 DOM
13. 2026-06-01
    days on market $1,800,000 Active 21 DOM
14. 2026-05-31
    days on market $1,800,000 Active 20 DOM
15. 2026-05-11
    listed $1,800,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    Positioned within the highly desirable Sherman Oaks submarket, this six-unit multifamily property combines stability with long-term investment appeal. Consisting of approximately 4,844 square feet on a 10,665-square-foot lot, the property offers a favorable unit mix and on-site parking with own enclosed garage. Built in 1953, the property carries potential for value-add renovations while maintaining solid fundamentals, supported by a historically low vacancy area. Located along Burbank Boulevard—one of the San Fernando Valley’s prominent east-west thoroughfares—the asset benefits from close proximity to major employment centers, retail corridors, and regional connectivity. Quick access to I-405 and US-101 positions the property within minutes of the greater Los Angeles network, including major business districts in Sherman Oaks, Encino, and Studio City. With strong local demographics and continued rental demand, this property presents both immediate income and long-term upside.

16. 2026-03-08
    historical $1,800
17. 2026-02-06
    listed $1,800
18. 2016-05-23
    soldstatus $1,470,000 510-char remark

    Show marketing remark (510 chars)

    We are proud to represent the pride of ownership six unit apartment building located in the affluent neighborhood of Sherman Oaks. The units consists of (2) two bedroom one bath units and (4) one bedroom one bath units. The two bedroom units have fireplaces and central air. The building is 4,844 square feet and is situated on a 10,644 square foot lot. The property has been well maintained and features a newly painted exterior, new roof, copper plumbing, enclosed garages and one extra garage space for stor

19. 2016-05-23
    soldstatus $1,470,000 Closed Sale

    Show marketing remark (510 chars)

    We are proud to represent the pride of ownership six unit apartment building located in the affluent neighborhood of Sherman Oaks. The units consists of (2) two bedroom one bath units and (4) one bedroom one bath units. The two bedroom units have fireplaces and central air. The building is 4,844 square feet and is situated on a 10,644 square foot lot. The property has been well maintained and features a newly painted exterior, new roof, copper plumbing, enclosed garages and one extra garage space for stor

20. 2016-05-20
    soldstatus $1,470,000
21. 2016-03-24
    status Pending Sale
22. 2016-03-07
    listed $1,495,000 Active

    Show marketing remark (510 chars)

    We are proud to represent the pride of ownership six unit apartment building located in the affluent neighborhood of Sherman Oaks. The units consists of (2) two bedroom one bath units and (4) one bedroom one bath units. The two bedroom units have fireplaces and central air. The building is 4,844 square feet and is situated on a 10,644 square foot lot. The property has been well maintained and features a newly painted exterior, new roof, copper plumbing, enclosed garages and one extra garage space for stor

23. 2016-03-07
    listed $1,495,000 510-char remark

    Show marketing remark (510 chars)

    We are proud to represent the pride of ownership six unit apartment building located in the affluent neighborhood of Sherman Oaks. The units consists of (2) two bedroom one bath units and (4) one bedroom one bath units. The two bedroom units have fireplaces and central air. The building is 4,844 square feet and is situated on a 10,644 square foot lot. The property has been well maintained and features a newly painted exterior, new roof, copper plumbing, enclosed garages and one extra garage space for stor

24. 2015-11-16
    soldstatus $1,240,000 Closed
25. 2015-11-16
    soldstatus $1,240,000
26. 2015-11-16
    soldstatus $1,240,000
27. 2015-11-02
    status Pending
28. 2015-10-19
    listed $1,395,000 Active
29. 2015-10-19
    listed $1,395,000
30. 2015-09-18
    status Pending
31. 2015-09-18
    historical
32. 2015-09-18
    historical
33. 2015-09-08
    listed $1,395,000 Active
34. 2015-09-08
    listed $1,395,000

ⓘ 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: $21,935 · $1,828/mo
• Projected year-2 tax: $21,935 · $1,828/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $306,120
• − Mortgage interest: −$100,828
• − Property taxes: −$21,935
• − Insurance: −$9,000
• − Repairs & maintenance: −$24,490
• − Management: −$24,490
• − Depreciation: −$52,364
• Taxable income: $73,015
• Est. tax owed @ 24.0%: −$17,523
• After-tax cash flow: $80,104/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): 23,185
• Household income: $74,617
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 2221.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 32% Two or more races 24% Asian 10% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 1%
• Foreign-born: 39% · Canada, China, South Korea
• Languages at home: 46% English-only · Spanish 39% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -645.50%
• Current HPI: 490.2578
• Rent YoY: ▼ -2.06%
• 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

+29.0% since first listed

20 events — show timeline

• 2026-05-11 Listed $1,800,000 CRMLS
• 2026-03-08 Rental Removed $1,800 Avail
• 2026-02-06 Listed for Rent $1,800 Avail
• 2016-05-23 Sold (MLS) $1,470,000 CRMLS
• 2016-05-23 Sold (MLS) $1,470,000 SDMLS
• 2016-05-20 Sold (Public Records) $1,470,000 Public Records
• 2016-03-24 Pending — CRMLS
• 2016-03-07 Listed $1,495,000 CRMLS
• 2016-03-07 Listed $1,495,000 SDMLS
• 2015-11-16 Sold (Public Records) $1,240,000 Public Records
• 2015-11-16 Sold (MLS) $1,240,000 SDMLS
• 2015-11-16 Sold (MLS) $1,240,000 CRMLS
• 2015-11-02 Pending — CRMLS
• 2015-10-19 Listed $1,395,000 CRMLS
• 2015-10-19 Listed $1,395,000 SDMLS
• 2015-09-18 Pending — CRMLS
• 2015-09-18 Listing Removed — SDMLS
• 2015-09-18 Listing Removed — CRMLS
• 2015-09-08 Listed $1,395,000 CRMLS
• 2015-09-08 Listed $1,395,000 SDMLS

Property tax history

+15.1%/yr

Latest (2025): $21,935 · +1.3% YoY. Source: county tax records.