2385 Roscomare Unit F16 · Los Angeles, CA 90077

$849,999

2 bd · 2.0 ba · 1,378 sqft · Condo public records · 195 Days on market

Built 1975 $617/sqft · 10% above area Est $978k · 13% under $868/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 +13.4/15.0
• Appreciation +7.3/10.0
• Cash flow +6.9/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

Key facts

• Breathtaking views
• Updated condo
• No neighbors above

Tags

• PENTHOUSE CORNER UNIT
• UPDATED CONDO
• NO NEIGHBORS ABOVE
• HIGH CEILINGS
• BREATHTAKING VIEWS
• BONUS LOFT SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $850k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $624k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $589k (30.7% below list).
• Recommended offer: $589k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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-, 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.
• Zoned schools: Roscomare Road Elementary (413 students, 9% FRL); Emerson Community Charter (492 students, 51% FRL, charter); University High School Charter (math 40% / reading 66%, grade C-, #285 of 1,170 statewide, top 25%, 1,338 students, 72% FRL, charter) — zoned schools average 44% FRL vs 67% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 182 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($206k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($6k loan paydown + $40k appreciation (4.7% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $250k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $850k implies a 518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $588,842 (30.7% 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 195 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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: 0.69% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

• ARV (median comp): $978,207
• List price: $849,999
• Delta: -13.11%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.42×
• Total profit: $99,138
• Equity at exit: $465,457

10-year hold

• IRR: 8.8%
• Equity multiple: 2.59×
• Total profit: $378,164
• Equity at exit: $790,210

Cash invested: $238,000 (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 90077

• Home prices YoY: 1.2%
• Active inventory: 182
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $5,888 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$354
• HOA: −$868
• Vacancy / Maint / Mgmt: −$1,237
• Net cashflow: $-1,282

Break-even live

Break-even rent $7,511

Max offer price $623,539

Occupancy floor —

Sensitivity live

Price	-10% $-801	-5% $-1,041	+0% $-1,282	+5% $-1,523	+10% $-1,763
Rent	-10% $-1,747	-5% $-1,515	+0% $-1,282	+5% $-1,049	+10% $-817
Rate	-1.0pp $-854	-0.5pp $-1,066	base $-1,282	+0.5pp $-1,502	+1.0pp $-1,726

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2345 Roscomare Rd #201 Los Angeles, CA	2.0	2.0	1309	$3,950	$3.02	26d	1	0.05mi
2345 Roscomare Rd #201 Los Angeles, CA	2.0	2.0	1309	$3,800	$2.90	16d	1	0.05mi
2301 Roscomare Rd Los Angeles, CA	2.0	2.5	1125	$3,850	$3.42	17d	1	0.18mi
2212 Linda Flora Dr Los Angeles, CA	3.0	2.5	1865	$8,895	$4.77	45d	1	0.35mi

HOA detail condo

• Monthly dues: $868 · $10,416/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $849,999 Active 195 DOM
2. 2026-06-18
   days on market $849,999 Active 192 DOM
3. 2026-06-17
   pricedays on market $849,999 Active 191 DOM
4. 2026-06-16
   days on market $899,999 Active 190 DOM
5. 2026-06-15
   days on market $899,999 Active 189 DOM
6. 2026-06-13
   days on market $899,999 Active 187 DOM
7. 2026-06-09
   days on market $899,999 Active 183 DOM
8. 2026-06-08
   days on market $899,999 Active 182 DOM
9. 2026-06-07
   days on market $899,999 Active 181 DOM
10. 2026-06-04
    days on market $899,999 Active 178 DOM
11. 2026-06-03
    days on market $899,999 Active 177 DOM
12. 2026-06-02
    days on market $899,999 Active 176 DOM
13. 2026-06-01
    days on market $899,999 Active 175 DOM
14. 2026-05-31
    days on market $899,999 Active 174 DOM
15. 2026-04-14
    price $899,999 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

16. 2026-02-25
    price $949,999 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

17. 2026-02-13
    price $1,049,999 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

18. 2026-01-16
    status Active 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

19. 2026-01-02
    historical Active Under Contract 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

20. 2025-12-08
    listed $1,100,000 Active 739-char remark

    Show marketing remark (739 chars)

    Welcome to your exquisite penthouse corner unit at 2385 Roscomare Road, Unit F16, nestled in the prestigious Chateau Chamberay community in the serene hills of Bel Air. This beautifully updated three-bedroom, two-bath condo offers an unparalleled living experience with no neighbors above, soaring high ceilings in the living room, and breathtaking views of the Los Angeles skyline and mountains right from your dining area. With a bonus loft space, gorgeous finishes throughout, and access to top-notch community amenities like a gym, exercise room, tennis courts, and a pool and spa, this residence combines elegance, comfort, and a prime Bel Air location. Come see why this Chateau Chamberay penthouse is the perfect place to call home!

21. 2025-01-16
    historical
22. 2024-11-28
    historical Active Under Contract
23. 2024-10-15
    listed $1,100,000 Active
24. 1997-02-28
    soldstatus $137,500
25. 1991-10-04
    soldstatus $275,000
26. 1987-03-13
    soldstatus $243,000
27. 1983-05-12
    soldstatus $200,000

ⓘ 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: $3,050 · $254/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$3,410/yr (+$284/mo · 111.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,661
• − Mortgage interest: −$47,613
• − Property taxes: −$3,050
• − Insurance: −$4,250
• − Repairs & maintenance: −$5,653
• − Management: −$5,653
• − HOA: −$10,416
• − Depreciation: −$24,727
• Taxable loss: −$30,701
• Est. tax savings @ 24.0%: +$7,368
• After-tax cash flow: $-8,015/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): 8,386
• Household income: $206,319
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 198.0

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% Asian 10% Two or more races 9% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Scotch-Irish 11% Romanian 4% Lithuanian 3%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 69% English-only · Other Indo-European 17% Spanish 4% Chinese 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: ▲ 4.68%
• Current HPI: 394.6594
• Rent YoY: —
• 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

+350.0% since first listed

13 events — show timeline

• 2026-04-14 Price Changed $899,999 CRMLS
• 2026-02-25 Price Changed $949,999 CRMLS
• 2026-02-13 Price Changed $1,049,999 CRMLS
• 2026-01-16 Relisted — CRMLS
• 2026-01-02 Contingent — CRMLS
• 2025-12-08 Listed $1,100,000 CRMLS
• 2025-01-16 Listing Removed — CRMLS
• 2024-11-28 Contingent — CRMLS
• 2024-10-15 Listed $1,100,000 CRMLS
• 1997-02-28 Sold (Public Records) $137,500 Public Records
• 1991-10-04 Sold (Public Records) $275,000 Public Records
• 1987-03-13 Sold (Public Records) $243,000 Public Records
• 1983-05-12 Sold (Public Records) $200,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,050 · +3.8% YoY. Source: county tax records.