2617 S Sepulveda Blvd · Los Angeles, CA 90064

$5,900,000

32 bd · 32.0 ba · 19,116 sqft · MultiFamily public records · 22 Days on market

Built 1974 0.46 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Offered as part of a rare six-property portfolio available individually or as a package, 2617-2619 S Sepulveda Blvd. presents an exceptional opportunity to acquire a meaningful rental footprint in the heart of West Los Angeles, one of the Westside's most consistently desirable and resilient rental submarkets. Adding to the uniqueness of the offering, each property in the portfolio was originally built by the Seller's family, creating a true generational ownership story seldom seen in the marketplace. 2617-2619 S Sepulveda Blvd. consists of 29 units across two separate buildings on one APN. Originally built in 1974, the property is situated on a 19,850-square-foot, R3-zoned lot. The property

Key facts

• Patios or balconies
• Natural light
• 0.46 acre lot

Tags

• GATED ON SITE PARKING
• ON SITE LAUNDRY FACILITIES
• AIR CONDITIONING UNITS
• PATIOS OR BALCONIES
• NATURAL LIGHT
• SOFT STORY SEISMIC RETROFIT

Property features AI

Finance

• Other: Property sold/marketed As Is
• Financial info: Gross income reported at $527,209; Gross operating income reported at $530,209; Net operating income reported at $332,805; Total annual expenses reported at $181,588; Cap rate 5.64%; Gross rent multiplier 11.13; Vacancy rate 1%; Rent rolls by unit type and counts: three 2-bed units (actual/ projected rents listed), thirteen 1-bed units, twelve studios, and one additional unit (details vary)
• HOA & community: Total of 29 units in the complex

Exterior

• Parking: Gated, assigned parking; 29 total parking spaces
• Security: Gated parking
• Utilities: Utilities information not provided
• Home design: Residential income property; Two buildings; Two total floors; Mostly one-level units
• Construction: Information about construction materials and year built not provided
• Exterior features: No other structures on the property; Zoned LAR3

Interior

• Kitchen: Dishwasher
• Bedrooms: Two-bedroom units; One-bedroom units; Studio (0-bedroom) units
• Bathrooms: Two-bath units; One-bath units
• Heating & cooling: Wall heat; Wall/window air conditioning units
• Interior features: Built-in cabinetry and storage; As-is condition (see disclosures)
• Laundry & utility: Wall/Window unit cooling; Wall heat

What this means for you Summary

Snapshot

• This is a 6 × 5-bed/?-bath units multifamily listed at $5.90M.

Deal economics

• At list price, monthly cash flow is $13k ($152k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($60k rent vs $5.90M).
• Recommended offer: $5.81M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+1.7%/yr); 101 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $59,939/mo this rent would consume 531% of the median local household income ($135k/yr) (locally 1364% 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 $41k of loan paydown is wiped out by about $177k 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 22 days — a 2% lower offer ($5.81M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $5,811,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-228,380
• Equity at exit: $879,709

10-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $517,389
• Equity at exit: $510,124

Cash invested: $1,652,000 (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 90064

• Rents YoY: 1.7%
• Active inventory: 101
• Price-to-rent: 49.2×

Monthly cashflow live

• Estimated rent: $59,939 high
• Mortgage (P&I): −$30,940
• Tax from tax record: −$1,249 /mo · $14,993/yr
• Insurance: −$2,458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,587
• Net cashflow: $12,704

Break-even live

Break-even rent $43,858

Max offer price $5,900,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 6× units	5	—	$59,940
Total (6 units)			$59,939

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: $1,475,000
• Closing costs: $177,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $5,900,000 Active 22 DOM
2. 2026-06-17
   days on market $5,900,000 Active 21 DOM
3. 2026-06-16
   days on market $5,900,000 Active 20 DOM
4. 2026-06-15
   days on market $5,900,000 Active 19 DOM
5. 2026-06-13
   days on market $5,900,000 Active 17 DOM
6. 2026-06-09
   days on market $5,900,000 Active 13 DOM
7. 2026-06-08
   days on market $5,900,000 Active 12 DOM
8. 2026-06-07
   days on market $5,900,000 Active 11 DOM
9. 2026-06-04
   days on market $5,900,000 Active 8 DOM
10. 2026-06-03
    days on market $5,900,000 Active 7 DOM
11. 2026-06-02
    days on market $5,900,000 Active 6 DOM
12. 2026-06-01
    days on market $5,900,000 Active 5 DOM
13. 2026-05-31
    days on market $5,900,000 Active 4 DOM
14. 2026-05-27
    listed $5,900,000 Active

ⓘ 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: $14,993 · $1,249/mo
• Projected year-2 tax: $44,840 · $3,737/mo
• Expected delta: +$29,847/yr (+$2,487/mo · 199.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $719,268
• − Mortgage interest: −$330,492
• − Property taxes: −$14,993
• − Insurance: −$29,500
• − Repairs & maintenance: −$57,541
• − Management: −$57,541
• − Depreciation: −$171,636
• Taxable income: $57,564
• Est. tax owed @ 24.0%: −$13,815
• After-tax cash flow: $138,630/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): 26,642
• Household income: $135,383
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Hispanic / Latino 14% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 68% English-only · Spanish 10% Chinese 5% Other Indo-European 4%

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: ▼ -845.85%
• Current HPI: 387.6564
• Rent YoY: ▲ 1.68%
• 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

1 event — show timeline

• 2026-05-27 Listed $5,900,000 TheMLS

Property tax history

+1.6%/yr

Latest (2025): $14,993 · +2.4% YoY. Source: county tax records.