5887 Whitnall · Los Angeles, CA 91601

$1,489,000

5 bd · 9.0 ba · 4,837 sqft · MultiFamily public records · 136 Days on market

Built 1962 5,383 sqft lot $308/sqft · 18% below area Est $1824k · 18% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

5887 Whitnall Hwy is located in the heart of North Hollywood, a highly sought-after Los Angeles submarket known for its strong rental demand, transit accessibility, and ongoing redevelopment. The property is situated just minutes from the NoHo Arts District, a vibrant hub featuring theaters, restaurants, cafes, nightlife, and creative office space. Priced at only $165,000 per unit this offering is prime for the astute multifamily investor to add value and hold, long term.

Key facts

• Strong rental demand
• North hollywood
• Noho arts district

Tags

• NORTH HOLLYWOOD
• NOHO ARTS DISTRICT
• STRONG RENTAL DEMAND
• TRANSIT ACCESSIBILITY
• ONGOING REDEVELOPMENT
• VIBRANT HUB

What this means for you Summary

Snapshot

• This is a 5-bed/9.0-bath multifamily listed at $1.49M.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.49M).
• Recommended offer: $1.31M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 soft (-0.9%/yr); 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,031/mo this rent would consume 272% of the median local household income ($80k/yr) (locally 5323% 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 $10k of loan paydown is wiped out by about $45k 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 136 days — a 12% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $1.25M; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,310,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,823,793
• List price: $1,489,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-11,675
• Equity at exit: $222,015

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $149,255
• Equity at exit: $128,742

Cash invested: $416,920 (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 91601

• Rents YoY: -0.9%
• Active inventory: 89
• Price-to-rent: 62.4×

Monthly cashflow live

• Estimated rent: $18,031 high
• Mortgage (P&I): −$7,808
• Tax from tax record: −$1,381 /mo · $16,566/yr
• Insurance: −$620
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,787
• Net cashflow: $4,435

Break-even live

Break-even rent $12,417

Max offer price $1,489,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$15,904
1× unit	2	1	$2,130
Total (9 units)			$18,031

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: $372,250
• Closing costs: $44,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4963 Clybourn Ave North Hollywood, CA	5.0	4.5	3350	$12,500	$3.73	43d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $1,489,000 Active 136 DOM
2. 2026-06-17
   days on market $1,489,000 Active 135 DOM
3. 2026-06-16
   days on market $1,489,000 Active 134 DOM
4. 2026-06-15
   days on market $1,489,000 Active 133 DOM
5. 2026-06-13
   days on market $1,489,000 Active 131 DOM
6. 2026-06-09
   days on market $1,489,000 Active 127 DOM
7. 2026-06-08
   days on market $1,489,000 Active 126 DOM
8. 2026-06-07
   days on market $1,489,000 Active 125 DOM
9. 2026-06-04
   days on market $1,489,000 Active 122 DOM
10. 2026-06-03
    days on market $1,489,000 Active 121 DOM
11. 2026-06-02
    days on market $1,489,000 Active 120 DOM
12. 2026-06-01
    days on market $1,489,000 Active 119 DOM
13. 2026-05-31
    days on market $1,489,000 Active 118 DOM
14. 2026-02-02
    listed $1,489,000 Active 485-char remark

    Show marketing remark (485 chars)

    5887 Whitnall Hwy is located in the heart of North Hollywood, a highly sought-after Los Angeles submarket known for its strong rental demand, transit accessibility, and ongoing redevelopment. The property is situated just minutes from the NoHo Arts District, a vibrant hub featuring theaters, restaurants, cafes, nightlife, and creative office space. Priced at only $165,000 per unit this offering is prime for the astute multifamily investor to add value and hold, long term.

15. 2023-05-08
    soldstatus $1,250,000 Closed Sale 1316-char remark

    Show marketing remark (1316 chars)

    We are proud to represent this 9 unit apartment building in North Hollywood. The building was constructed in 1962. Its unit mix consists of (5) singles, (3) 1+1 units, and (1) 2+1 unit. With a lot size of 5,381 square feet, the property has a total of 4,837 rentable square feet. Seismic retrofitting has been completed. North Hollywood offers many things to see and do, especially in its NoHo Arts District, which has been greatly expanding into a hip, pedestrian-friendly urban village. North Hollywood has historic shopping and interesting local restaurants and bars that make it a diverse, thriving neighborhood. It is home to many theatres, art galleries, cafes, music recording venues, and shops. Its residents have easy access of public transportation with the Metro rail stations and the North Hollywood Red Line and Orange line bus ways. They also have easy access to the 101, 170, and 134 freeways. North Hollywood is currently working on a $1 billion mixed-use development at Lankershim and Chandler; the project will re-develop 15.6 acres of commercial and residential space, including 562 residential units and three high-rise office towers. This, combined with an already thriving Arts District, makes North Hollywood a smart place to invest. The property is separately metered for gas and electricity.

16. 2023-05-05
    soldstatus $1,250,000
17. 2023-04-10
    status Pending Sale 1316-char remark

    Show marketing remark (1316 chars)

    We are proud to represent this 9 unit apartment building in North Hollywood. The building was constructed in 1962. Its unit mix consists of (5) singles, (3) 1+1 units, and (1) 2+1 unit. With a lot size of 5,381 square feet, the property has a total of 4,837 rentable square feet. Seismic retrofitting has been completed. North Hollywood offers many things to see and do, especially in its NoHo Arts District, which has been greatly expanding into a hip, pedestrian-friendly urban village. North Hollywood has historic shopping and interesting local restaurants and bars that make it a diverse, thriving neighborhood. It is home to many theatres, art galleries, cafes, music recording venues, and shops. Its residents have easy access of public transportation with the Metro rail stations and the North Hollywood Red Line and Orange line bus ways. They also have easy access to the 101, 170, and 134 freeways. North Hollywood is currently working on a $1 billion mixed-use development at Lankershim and Chandler; the project will re-develop 15.6 acres of commercial and residential space, including 562 residential units and three high-rise office towers. This, combined with an already thriving Arts District, makes North Hollywood a smart place to invest. The property is separately metered for gas and electricity.

18. 2023-04-03
    listed $1,350,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    We are proud to represent this 9 unit apartment building in North Hollywood. The building was constructed in 1962. Its unit mix consists of (5) singles, (3) 1+1 units, and (1) 2+1 unit. With a lot size of 5,381 square feet, the property has a total of 4,837 rentable square feet. Seismic retrofitting has been completed. North Hollywood offers many things to see and do, especially in its NoHo Arts District, which has been greatly expanding into a hip, pedestrian-friendly urban village. North Hollywood has historic shopping and interesting local restaurants and bars that make it a diverse, thriving neighborhood. It is home to many theatres, art galleries, cafes, music recording venues, and shops. Its residents have easy access of public transportation with the Metro rail stations and the North Hollywood Red Line and Orange line bus ways. They also have easy access to the 101, 170, and 134 freeways. North Hollywood is currently working on a $1 billion mixed-use development at Lankershim and Chandler; the project will re-develop 15.6 acres of commercial and residential space, including 562 residential units and three high-rise office towers. This, combined with an already thriving Arts District, makes North Hollywood a smart place to invest. The property is separately metered for gas and electricity.

19. 1978-07-17
    soldstatus $150,000
20. 1975-10-16
    soldstatus $86,000

ⓘ 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: $16,566 · $1,381/mo
• Projected year-2 tax: $16,566 · $1,381/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 · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $216,372
• − Mortgage interest: −$83,407
• − Property taxes: −$16,566
• − Insurance: −$7,445
• − Repairs & maintenance: −$17,310
• − Management: −$17,310
• − Depreciation: −$43,316
• Taxable income: $31,018
• Est. tax owed @ 24.0%: −$7,444
• After-tax cash flow: $45,777/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): 36,992
• Household income: $79,607
• Rent vs Own: 83.3% rent · 16.7% own
• Severe rent burden: 5323.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 33% Two or more races 14% Black 10% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Scotch-Irish 3% Romanian 2% Italian 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 62% English-only · Spanish 25% 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: ▼ -883.97%
• Current HPI: 446.1574
• Rent YoY: ▼ -0.89%
• 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

+1631.4% since first listed

7 events — show timeline

• 2026-02-02 Listed $1,489,000 CRMLS
• 2023-05-08 Sold (MLS) $1,250,000 CRMLS
• 2023-05-05 Sold (Public Records) $1,250,000 Public Records
• 2023-04-10 Pending — CRMLS
• 2023-04-03 Listed $1,350,000 CRMLS
• 1978-07-17 Sold (Public Records) $150,000 Public Records
• 1975-10-16 Sold (Public Records) $86,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $16,566 · +1.5% YoY. Source: county tax records.