18350 Hatteras St · Los Angeles, CA 91356

$405,000

2 bd · 1.0 ba · 780 sqft · MultiFamily · 14 Days on market

Built 1972 ↓ 3% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• 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

1 st floor with patio, short distance to 2 gated parking spaces, large community pool. new HVAC ystem

Key facts

• 1st floor
• Community pool
• Gated parking

Tags

• 1ST FLOOR
• PATIO
• GATED PARKING
• COMMUNITY POOL
• NEW HVAC SYSTEM

Property features AI

Exterior

• Home design: Built in 1972
• Construction: Living area approximately 780
• Exterior features: Located in the Tarzana neighborhood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $405k.

Deal economics

• At list price, monthly cash flow is $7k ($90k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $405k).
• Cap rate 28.4% 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 falling (-3.8%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,986/mo this rent would consume 145% of the median local household income ($107k/yr) (locally 1611% 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 $3k of loan paydown is wiped out by about $12k 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 $113k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $405,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.21% ✓
• Cap rate: 28.40%
• Cash-on-cash: 78.94%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 75.6%
• Equity multiple: 4.28×
• Total profit: $371,648
• Equity at exit: $60,387

10-year hold

• IRR: 78.5%
• Equity multiple: 7.96×
• Total profit: $789,159
• Equity at exit: $35,017

Cash invested: $113,400 (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 91356

• Rents YoY: -3.8%
• Active inventory: 135
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $12,986 high
• Mortgage (P&I): −$2,124
• Tax est. 1.5%: −$506 /mo · $6,075/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,727
• Net cashflow: $7,460

Break-even live

Break-even rent $3,543

Max offer price $405,000

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$12,985
Total (5 units)			$12,986

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18350 Hatteras St Tarzana, CA	2.0–3.0	2.0	1070	$2,798	$2.61	24d	2	0.03mi
18350 Hatteras St #202 Tarzana, CA	3.0	2.0	1070	$3,100	$2.90	7d	1	0.04mi
5700 Etiwanda Ave Tarzana, CA	2.0–3.0	1.0–2.0	975	$2,600	$2.67	18d	4	0.15mi
5700 Etiwanda Ave Tarzana, CA	2.0–3.0	1.0–2.0	975	$2,495	$2.56	24d	5	0.15mi
5700 Etiwanda Ave Tarzana, CA	2.0–3.0	1.0–2.0	975	$2,495	$2.56	18d	4	0.15mi
6000 Etiwanda Ave Tarzana, CA	2.0	1.0–2.0	957	$2,695	$2.81	43d	2	0.16mi
18433 Hatteras St #207 Tarzana, CA	1.0	1.0	742	$2,180	$2.94	43d	1	0.19mi
18400 Collins St Tarzana, CA	1.0	1.0	700	$1,725	$2.46	15d	1	0.21mi
5830 Reseda Blvd Tarzana, CA	1.0	1.0	800	$2,150	$2.69	5d	3	0.21mi
5900 Reseda Blvd Tarzana, CA	1.0	1.0	680	$2,600	$3.82	43d	1	0.22mi
5917 Reseda Blvd Tarzana, CA	2.0–3.0	1.5–2.0	1105	$2,450	$2.22	2d	3	0.25mi
5825 Reseda Blvd Tarzana, CA	1.0	1.0	770	$2,063	$2.68	7d	7	0.26mi
5680 Reseda Blvd Tarzana, CA	1.0–2.0	1.0	696	$2,565	$3.69	3d	3	0.26mi
5809 Reseda Blvd Tarzana, CA	1.0	1.0	600	$1,662	$2.77	20d	5	0.28mi
5931 Reseda Blvd Tarzana, CA	2.0	1.0–2.0	750	$2,338	$3.12	19d	8	0.28mi
5931 Reseda Blvd Tarzana, CA	1.0	1.0	750	$1,916	$2.55	11d	2	0.28mi
18530 Hatteras St Tarzana, CA	1.0–3.0	1.0–2.0	955	$2,600	$2.72	2d	5	0.29mi
18530 Hatteras St Tarzana, CA	1.0–3.0	1.0–2.0	1006	$2,548	$2.53	7d	6	0.29mi
18530 Hatteras St Tarzana, CA	1.0–3.0	1.0–2.0	1006	$2,725	$2.71	22d	5	0.29mi
18530 Hatteras St Tarzana, CA	1.0–2.0	1.0–2.0	765	$2,750	$3.59	43d	6	0.29mi
18136 Oxnard St #39 Tarzana, CA	2.0	2.0	1121	$3,395	$3.03	24d	1	0.33mi
18555 Collins St Tarzana, CA	2.0	2.0	972	$2,450	$2.52	24d	3	0.36mi
18601 Hatteras St Tarzana, CA	2.0	2.0	940	$2,622	$2.79	3d	3	0.37mi
6130 Reseda Blvd Tarzana, CA	1.0	1.0	893	$1,925	$2.16	43d	1	0.38mi
18620 Hatteras St Tarzana, CA	1.0–2.0	1.0–2.0	795	$2,700	$3.40	2d	3	0.40mi
18620 Hatteras St Tarzana, CA	1.0–3.0	1.5–2.0	915	$2,625	$2.87	43d	3	0.40mi
6150 Reseda Blvd Tarzana, CA	1.0	1.0	785	$1,895	$2.41	12d	1	0.40mi
6155 Reseda Blvd Tarzana, CA	2.0	2.0	833	$2,400	$2.88	24d	1	0.44mi
18618 Collins St Tarzana, CA	1.0	1.0	452	$1,650	$3.65	43d	2	0.44mi
18645 Hatteras St Tarzana, CA	1.0	1.0	605	$2,200	$3.64	20d	1	0.45mi
18645 Hatteras St #206 Tarzana, CA	1.0	1.0	605	$2,200	$3.64	12d	1	0.46mi
18529 Calvert St Tarzana, CA	1.0	1.0	785	$2,175	$2.77	24d	1	0.46mi
6266 Etiwanda Ave Unit 18254 Tarzana, CA	2.0	2.0	825	$2,950	$3.58	11d	1	0.46mi
5536 Lindley Ave Encino, CA	1.0–2.0	1.0–2.0	1143	$2,913	$2.55	2d	7	0.47mi
18632 Collins St Tarzana, CA	1.0	1.0	508	$2,125	$4.18	13d	3	0.47mi
6210 Reseda Blvd Tarzana, CA	1.0	1.0	849	$2,195	$2.59	12d	1	0.47mi
5730 Yolanda Ave Tarzana, CA	1.0	1.0	650	$1,995	$3.07	43d	1	0.49mi
6230 Reseda Blvd Tarzana, CA	1.0	1.0	817	$1,852	$2.27	3d	5	0.49mi
18657 Collins St Unit 12A Tarzana, CA	2.0	1.0	950	$2,295	$2.42	22d	1	0.50mi
18657 Collins St Unit 04 Tarzana, CA	1.0	1.0	700	$1,850	$2.64	24d	1	0.51mi

Listing history 9 events

1. 2026-06-18
   days on market $405,000 Active 14 DOM
2. 2026-06-17
   days on market $405,000 Active 13 DOM
3. 2026-06-16
   days on market $405,000 Active 12 DOM
4. 2026-06-15
   days on market $405,000 Active 11 DOM
5. 2026-06-13
   days on market $405,000 Active 9 DOM
6. 2026-06-09
   days on market $405,000 Active 5 DOM
7. 2026-06-08
   days on market $405,000 Active 4 DOM
8. 2026-06-07
   remarks 102-char remark
9. 2026-06-07
   listed $405,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥101°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: $155,832
• − Mortgage interest: −$22,686
• − Property taxes: −$6,075
• − Insurance: −$2,025
• − Repairs & maintenance: −$12,467
• − Management: −$12,467
• − Depreciation: −$11,782
• Taxable income: $88,331
• Est. tax owed @ 24.0%: −$21,199
• After-tax cash flow: $68,322/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): 30,942
• Household income: $107,378
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1611.0

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 0.57)
• Race & ethnicity: White 63% Hispanic / Latino 17% Two or more races 12% Asian 8% Black 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Scotch-Irish 6% Romanian 4% Italian 2%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 58% English-only · Other Indo-European 13% Spanish 13% Russian/Polish/Slavic 5%

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: ▼ -930.94%
• Current HPI: 429.7005
• Rent YoY: ▼ -3.82%
• 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

-3.3% since first listed

23 events — show timeline

• 2026-06-05 Listed $405,000 FSBO.com
• 2026-03-29 Rental Removed $2,750 TURBOTENANT
• 2026-02-28 Listed for Rent $2,750 TURBOTENANT
• 2026-02-27 Rental Removed $2,500 CRMLS
• 2026-02-10 Price Changed $2,500 CRMLS
• 2026-01-24 Listed for Rent $2,750 CRMLS
• 2025-06-19 Rental Removed $2,400 SHOWMOJO
• 2025-05-05 Listed for Rent $2,400 SHOWMOJO
• 2025-05-05 Rental Removed $2,400 SHOWMOJO2
• 2025-05-01 Rental Removed $2,400 SHOWMOJO
• 2025-05-01 Listed for Rent $2,400 SHOWMOJO2
• 2025-04-26 Listed for Rent $2,400 SHOWMOJO
• 2025-03-12 Listing Removed — CRMLS
• 2025-01-15 Rental Removed $3,000 CLAW
• 2024-10-01 Listed $430,000 CRMLS
• 2024-09-18 Listed for Rent $3,000 CLAW
• 2024-08-16 Rental Removed $2,995 APPFOLIO
• 2024-08-06 Listed for Rent $2,995 APPFOLIO
• 2022-07-17 Price Changed $2,700 RENT.
• 2008-03-31 Listing Removed — CRMLS
• 2008-03-27 Listed $267,900 CRMLS
• 2006-12-19 Listing Removed — CRMLS
• 2006-11-06 Listed $419,000 CRMLS