3125 S Durango Ave · Los Angeles, CA 90034

$2,695,000

16 bd · 8.0 ba · 7,333 sqft · MultiFamily public records · 237 Days on market

Built 1957 7,978 sqft lot $368/sqft · at area comps Est $2828k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +9.6/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• 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: 8 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

Great investment opportunity! 8-unit apartment building in prime west LA location near Palms and culver city. well- maintained with strong potential and steady income. drive by only do not disturb tenants, seller is a licensed CA real estate broker.

Key facts

• Near palms
• Steady income
• Well-maintained

Tags

• 8-UNIT APARTMENT BUILDING
• PRIME WEST LA LOCATION
• NEAR PALMS
• NEAR CULVER CITY
• WELL-MAINTAINED
• STEADY INCOME

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.0-bath units multifamily listed at $2.69M.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative. Per door: $-20/mo.
• To cash-flow at today's rent, offer at most $2.67M (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.19M (18.9% below list).
• Recommended offer: $2.19M (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 flat; 121 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $21,850/mo this rent would consume 248% of the median local household income ($106k/yr) (locally 4507% 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 $19k of loan paydown is wiped out by about $81k 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 237 days — a 12% lower offer ($2.37M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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; list at $2.69M implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,185,000 (18.9% 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 237 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $2,827,645
• List price: $2,695,000
• Delta: -4.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-504,888
• Equity at exit: $401,833

10-year hold

• IRR: -18.9%
• Equity multiple: 0.10×
• Total profit: $-678,862
• Equity at exit: $233,014

Cash invested: $754,600 (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 90034

• Rents YoY: 0.3%
• Active inventory: 121
• Price-to-rent: 82.2×

Monthly cashflow live

• Estimated rent: $21,850 high
• Mortgage (P&I): −$14,133
• Tax from tax record: −$2,162 /mo · $25,947/yr
• Insurance: −$1,123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,588
• Net cashflow: $-157

Break-even live

Break-even rent $22,048

Max offer price $2,667,348

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$21,848
Total (8 units)			$21,850

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: $673,750
• Closing costs: $80,850
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $2,695,000 Active 237 DOM
2. 2026-06-17
   days on market $2,695,000 Active 236 DOM
3. 2026-06-16
   days on market $2,695,000 Active 235 DOM
4. 2026-06-15
   days on market $2,695,000 Active 234 DOM
5. 2026-06-13
   days on market $2,695,000 Active 232 DOM
6. 2026-06-09
   days on market $2,695,000 Active 228 DOM
7. 2026-06-08
   days on market $2,695,000 Active 227 DOM
8. 2026-06-07
   days on market $2,695,000 Active 226 DOM
9. 2026-06-04
   days on market $2,695,000 Active 223 DOM
10. 2026-06-03
    days on market $2,695,000 Active 222 DOM
11. 2026-06-02
    days on market $2,695,000 Active 221 DOM
12. 2026-06-01
    days on market $2,695,000 Active 220 DOM
13. 2026-05-31
    days on market $2,695,000 Active 219 DOM
14. 2026-01-02
    status Active 249-char remark

    Show marketing remark (249 chars)

    Great investment opportunity! 8-unit apartment building in prime west LA location near Palms and culver city. well- maintained with strong potential and steady income. drive by only do not disturb tenants, seller is a licensed CA real estate broker.

15. 2025-10-23
    listed $2,800,000 Active 249-char remark

    Show marketing remark (249 chars)

    Great investment opportunity! 8-unit apartment building in prime west LA location near Palms and culver city. well- maintained with strong potential and steady income. drive by only do not disturb tenants, seller is a licensed CA real estate broker.

16. 2025-07-09
    price
17. 2025-06-05
    status Active
18. 2025-06-05
    historical Backup Offers Accepted
19. 2025-06-02
    listed Active
20. 2024-05-13
    price
21. 2024-05-05
    listed Active
22. 2024-02-09
    price
23. 2024-02-06
    listed Active
24. 2008-04-03
    soldstatus $1,250,000
25. 2008-03-17
    historical
26. 2008-01-24
    listed $1,395,000
27. 2000-07-18
    soldstatus $545,000
28. 1997-09-30
    soldstatus $430,000
29. 1990-10-25
    soldstatus $640,000
30. 1987-09-29
    soldstatus $450,000
31. 1987-09-29
    soldstatus $450,000
32. 1985-09-03
    soldstatus $415,000
33. 1985-09-03
    soldstatus $415,000

ⓘ 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: $25,947 · $2,162/mo
• Projected year-2 tax: $25,947 · $2,162/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 ≥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: $262,200
• − Mortgage interest: −$150,962
• − Property taxes: −$25,947
• − Insurance: −$13,475
• − Repairs & maintenance: −$20,976
• − Management: −$20,976
• − Depreciation: −$78,400
• Taxable loss: −$48,536
• Est. tax savings @ 24.0%: +$11,649
• After-tax cash flow: $9,770/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): 57,075
• Household income: $105,701
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 4507.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Hispanic / Latino 26% Asian 18% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 6% Chinese 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: ▼ -1346.08%
• Current HPI: 445.7709
• Rent YoY: ▲ 0.30%
• 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

+574.7% since first listed

20 events — show timeline

• 2026-01-02 Relisted — TheMLS
• 2025-10-23 Listed $2,800,000 TheMLS
• 2025-07-09 Price Changed — TheMLS
• 2025-06-05 Relisted — TheMLS
• 2025-06-05 Contingent — TheMLS
• 2025-06-02 Listed — TheMLS
• 2024-05-13 Price Changed — TheMLS
• 2024-05-05 Listed — TheMLS
• 2024-02-09 Price Changed — TheMLS
• 2024-02-06 Listed — TheMLS
• 2008-04-03 Sold (MLS) $1,250,000 TheMLS
• 2008-03-17 Delisted — TheMLS
• 2008-01-24 Listed $1,395,000 TheMLS
• 2000-07-18 Sold (Public Records) $545,000 Public Records
• 1997-09-30 Sold (Public Records) $430,000 Public Records
• 1990-10-25 Sold (Public Records) $640,000 Public Records
• 1987-09-29 Sold (Public Records) $450,000 Public Records
• 1987-09-29 Sold (Public Records) $450,000 Public Records
• 1985-09-03 Sold (Public Records) $415,000 Public Records
• 1985-09-03 Sold (Public Records) $415,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $25,947 · +1.3% YoY. Source: county tax records.