11130 Huston St · Los Angeles, CA 91601

$2,395,000

10 bd · 12.0 ba · 7,744 sqft · MultiFamily public records · 17 Days on market

Built 1963 0.27 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 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

We are proud to present a compelling 8-unit investment opportunity on an oversized 11,627 SF lot in a Prime North Hollywood location just blocks to the NoHo Arts District Hot Spots and ~1 Mile from Toluca Lake. The property is offered for sale for the first time in ~40 Years! The property is delivered with a vacant, oversized 3-bedroom / 2-bath owner's unit totaling 1,568 SF, providing immediate rental upside, an ideal owner-user scenario, or a premium renovation opportunity to push rents quickly. Coupled with an expansive lot and favorable zoning, the asset offers multiple paths to value creation, including the potential development of ADUs (Buyer to verify feasibility). Situated at 11130

Key facts

• Expansive lot
• Vacant owner's unit
• Oversized lot

Tags

• OVERSIZED LOT
• PRIME NORTH HOLLYWOOD LOCATION
• VACANT OWNER'S UNIT
• PREMIUM RENOVATION OPPORTUNITY
• EXPANSIVE LOT
• FAVORABLE ZONING

Property features AI

Finance

• Other: Unit rent examples: 1-bed units rent shown $2,030 (actual/projected variances listed), 2-bed units rent shown $1,878, 3-bed unit rent shown $3,995; Scheduled/Actual rent status: Actual
• Financial info: Gross income reported at 212,352; Gross operating income reported at $205,981; Net operating income reported at $124,216; Total annual expenses reported at $81,765; Cap rate reported at 5.19%; Gross rent multiplier reported at 11.28; Vacancy rate reported at 1%; Vacancy allowance reported at 3%; Rent control indicated
• HOA & community: Eight units in the complex

Exterior

• Parking: Carport; Garage; Total of 8 parking spaces
• Utilities: Typical municipal utilities (water, sewer, power) — details not provided
• Home design: Residential income property; Two-level building
• Construction: Zoned LAR3
• Exterior features: One building on the lot; Other on-site structures

Interior

• Bedrooms: Three 1-bedroom units; Four 2-bedroom units; One 3-bedroom unit
• Bathrooms: Three 1-bath units (1.00 bath); Four 2-bath units (2.00 baths); One 2-bath unit (2.00 baths)
• Heating & cooling: Central heating; Wall heating; Central cooling; Wall/window air conditioning units; Other cooling
• Interior features: Community laundry available; Laundry in-unit
• Laundry & utility: On-site coin/communal laundry (owner-operated); Washer/dryer hookups in some units (laundry in unit)

What this means for you Summary

Snapshot

• This is a 8 × 14-bed/13.0-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $8k ($100k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.40M).
• Recommended offer: $2.36M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, 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; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $28,900/mo this rent would consume 436% 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 $17k of loan paydown is wiped out by about $72k 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 17 days — a 2% lower offer ($2.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $436k; list at $2.40M implies a 449% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,359,075 (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 1963 — 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: 1.21% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.9

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: 2.3%
• Equity multiple: 1.08×
• Total profit: $56,420
• Equity at exit: $357,102

10-year hold

• IRR: 8.9%
• Equity multiple: 1.60×
• Total profit: $400,984
• Equity at exit: $207,076

Cash invested: $670,600 (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 91601

• Rents YoY: -0.9%
• Active inventory: 89
• Price-to-rent: 55.2×

Monthly cashflow live

• Estimated rent: $28,900 medium
• Mortgage (P&I): −$12,560
• Tax from tax record: −$952 /mo · $11,419/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,069
• Net cashflow: $8,322

Break-even live

Break-even rent $18,366

Max offer price $2,395,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 8× units	14	13	$28,896
Total (8 units)			$28,900

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $2,395,000 Active 17 DOM
2. 2026-06-17
   days on market $2,395,000 Active 16 DOM
3. 2026-06-16
   days on market $2,395,000 Active 15 DOM
4. 2026-06-15
   days on market $2,395,000 Active 14 DOM
5. 2026-06-13
   days on market $2,395,000 Active 12 DOM
6. 2026-06-09
   days on market $2,395,000 Active 8 DOM
7. 2026-06-08
   days on market $2,395,000 Active 7 DOM
8. 2026-06-07
   days on market $2,395,000 Active 6 DOM
9. 2026-06-04
   days on market $2,395,000 Active 3 DOM
10. 2026-06-03
    days on market $2,395,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $2,395,000 Active 1 DOM

ⓘ 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: $11,419 · $952/mo
• Projected year-2 tax: $18,202 · $1,517/mo
• Expected delta: +$6,783/yr (+$565/mo · 59.4%)

ⓘ 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 · 23 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: $346,800
• − Mortgage interest: −$134,157
• − Property taxes: −$11,419
• − Insurance: −$11,975
• − Repairs & maintenance: −$27,744
• − Management: −$27,744
• − Depreciation: −$69,673
• Taxable income: $64,088
• Est. tax owed @ 24.0%: −$15,381
• After-tax cash flow: $84,482/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

+507.9% since first listed

3 events — show timeline

• 2026-06-01 Listed $2,395,000 TheMLS
• 1987-08-04 Sold (Public Records) $436,000 Public Records
• 1985-09-27 Sold (Public Records) $394,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $11,419 · +2.0% YoY. Source: county tax records.