852 N Oxford Ave · Los Angeles, CA 90029

$1,995,000

2 bd · 8.0 ba · 4,220 sqft · MultiFamily public records · 36 Days on market

Built 1923 5,017 sqft 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 +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
• Rent growth +2.5/5.0
• 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

Attractive 8-unit Hollywood apartment asset currently operating at a 6.0% cap rate with a clear, low-execution path to a 7.0% pro forma cap through operational improvements. Ideally located just north of Melrose Avenue in a high-demand, walkable rental pocket near major employment centers, transit, hospitals, and significant ongoing development. Multiple tenants pay separate parking fees that are not subject to rent control and are currently below market, offering immediate NOI upside. Former RTI ADU plans (expired but easily re-approved), and a large basement create additional potential for future rental or storage income (buyer to verify). Excellent curb appeal, well-maintained common areas, and scalable operational profile. A rare opportunity to acquire a small-scale Hollywood asset with real cash flow today and multiple built-in value-add levers.

Key facts

• 8 unit apartment
• Large basement
• 5,017 sq ft lot

Tags

• 8 UNIT APARTMENT
• HOLLYWOOD APARTMENT ASSET
• LARGE BASEMENT
• WELL MAINTAINED COMMON AREAS

What this means for you Summary

Snapshot

• This is a 8 × 4-bed/8.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.00M).
• Recommended offer: $1.94M (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 flat; 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $30,192/mo this rent would consume 599% of the median local household income ($60k/yr) (locally 3614% 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 $14k of loan paydown is wiped out by about $60k 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 + 0.2% rent growth), your $559k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $1.40M; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $1,935,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.52×
• Total profit: $291,679
• Equity at exit: $297,461

10-year hold

• IRR: 20.2%
• Equity multiple: 2.49×
• Total profit: $830,404
• Equity at exit: $172,491

Cash invested: $558,600 (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 90029

• Rents YoY: 0.2%
• Active inventory: 76
• Price-to-rent: 44.1×

Monthly cashflow live

• Estimated rent: $30,192 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$1,598 /mo · $19,175/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,340
• Net cashflow: $10,961

Break-even live

Break-even rent $16,318

Max offer price $1,995,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 8× units	4	8	$30,192
Total (8 units)			$30,192

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 N Kenmore Ave Unit 7 Los Angeles, CA	2.0	1.0	4774	$2,250	$0.47	44d	1	0.71mi
6250 Hollywood Blvd Unit 15A/B Los Angeles, CA	3.0	4.0	5078	$39,950	$7.87	24d	1	1.45mi
6250 Hollywood Blvd Los Angeles, CA	2.0–3.0	2.0–4.0	3244	$5,100	$1.57	5d	6	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $1,995,000 Active 36 DOM
2. 2026-06-17
   days on market $1,995,000 Active 35 DOM
3. 2026-06-16
   days on market $1,995,000 Active 34 DOM
4. 2026-06-15
   days on market $1,995,000 Active 33 DOM
5. 2026-06-13
   days on market $1,995,000 Active 31 DOM
6. 2026-06-09
   days on market $1,995,000 Active 27 DOM
7. 2026-06-08
   days on market $1,995,000 Active 26 DOM
8. 2026-06-07
   days on market $1,995,000 Active 25 DOM
9. 2026-06-04
   days on market $1,995,000 Active 22 DOM
10. 2026-06-03
    days on market $1,995,000 Active 21 DOM
11. 2026-06-02
    days on market $1,995,000 Active 20 DOM
12. 2026-06-01
    days on market $1,995,000 Active 19 DOM
13. 2026-05-31
    days on market $1,995,000 Active 18 DOM
14. 2026-05-13
    listed $1,995,000 Active 862-char remark

    Show marketing remark (862 chars)

    Attractive 8-unit Hollywood apartment asset currently operating at a 6.0% cap rate with a clear, low-execution path to a 7.0% pro forma cap through operational improvements. Ideally located just north of Melrose Avenue in a high-demand, walkable rental pocket near major employment centers, transit, hospitals, and significant ongoing development. Multiple tenants pay separate parking fees that are not subject to rent control and are currently below market, offering immediate NOI upside. Former RTI ADU plans (expired but easily re-approved), and a large basement create additional potential for future rental or storage income (buyer to verify). Excellent curb appeal, well-maintained common areas, and scalable operational profile. A rare opportunity to acquire a small-scale Hollywood asset with real cash flow today and multiple built-in value-add levers.

15. 2026-05-07
    price
16. 2026-04-04
    listed $1,795
17. 2026-02-24
    listed Active
18. 2025-05-12
    historical $1,545
19. 2025-05-08
    listed $1,545
20. 2025-05-01
    historical $1,545
21. 2025-03-27
    price $1,545
22. 2025-03-20
    price $1,645
23. 2025-03-19
    price $1,561
24. 2025-03-12
    listed $1,895
25. 2024-09-25
    historical $1,545
26. 2024-09-05
    listed $1,545
27. 2022-03-04
    price $1,499
28. 2021-04-27
    soldstatus $1,400,000 Closed Sale
29. 2021-04-21
    status Pending Sale
30. 2021-02-18
    price $1,899,000
31. 2021-02-08
    listed $1,989,000 Active
32. 1977-11-25
    soldstatus $81,000

ⓘ 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: $19,175 · $1,598/mo
• Projected year-2 tax: $19,175 · $1,598/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $362,304
• − Mortgage interest: −$111,751
• − Property taxes: −$19,175
• − Insurance: −$9,975
• − Repairs & maintenance: −$28,984
• − Management: −$28,984
• − Depreciation: −$58,036
• Taxable income: $105,398
• Est. tax owed @ 24.0%: −$25,296
• After-tax cash flow: $106,231/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): 33,303
• Household income: $60,440
• Rent vs Own: 89.7% rent · 10.3% own
• Severe rent burden: 3614.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 27% Asian 17% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 1% Romanian 1% Slovak 1%
• Foreign-born: 49% · Canada, China, South Korea
• Languages at home: 33% English-only · Spanish 45% Tagalog/Filipino 9% Other Indo-European 6%

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: ▼ -292.27%
• Current HPI: 451.0593
• Rent YoY: ▲ 0.19%
• 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

+2363.0% since first listed

19 events — show timeline

• 2026-05-13 Listed $1,995,000 TheMLS
• 2026-05-07 Price Changed — TheMLS
• 2026-04-04 Listed for Rent $1,795 SHOWMOJO
• 2026-02-24 Listed — TheMLS
• 2025-05-12 Rental Removed $1,545 SHOWMOJO
• 2025-05-08 Listed for Rent $1,545 SHOWMOJO
• 2025-05-01 Rental Removed $1,545 SHOWMOJO
• 2025-03-27 Price Changed $1,545 SHOWMOJO
• 2025-03-20 Price Changed $1,645 SHOWMOJO
• 2025-03-19 Price Changed $1,561 SHOWMOJO
• 2025-03-12 Listed for Rent $1,895 SHOWMOJO
• 2024-09-25 Rental Removed $1,545 RENTALBEAST
• 2024-09-05 Listed for Rent $1,545 RENTALBEAST
• 2022-03-04 Price Changed $1,499 RENT.
• 2021-04-27 Sold (MLS) $1,400,000 CRMLS
• 2021-04-21 Pending — CRMLS
• 2021-02-18 Price Changed $1,899,000 CRMLS
• 2021-02-08 Listed $1,989,000 CRMLS
• 1977-11-25 Sold (Public Records) $81,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $19,175 · +1.2% YoY. Source: county tax records.