4401 Westdale Ave · Los Angeles, CA 90041

$995,000

3 bd · 1.0 ba · 1,120 sqft · MultiFamily public records · 23 Days on market

Built 1947 0.35 ac lot $888/sqft · 112% above area Est $1233k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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: 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

* * DO NOT DISTURB TENANTS OR WALK ON PROPERTY - DRIVE BY ONLY * * We are proud to present a rare 5-unit investment opportunity situated on an expansive 15,360 SF lot in Eagle Rock, one of Los Angeles' most sought-after and supply-constrained submarkets. Located at 44014403 Westdale Avenue, the property is comprised of a four-unit single-story structure featuring one-bedroom/one-bathroom units, along with a detached three-bedroom/one-bathroom single-family residence complete with its own private backyard and covered garage. All five units are single-story, a highly desirable configuration rarely found in Eagle Rock. The property spans 2,947 SF of improvements on a large RD2-1 zoned parc

Key facts

• Expansive lot
• Private backyard
• Covered garage

Tags

• 5 UNIT INVESTMENT OPPORTUNITY
• EXPANSIVE LOT
• PRIVATE BACKYARD
• COVERED GARAGE
• SINGLE STORY STRUCTURE
• RD2-1 ZONED PARCEL

Property features AI

Finance

• Financial info: Gross operating income: $93,840; Net operating income: $60,460; Total annual expenses: $33,380; Gross income shown as 93,840; Gross rent multiplier: 10.6; Rent control: yes; Unit rents (actual): 1-bed units shown at $5,420 total (four like units), 3-bed unit actual rent $2,400; Projected rents listed for units
• HOA & community: Five total units in the complex; Three buildings on the lot

Exterior

• Parking: Driveway parking; Above-street-level parking; Twelve total parking spaces
• Utilities: Zoned LARD2
• Home design: Residential income property; One level
• Exterior features: Other on-site structures

Interior

• Kitchen: Kitchens in each unit
• Bedrooms: Four 1-bedroom units; One 3-bedroom unit
• Bathrooms: Four 1-bath units; One 1-bath unit (3-bed unit)
• Heating & cooling: Other heating; Other cooling
• Interior features: Units are apartments; As-is condition
• Laundry & utility: Laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $995k).
• Recommended offer: $980k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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-, crime F, cost of living 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.
• Zoned schools: Eagle Rock Elementary (756 students, 34% FRL); Eagle Rock High (math 47% / reading 62%, grade C-, #256 of 1,170 statewide, top 24%, 2,069 students, 48% FRL) — zoned schools average 41% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Los Angeles Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 61 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); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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 + 1.2% rent growth), your $279k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($980k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 22y 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $980,075 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.34% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,232,797
• List price: $995,000
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3838 W Avenue 41	0.74mi	2/2.0 (-1)	1,264 (+13%)	21mo	$1,125,000	$890	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $82,776
• Equity at exit: $148,358

10-year hold

• IRR: 15.5%
• Equity multiple: 2.16×
• Total profit: $323,305
• Equity at exit: $86,029

Cash invested: $278,600 (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 90041

• Rents YoY: 1.2%
• Active inventory: 61
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $13,309 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$680 /mo · $8,165/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,795
• Net cashflow: $4,201

Break-even live

Break-even rent $7,991

Max offer price $995,000

Occupancy floor 63%

Sensitivity live

Price	-10% $4,764	-5% $4,483	+0% $4,201	+5% $3,920	+10% $3,638
Rent	-10% $3,150	-5% $3,675	+0% $4,201	+5% $4,727	+10% $5,253
Rate	-1.0pp $4,702	-0.5pp $4,454	base $4,201	+0.5pp $3,943	+1.0pp $3,681

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$10,032
1× unit	3	1	$3,276
Total (5 units)			$13,309

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4609 Ellenwood Dr Unit 201 Eagle Rock, CA	2.0	1.0	848	$2,300	$2.71	9d	1	0.09mi
4547 Eagle Rock Blvd Los Angeles, CA	2.0	2.0–2.5	1054	$3,425	$3.25	19d	4	0.18mi
4526 Eagle Rock Blvd #4 Los Angeles, CA	3.0	2.5	1272	$3,350	$2.63	20d	1	0.24mi
1720 North Avenue 45 Los Angeles, CA	2.0	1.0	800	$3,200	$4.00	17d	1	0.25mi
2057 Norwalk Ave Los Angeles, CA	2.0	2.0	823	$3,000	$3.65	26d	1	0.32mi
4441 Alumni Ave Los Angeles, CA	3.0	2.0	1360	$7,250	$5.33	9d	1	0.36mi
1561 Hazelwood Ave Los Angeles, CA	2.0	1.0	1220	$3,800	$3.11	26d	1	0.40mi
4307 York Blvd Los Angeles, CA	2.0	2.0	1443	$6,000	$4.16	9d	1	0.51mi
2734 Lytelle Pl Los Angeles, CA	2.0	1.0	702	$2,700	$3.85	45d	1	0.52mi
4139 W Avenue 42 Los Angeles, CA	3.0	2.0	1064	$4,500	$4.23	45d	1	0.56mi
4353 Toland Way Los Angeles, CA	2.0	2.0	1000	$2,995	$3.00	45d	1	0.56mi
3821 W Avenue 43 Los Angeles, CA	1.0–2.0	1.5–2.0	840	$3,250	$3.87	5d	2	0.58mi
4958 N Maywood Ave Los Angeles, CA	2.0	1.0	850	$2,595	$3.05	9d	1	0.59mi
4309 Toland Way Los Angeles, CA	3.0	2.0	1081	$4,795	$4.44	4d	1	0.63mi
4313 Toland Way Eagle Rock, CA	2.0	1.0	780	$2,300	$2.95	45d	1	0.63mi
4310 Toland Way Los Angeles, CA	2.0	1.0	744	$3,395	$4.56	6d	1	0.65mi
1829 Fair Park Ave Los Angeles, CA	2.0	1.0	1064	$3,995	$3.75	16d	1	0.69mi
5144 Rockland Ave Los Angeles, CA	3.0	2.0	1400	$4,995	$3.57	45d	1	0.76mi
3014 Sagamore Way Los Angeles, CA	2.0	1.0	1022	$5,500	$5.38	5d	1	0.77mi
3014 Sagamore Way Los Angeles, CA	2.0	1.0	1011	$5,800	$5.74	26d	1	0.77mi
5163 El Rio Ave Eagle Rock, CA	2.0	1.0	768	$3,750	$4.88	22d	1	0.80mi
1223 North Avenue 45 Unit 3/4 Eagle Rock, CA	2.0	2.5	1200	$5,250	$4.38	0d	1	0.80mi
2455 Colorado Blvd Los Angeles, CA	2.0	1.0–2.0	790	$3,800	$4.81	1d	2	0.80mi
4921 La Roda Ave Unit 1 Eagle Rock, CA	2.0	1.0	1000	$3,599	$3.60	26d	1	0.83mi
4221 Verdugo Rd Los Angeles, CA	1.0–2.0	1.0	725	$2,595	$3.58	3d	4	0.84mi
1130 El Paso Dr Los Angeles, CA	3.0	2.0	1292	$6,500	$5.03	45d	1	0.86mi
1523 E Windsor Rd Unit 105B Glendale, CA	2.0	1.5	1079	$2,950	$2.73	15d	1	0.88mi
4819 Vincent Ave Los Angeles, CA	2.0	1.0	800	$3,500	$4.38	45d	1	0.90mi
4826 Hub St Unit 1 Los Angeles, CA	3.0	3.0	1460	$5,000	$3.42	26d	1	0.90mi
5046 La Roda Ave Unit 1 Los Angeles, CA	3.0	2.0	1200	$5,100	$4.25	45d	1	0.96mi
4435 Caledonia Way Los Angeles, CA	2.0	1.0	1136	$4,500	$3.96	45d	1	0.99mi
1416 E Windsor Rd Glendale, CA	2.0	2.0	1100	$2,995	$2.72	26d	1	1.00mi
3928 Ackerman Dr Los Angeles, CA	3.0	2.5	1364	$4,895	$3.59	26d	1	1.01mi
411 Lincoln Ave Glendale, CA	2.0	2.0	900	$2,662	$2.96	14d	2	1.03mi
1522 Dixon St Unit 8 Glendale, CA	2.0	2.0	800	$3,150	$3.94	3d	1	1.05mi
5206 Range View Ave Los Angeles, CA	2.0	1.5	900	$3,950	$4.39	45d	1	1.05mi
1597 Grandola Ave Los Angeles, CA	2.0	1.0	896	$3,570	$3.98	45d	1	1.06mi
5213 Meridian St Unit 5 Highland Park, CA	2.0	1.0	850	$2,500	$2.94	9d	1	1.09mi
1377 E Windsor Rd Glendale, CA	1.0–2.0	1.0	825	$2,799	$3.39	1d	4	1.10mi
5227 Eagle Dale Ave #2 Los Angeles, CA	3.0	2.5	1400	$4,195	$3.00	9d	1	1.12mi

Listing history 38 events

1. 2026-04-28
   listed $995,000 Active 2224-char remark
2. 2021-02-01
   listed Active
3. 2020-08-03
   status Active
4. 2020-07-08
   listed Active
5. 2020-07-07
   price
6. 2020-02-12
   listed Active
7. 2017-01-24
   historical Hold Do Not Show
8. 2017-01-24
   historical
9. 2016-10-20
   status Active
10. 2016-10-20
    price $1,250,000
11. 2016-10-13
    historical
12. 2016-08-17
    listed $1,500,000 Active
13. 2016-08-17
    listed $1,250,000
14. 2016-05-31
    historical
15. 2016-05-31
    historical
16. 2016-01-27
    listed $1,249,900 Active
17. 2016-01-27
    listed $1,249,900
18. 2016-01-21
    historical
19. 2016-01-21
    historical
20. 2015-11-23
    price $1,249,900
21. 2015-07-21
    listed $1,400,000 Active
22. 2015-07-21
    listed $1,249,900
23. 2014-04-21
    historical Hold
24. 2014-01-13
    listed $985,000 Active
25. 2014-01-12
    historical
26. 2013-09-20
    listed $985,000 Active
27. 2006-05-24
    historical
28. 2006-03-06
    historical
29. 2006-03-06
    historical
30. 2006-02-24
    listed
31. 2006-02-24
    listed $819,000
32. 2006-02-24
    listed $819,000
33. 2004-10-26
    historical
34. 2004-09-22
    historical
35. 2004-09-22
    historical
36. 2004-02-25
    listed
37. 2004-02-25
    listed $779,500
38. 2004-02-25
    listed $779,500

ⓘ 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: $8,165 · $680/mo
• Projected year-2 tax: $8,165 · $680/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) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $159,708
• − Mortgage interest: −$55,735
• − Property taxes: −$8,165
• − Insurance: −$4,975
• − Repairs & maintenance: −$12,777
• − Management: −$12,777
• − Depreciation: −$28,945
• Taxable income: $36,333
• Est. tax owed @ 24.0%: −$8,720
• After-tax cash flow: $41,694/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): 27,920
• Household income: $114,526
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1107.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 33% White 33% Asian 25% Two or more races 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 2% Scotch-Irish 2% Romanian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 20% Tagalog/Filipino 14% Other Indo-European 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: ▼ -906.86%
• Current HPI: 521.7291
• Rent YoY: ▲ 1.22%
• 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

+39.2% since first listed

41 events — show timeline

• 2026-06-01 Sold (Public Records) $1,085,000 Public Records
• 2026-06-01 Sold (MLS) $1,085,000 TheMLS
• 2026-05-21 Pending — TheMLS
• 2026-04-28 Listed $995,000 TheMLS
• 2021-02-01 Listed — TheMLS
• 2020-08-03 Relisted — TheMLS
• 2020-07-08 Listed — TheMLS
• 2020-07-07 Price Changed — TheMLS
• 2020-02-12 Listed — TheMLS
• 2017-01-24 Listing Removed — SDMLS
• 2017-01-24 Delisted — CRMLS
• 2016-10-20 Relisted — CRMLS
• 2016-10-20 Price Changed $1,250,000 CRMLS
• 2016-10-13 Listing Removed — CRMLS
• 2016-08-17 Listed $1,500,000 CRMLS
• 2016-08-17 Listed $1,250,000 SDMLS
• 2016-05-31 Listing Removed — SDMLS
• 2016-05-31 Listing Removed — CRMLS
• 2016-01-27 Listed $1,249,900 CRMLS
• 2016-01-27 Listed $1,249,900 SDMLS
• 2016-01-21 Listing Removed — SDMLS
• 2016-01-21 Listing Removed — CRMLS
• 2015-11-23 Price Changed $1,249,900 CRMLS
• 2015-07-21 Listed $1,400,000 CRMLS
• 2015-07-21 Listed $1,249,900 SDMLS
• 2014-04-21 Delisted — CRMLS
• 2014-01-13 Listed $985,000 CRMLS
• 2014-01-12 Listing Removed — CRMLS
• 2013-09-20 Listed $985,000 CRMLS
• 2006-05-24 Listing Removed — CRMLS
• 2006-03-06 Listing Removed — CRMLS
• 2006-03-06 Delisted — TheMLS
• 2006-02-24 Listed $819,000 CRMLS
• 2006-02-24 Listed $819,000 CRMLS
• 2006-02-24 Listed — TheMLS
• 2004-10-26 Listing Removed — CRMLS
• 2004-09-22 Listing Removed — CRMLS
• 2004-09-22 Delisted — TheMLS
• 2004-02-25 Listed $779,500 CRMLS
• 2004-02-25 Listed $779,500 CRMLS
• 2004-02-25 Listed — TheMLS

Property tax history

+1.8%/yr

Latest (2025): $8,165 · +2.0% YoY. Source: county tax records.