12231 Pacific Ave · Los Angeles, CA 90066

$2,150,000

14 bd · 13.3 ba · 6,950 sqft · MultiFamily · 46 Days on market

Built 1963 Fair condition 7,503 sqft lot $309/sqft · 20% below area Est $2673k · 20% under

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 7 units. estimate disagrees with records

Listing remarks MLS

We are pleased to exclusively offer this A+ location 7-unit multifamily property located at 12231 Pacific Avenue in the heart of Mar Vista. The 6,950 square foot building features a well-designed unit mix of (5) 2-bedroom, 2-bathroom unit and (2) 3-bedroom, 2-bathroom units. This asset presents a unique opportunity for the right investor to implement a value-add business plan. . 12 parking spaces and laundry room in complex with potential for increased revenue.

Key facts

• 7,503 sq ft lot
• 12 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 5×2bd/1.9ba + 2×3bd/2ba units multifamily listed at $2.15M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $247/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.10M (2.3% below list).
• Recommended offer: $2.09M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (-0.1%/yr); 158 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,998/mo this rent would consume 221% of the median local household income ($114k/yr) (locally 3174% 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 $15k of loan paydown is wiped out by about $64k 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 46 days — a 3% lower offer ($2.09M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,085,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $2,673,416
• List price: $2,150,000
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-299,412
• Equity at exit: $320,572

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-355,350
• Equity at exit: $185,893

Cash invested: $602,000 (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 90066

• Rents YoY: -0.1%
• Active inventory: 158
• Price-to-rent: 62.1×

Monthly cashflow live

• Estimated rent: $20,998 high
• Mortgage (P&I): −$11,275
• Tax est. 1.5%: −$2,688 /mo · $32,250/yr
• Insurance: −$896
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,410
• Net cashflow: $1,730

Break-even live

Break-even rent $18,808

Max offer price $2,150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $3,216	-5% $2,473	+0% $1,730	+5% $987	+10% $244
Rent	-10% $71	-5% $901	+0% $1,730	+5% $2,560	+10% $3,389
Rate	-1.0pp $2,813	-0.5pp $2,277	base $1,730	+0.5pp $1,173	+1.0pp $606

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.9	$14,435
▸ 2× units	3	2	$6,566
Total (7 units)			$20,998

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: $537,500
• Closing costs: $64,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $2,150,000 Active 46 DOM
2. 2026-06-18
   days on market $2,150,000 Active 43 DOM
3. 2026-06-17
   days on market $2,150,000 Active 42 DOM
4. 2026-06-16
   days on market $2,150,000 Active 41 DOM
5. 2026-06-15
   days on market $2,150,000 Active 40 DOM
6. 2026-06-13
   days on market $2,150,000 Active 38 DOM
7. 2026-06-09
   days on market $2,150,000 Active 34 DOM
8. 2026-06-08
   days on market $2,150,000 Active 33 DOM
9. 2026-06-07
   days on market $2,150,000 Active 32 DOM
10. 2026-06-04
    days on market $2,150,000 Active 29 DOM
11. 2026-06-03
    days on market $2,150,000 Active 28 DOM
12. 2026-06-02
    days on market $2,150,000 Active 27 DOM
13. 2026-06-01
    days on market $2,150,000 Active 26 DOM
14. 2026-05-31
    days on market $2,150,000 Active 25 DOM
15. 2026-05-06
    listed $2,150,000 Active 465-char remark

    Show marketing remark (465 chars)

    We are pleased to exclusively offer this A+ location 7-unit multifamily property located at 12231 Pacific Avenue in the heart of Mar Vista. The 6,950 square foot building features a well-designed unit mix of (5) 2-bedroom, 2-bathroom unit and (2) 3-bedroom, 2-bathroom units. This asset presents a unique opportunity for the right investor to implement a value-add business plan. . 12 parking spaces and laundry room in complex with potential for increased revenue.

16. 2026-04-16
    price
17. 2026-04-07
    price
18. 2026-03-03
    listed Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥85°F today · 20 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: $251,976
• − Mortgage interest: −$120,433
• − Property taxes: −$32,250
• − Insurance: −$10,750
• − Repairs & maintenance: −$20,158
• − Management: −$20,158
• − Depreciation: −$62,545
• Taxable loss: −$14,319
• Est. tax savings @ 24.0%: +$3,437
• After-tax cash flow: $24,200/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 7-unit multifamily property requires significant repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior — Paint is peeling and faded
• Major flooring — Worn and aged
• Major interior walls/paint — Worn and faded paint
• Major HVAC/mechanicals — No visible signs of recent maintenance
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace flooring — Improves living space and rental appeal
• Both Paint interior walls — Enhances interior aesthetics and resale value
• Both Service HVAC/mechanicals — Ensures comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
exterior · Paint is peeling and faded	Major	$15,000–50,000
flooring · Worn and aged	Major	$15,000–50,000
interior walls/paint · Worn and faded paint	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace flooring — Improves living space and rental appeal ↑
• Both Paint interior walls — Enhances interior aesthetics and resale value ↑
• Both Service HVAC/mechanicals — Ensures comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 56,740
• Household income: $114,141
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3174.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 25% Asian 16% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 4% 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: ▼ -1200.36%
• Current HPI: 466.5309
• Rent YoY: ▼ -0.08%
• 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

4 events — show timeline

• 2026-05-06 Listed $2,150,000 TheMLS
• 2026-04-16 Price Changed — TheMLS
• 2026-04-07 Price Changed — TheMLS
• 2026-03-03 Listed — TheMLS