5020 Sawtelle Blvd · Los Angeles, CA 90230

$1,700,000

7 bd · 7.0 ba · 4,698 sqft · MultiFamily public records · 23 Days on market

Built 1964 5,003 sqft lot $362/sqft · 7% above area Est $1586k · 7% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• ARV discount +4.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• 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: 7 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

5020 Sawtelle Blvd is a well-maintained 7-unit apartment building located in a desirable Westside pocket of Del Rey, in Culver City. The property is professionally managed and is on the market for the first time in 40 years. This is a value-add opportunity with 40% rental upside and a pro forma cap rate of 7.47%. Built in 1964, the 4,698 SF property is situated on a 5,003 SF lot. The unit mix includes: (1) 3Bd/2Ba, (5) 1Bd/1Ba, and (1) Studio. There is a manicured lawn in front with neat hedges and a deep set back from the sidewalk. There are four tuck-under parking spaces in the rear of the property. Seismic retrofit is completed. The building has benefited from four decades of professional management, ensuring consistent care and operational stability. There is strong rental-demand for the property due to its proximity to Downtown Culver City, which has acclaimed dining, shopping and entertainment, as well as several major employers including Sony Pictures Studios, Electronic Arts, Belkin, Facebook LA, Microsoft LA, and YouTube LA.

Key facts

• Strong rental demand
• Deep set back
• Seismic retrofit

Tags

• 7 UNIT APARTMENT BUILDING
• VALUE ADD OPPORTUNITY
• MANICURED LAWN
• DEEP SET BACK
• SEISMIC RETROFIT
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 5×1bd/1ba + 1×?bd/1ba units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $552/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.70M).
• Recommended offer: $1.67M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 rising (+2.0%/yr); 111 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 $17,953/mo this rent would consume 201% of the median local household income ($107k/yr) (locally 1428% 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 $12k of loan paydown is wiped out by about $51k 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 23 days — a 2% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $365k; list at $1.70M implies a 366% gain — meaningful room to come down on a strong offer.

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 $1,674,500 (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 1964 — 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: 1.06% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,585,830
• List price: $1,700,000
• Delta: 7.20%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-47,140
• Equity at exit: $253,476

10-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $203,786
• Equity at exit: $146,985

Cash invested: $476,000 (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 90230

• Rents YoY: 2.0%
• Active inventory: 111
• Price-to-rent: 40.3×

Monthly cashflow live

• Estimated rent: $17,953 high
• Mortgage (P&I): −$8,915
• Tax from tax record: −$692 /mo · $8,309/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,770
• Net cashflow: $3,867

Break-even live

Break-even rent $13,058

Max offer price $1,700,000

Occupancy floor 73%

Sensitivity live

Price	-10% $4,829	-5% $4,348	+0% $3,867	+5% $3,386	+10% $2,905
Rent	-10% $2,449	-5% $3,158	+0% $3,867	+5% $4,576	+10% $5,285
Rate	-1.0pp $4,723	-0.5pp $4,299	base $3,867	+0.5pp $3,427	+1.0pp $2,978

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,519
▸ 5× units	1	1	$12,050
1× unit	0	1	$2,383
Total (7 units)			$17,953

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: $425,000
• Closing costs: $51,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-27
   listed $1,700,000 Active 1049-char remark

   Show marketing remark (1049 chars)

   5020 Sawtelle Blvd is a well-maintained 7-unit apartment building located in a desirable Westside pocket of Del Rey, in Culver City. The property is professionally managed and is on the market for the first time in 40 years. This is a value-add opportunity with 40% rental upside and a pro forma cap rate of 7.47%. Built in 1964, the 4,698 SF property is situated on a 5,003 SF lot. The unit mix includes: (1) 3Bd/2Ba, (5) 1Bd/1Ba, and (1) Studio. There is a manicured lawn in front with neat hedges and a deep set back from the sidewalk. There are four tuck-under parking spaces in the rear of the property. Seismic retrofit is completed. The building has benefited from four decades of professional management, ensuring consistent care and operational stability. There is strong rental-demand for the property due to its proximity to Downtown Culver City, which has acclaimed dining, shopping and entertainment, as well as several major employers including Sony Pictures Studios, Electronic Arts, Belkin, Facebook LA, Microsoft LA, and YouTube LA.

2. 2002-05-22
   historical
3. 2002-04-29
   listed
4. 1996-03-15
   soldstatus $365,000

ⓘ 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: $8,309 · $692/mo
• Projected year-2 tax: $12,920 · $1,077/mo
• Expected delta: +$4,611/yr (+$384/mo · 55.5%)

ⓘ 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) · 24% 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: $215,436
• − Mortgage interest: −$95,226
• − Property taxes: −$8,309
• − Insurance: −$8,500
• − Repairs & maintenance: −$17,235
• − Management: −$17,235
• − Depreciation: −$49,455
• Taxable income: $19,476
• Est. tax owed @ 24.0%: −$4,674
• After-tax cash flow: $41,731/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): 31,009
• Household income: $107,109
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1428.0

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 0.74)
• Race & ethnicity: White 37% Hispanic / Latino 30% Two or more races 20% Asian 17% Black 8%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 56% English-only · Spanish 25% Other Asian/Pacific 5% Other Indo-European 5%

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: ▼ -1229.17%
• Current HPI: 460.1149
• Rent YoY: ▲ 2.03%
• 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

+365.8% since first listed

4 events — show timeline

• 2026-04-27 Listed $1,700,000 TheMLS
• 2002-05-22 Delisted — TheMLS
• 2002-04-29 Listed — TheMLS
• 1996-03-15 Sold (Public Records) $365,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $8,309 · +1.8% YoY. Source: county tax records.