14526 Dickens St · Los Angeles, CA 91403

$1,995,000

6 bd · 6.0 ba · 3,870 sqft · MultiFamily public records · 102 Days on market

Built 1941 6,807 sqft lot $516/sqft · 34% above area Est $1494k · 34% 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

This is a unique opportunity to own a six unit prime Sherman Oaks apartment building that could be delivered with five fully furnished, vacant residences. This unique vacancy profile allows a new owner to immediately set market rents and maximize cash flow on day one, without the need to do any improvements. Ideally located on beautiful Dickens Street, south of Ventura Blvd and just west of Van Nuys Blvd, the subject property is mere steps to premier shops, restaurants, entertainment, and grocery stores. Its prime, West Sherman Oaks location also offers strategic access to both the 101 and 405 freeways, providing seamless connectivity to the Westside, Beverly Hills, Studio City, and beyond. 5 of the 6 subject property's residences are in tastefully furnished, rent ready condition, exude charm & feature real hardwood floors, allowing the investor unique ability to set rents & control occupancy. 14526 Dickens Street presents a compelling opportunity to acquire an extremely well-located asset in the San Fernando Valley's most sought-after location.

Key facts

• Real hardwood floors
• 6,807 sq ft lot
• 4 parking spots

Tags

• SIX UNIT APARTMENT BUILDING
• PRIME SHERMAN OAKS LOCATION
• STRATEGIC ACCESS TO FREEWAYS
• REAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 6 × 6-bed/6.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive. Per door: $965/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $2.00M).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (-0.6%/yr); 139 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $40k of equity ($14k loan paydown + $27k appreciation (1.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 0.0% rent growth), your $559k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$143k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $185k; list at $2.00M implies a 978% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,493,891
• List price: $1,995,000
• Delta: 33.54%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

1.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.67×
• Total profit: $373,274
• Equity at exit: $715,993

10-year hold

• IRR: 14.7%
• Equity multiple: 2.72×
• Total profit: $961,194
• Equity at exit: $979,111

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 91403

• Home prices YoY: 0.3%
• Rents YoY: -0.6%
• Active inventory: 139
• Price-to-rent: 45.1×

Monthly cashflow live

• Estimated rent: $22,136 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$401 /mo · $4,815/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,649
• Net cashflow: $5,793

Break-even live

Break-even rent $14,803

Max offer price $1,995,000

Occupancy floor 69%

Sensitivity live

Price	-10% $6,922	-5% $6,358	+0% $5,793	+5% $5,228	+10% $4,664
Rent	-10% $4,044	-5% $4,919	+0% $5,793	+5% $6,667	+10% $7,542
Rate	-1.0pp $6,798	-0.5pp $6,300	base $5,793	+0.5pp $5,276	+1.0pp $4,750

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

Units	Beds	Baths	Est. rent
▸ 6× units	6	6	$22,134
Total (6 units)			$22,136

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4544 Tobias Ave Sherman Oaks, CA	5.0	5.0	3400	$13,000	$3.82	44d	1	0.32mi
4166 Crisp Canyon Rd Sherman Oaks, CA	5.0	4.0	3044	$8,000	$2.63	23d	1	0.49mi
4711 Tyrone Ave Sherman Oaks, CA	6.0	4.5	3600	$11,900	$3.31	25d	1	0.52mi
14146 Hortense St Sherman Oaks, CA	5.0	3.0	2821	$9,999	$3.54	23d	1	0.57mi
14146 Hortense St Sherman Oaks, CA	5.0	3.0	2821	$9,999	$3.54	0d	1	0.57mi
14917 Valley Vista Blvd Sherman Oaks, CA	5.0	6.0	4285	$15,750	$3.68	44d	1	0.62mi
4703 Saloma Ave Sherman Oaks, CA	5.0	4.0	3300	$22,000	$6.67	44d	1	0.64mi
4031 Hollyline Ave Sherman Oaks, CA	5.0	3.5	3112	$10,000	$3.21	19d	1	0.74mi
4268 Colbath Ave Sherman Oaks, CA	5.0	5.0	3472	$16,999	$4.90	21d	1	0.82mi
13902 Valley Vista Blvd Sherman Oaks, CA	5.0	4.5	4076	$10,950	$2.69	0d	1	0.85mi
4724 Halbrent Ave Sherman Oaks, CA	5.0	5.5	4002	$24,000	$6.00	44d	1	0.95mi
14817 Otsego St Sherman Oaks, CA	5.0	4.5	4840	$18,999	$3.93	44d	1	0.98mi
3635 Fawndale Pl Sherman Oaks, CA	5.0	3.0	3645	$14,995	$4.11	8d	1	0.98mi
5029 Lemona Ave Sherman Oaks, CA	5.0	4.5	3517	$7,499	$2.13	8d	1	0.99mi
3539 Beverly Ridge Dr Sherman Oaks, CA	5.0	3.5	2986	$18,500	$6.20	4d	1	1.00mi
3539 Beverly Ridge Dr Sherman Oaks, CA	5.0	3.5	2986	$21,450	$7.18	25d	1	1.00mi
14944 Otsego St Sherman Oaks, CA	5.0	5.5	3853	$9,999	$2.60	23d	1	1.03mi
14624 McCormick St Sherman Oaks, CA	5.0	6.0	3597	$12,000	$3.34	44d	1	1.08mi
4151 Greenbush Ave Sherman Oaks, CA	5.0	6.0	4700	$22,500	$4.79	44d	1	1.39mi
4740 Sunnyslope Ave Sherman Oaks, CA	6.0	7.0	4000	$16,900	$4.22	44d	1	1.42mi
15161 Weddington St Sherman Oaks, CA	6.0	5.5	4234	$25,500	$6.02	25d	1	1.45mi
4186 Regal Oak Dr Encino, CA	5.0	5.0	3986	$14,000	$3.51	25d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $1,995,000 Active 102 DOM
2. 2026-06-18
   days on market $1,995,000 Active 99 DOM
3. 2026-06-17
   days on market $1,995,000 Active 98 DOM
4. 2026-06-16
   days on market $1,995,000 Active 97 DOM
5. 2026-06-15
   days on market $1,995,000 Active 96 DOM
6. 2026-06-13
   days on market $1,995,000 Active 94 DOM
7. 2026-06-09
   days on market $1,995,000 Active 90 DOM
8. 2026-06-08
   days on market $1,995,000 Active 89 DOM
9. 2026-06-07
   days on market $1,995,000 Active 88 DOM
10. 2026-06-04
    days on market $1,995,000 Active 85 DOM
11. 2026-06-03
    days on market $1,995,000 Active 84 DOM
12. 2026-06-02
    days on market $1,995,000 Active 83 DOM
13. 2026-06-01
    days on market $1,995,000 Active 82 DOM
14. 2026-05-31
    days on market $1,995,000 Active 81 DOM
15. 2026-03-09
    listed $1,995,000 Active 1073-char remark

    Show marketing remark (1073 chars)

    This is a unique opportunity to own a six unit prime Sherman Oaks apartment building that could be delivered with five fully furnished, vacant residences. This unique vacancy profile allows a new owner to immediately set market rents and maximize cash flow on day one, without the need to do any improvements. Ideally located on beautiful Dickens Street, south of Ventura Blvd and just west of Van Nuys Blvd, the subject property is mere steps to premier shops, restaurants, entertainment, and grocery stores. Its prime, West Sherman Oaks location also offers strategic access to both the 101 and 405 freeways, providing seamless connectivity to the Westside, Beverly Hills, Studio City, and beyond. 5 of the 6 subject property's residences are in tastefully furnished, rent ready condition, exude charm & feature real hardwood floors, allowing the investor unique ability to set rents & control occupancy. 14526 Dickens Street presents a compelling opportunity to acquire an extremely well-located asset in the San Fernando Valley's most sought-after location.

16. 2009-07-03
    historical
17. 2009-06-06
    listed
18. 1986-08-19
    soldstatus $185,000

ⓘ 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: $4,815 · $401/mo
• Projected year-2 tax: $15,162 · $1,264/mo
• Expected delta: +$10,347/yr (+$862/mo · 214.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $265,632
• − Mortgage interest: −$111,751
• − Property taxes: −$4,815
• − Insurance: −$9,975
• − Repairs & maintenance: −$21,251
• − Management: −$21,251
• − Depreciation: −$58,036
• Taxable income: $38,553
• Est. tax owed @ 24.0%: −$9,253
• After-tax cash flow: $60,262/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): 25,793
• Household income: $116,170
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1750.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 8% Romanian 4% Subsaharan African 3%
• Foreign-born: 24% · Canada, South Korea, Dominican Republic
• Languages at home: 67% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 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: ▲ 1.33%
• Current HPI: 441.2872
• Rent YoY: ▼ -0.56%
• 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

+978.4% since first listed

4 events — show timeline

• 2026-03-09 Listed $1,995,000 TheMLS
• 2009-07-03 Delisted — TheMLS
• 2009-06-06 Listed — TheMLS
• 1986-08-19 Sold (Public Records) $185,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,815 · +2.2% YoY. Source: county tax records.