16601 Marquez Ave #203 · Los Angeles, CA 90272

$450,000

2 bd · 1.0 ba · 1,086 sqft · Condo public records · 93 Days on market

Built 1965 $414/sqft · 54% below area $760/mo HOA · 14% of rent

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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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.7/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Located in the Marquez Knolls neighborhood of Pacific Palisades, this fire-impacted condominium presents an opportunity for investors, builders, or buyers seeking a long-term project. The unit is situated in the front building of a 28-unit complex. This 2-bedroom, 2-bathroom residence offers approximately 1,086 square feet of interior space (buyer to verify), along with ocean views and a large double balcony. The front building, consisting of 13 units, remains standing; however, units are impacted by the recent fire event and require extensive evaluation, remediation, and repair. The rear building, which contained 15 units, was destroyed. The HOA is currently evaluating options for the future of the complex, which may include various restoration, reconstruction, or redevelopment scenarios. Buyer to independently investigate and verify all HOA matters, including potential plans, insurance, and possible assessments. The list price reflects an estimated land value allocation for the unit and a potential long-term opportunity, subject to HOA direction and approvals. Property is being sold strictly as-is, where-is, with all faults. Seller and broker make no representations or warranties regarding the condition of the property, including but not limited to structural integrity, environmental condition, habitability, or feasibility of repair or reconstruction. Buyer is advised to conduct all investigations regarding condition, remediation requirements, structural integrity, environmental impacts, HOA plans, insurance availability, financing, permitting, and costs. Seller will make no repairs, credits, or concessions. This offering represents an opportunity to acquire a property in Marquez Knolls with ocean views, subject to buyer's independent due diligence.

Key facts

• Large double balcony
• $760 HOA
• Garage

Tags

• LARGE DOUBLE BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $410k (9.0% 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 rising fast (+7.4%/yr); 317 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($190k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 7.4% rent growth), your $126k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $450k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.20% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 7.0

CMA / ARV

• ARV (median comp): $975,612
• List price: $450,000
• Delta: -53.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.82×
• Total profit: $-22,548
• Equity at exit: $67,096

10-year hold

• IRR: 10.4%
• Equity multiple: 2.00×
• Total profit: $126,306
• Equity at exit: $38,908

Cash invested: $126,000 (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 90272

• Home prices YoY: -2.6%
• Rents YoY: 7.4%
• Active inventory: 317
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $5,395 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$760
• Vacancy / Maint / Mgmt: −$1,133
• Net cashflow: $392

Break-even live

Break-even rent $4,899

Max offer price $450,000

Occupancy floor 88%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16169 W Sunset Blvd #201 Pacific Palisades, CA	2.0	2.0	1208	$3,950	$3.27	44d	1	0.36mi
16144 Sunset Blvd Unit 3 Pacific Palisades, CA	1.0	1.0	850	$2,850	$3.35	24d	1	0.42mi
16144 Sunset Blvd Unit 6 Pacific Palisades, CA	2.0	1.0	1200	$3,550	$2.96	24d	1	0.42mi
16123 Sunset Blvd #202 Pacific Palisades, CA	2.0	2.0	1447	$4,975	$3.44	44d	1	0.44mi
16123 Sunset Blvd #304 Pacific Palisades, CA	2.0	2.5	1250	$4,650	$3.72	44d	1	0.44mi
16100 Sunset Blvd Unit 102 Pacific Palisades, CA	1.0	1.0	945	$3,166	$3.35	18d	1	0.45mi
16100 Sunset Blvd Unit 109 Pacific Palisades, CA	2.0	2.0	1100	$5,270	$4.79	24d	1	0.45mi
16100 Sunset Blvd Unit 304 Pacific Palisades, CA	2.0	2.0	1100	$5,350	$4.86	44d	1	0.45mi
16100 Sunset Blvd Unit 301 Pacific Palisades, CA	2.0	2.0	1100	$5,250	$4.77	44d	1	0.45mi
16100 Sunset Blvd Unit 104 Pacific Palisades, CA	2.0	2.0	1100	$4,995	$4.54	44d	1	0.45mi
16100 Sunset Blvd Unit 201 Pacific Palisades, CA	2.0	2.0	1100	$4,850	$4.41	44d	1	0.45mi
16100 Sunset Blvd Unit 106 Pacific Palisades, CA	1.0	1.0	942	$4,195	$4.45	44d	1	0.45mi
16100 Sunset Blvd Unit 201 Pacific Palisades, CA	2.0	2.0	1100	$4,446	$4.04	24d	1	0.45mi
16100 Sunset Blvd Unit 204 Pacific Palisades, CA	2.0	2.0	1100	$4,556	$4.14	44d	1	0.45mi
16070 Sunset Blvd Unit 1426 Pacific Palisades, CA	2.0	2.0	1100	$3,840	$3.49	24d	1	0.49mi
16070 W Sunset Blvd Pacific Palisades, CA	2.0	2.0	1250	$3,198	$2.56	44d	1	0.49mi
16070 Sunset Blvd Unit 101 Pacific Palisades, CA	2.0	2.0	1250	$2,998	$2.40	24d	1	0.49mi
17350 W Sunset Blvd Pacific Palisades, CA	1.0–2.0	1.0	944	$5,000	$5.29	24d	3	0.77mi
17366 W Sunset Blvd #201 Pacific Palisades, CA	1.0	1.0	1051	$5,500	$5.23	44d	1	0.79mi
15480 Antioch St Apt 306 Pacific Palisades, CA	2.0	2.0	1202	$4,114	$3.42	44d	1	0.91mi
437 Swarthmore Ave Pacific Palisades, CA	2.0	2.0	1114	$5,997	$5.38	44d	1	1.13mi
15322 De Pauw St Pacific Palisades, CA	2.0	2.0	1200	$6,000	$5.00	44d	1	1.15mi
18065 Coastline Dr Unit 1 Malibu, CA	2.0	2.0	1100	$9,360	$8.51	44d	1	1.48mi

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $450,000 Active 93 DOM
2. 2026-06-17
   days on market $450,000 Active 92 DOM
3. 2026-06-16
   days on market $450,000 Active 91 DOM
4. 2026-06-15
   days on market $450,000 Active 90 DOM
5. 2026-06-13
   days on market $450,000 Active 88 DOM
6. 2026-06-09
   days on market $450,000 Active 84 DOM
7. 2026-06-08
   days on market $450,000 Active 83 DOM
8. 2026-06-07
   days on market $450,000 Active 82 DOM
9. 2026-06-04
   days on market $450,000 Active 79 DOM
10. 2026-06-03
    days on market $450,000 Active 78 DOM
11. 2026-06-02
    days on market $450,000 Active 77 DOM
12. 2026-06-01
    days on market $450,000 Active 76 DOM
13. 2026-05-31
    days on market $450,000 Active 75 DOM
14. 2026-03-17
    listed $450,000 Active 1781-char remark

    Show marketing remark (1781 chars)

    Located in the Marquez Knolls neighborhood of Pacific Palisades, this fire-impacted condominium presents an opportunity for investors, builders, or buyers seeking a long-term project. The unit is situated in the front building of a 28-unit complex. This 2-bedroom, 2-bathroom residence offers approximately 1,086 square feet of interior space (buyer to verify), along with ocean views and a large double balcony. The front building, consisting of 13 units, remains standing; however, units are impacted by the recent fire event and require extensive evaluation, remediation, and repair. The rear building, which contained 15 units, was destroyed. The HOA is currently evaluating options for the future of the complex, which may include various restoration, reconstruction, or redevelopment scenarios. Buyer to independently investigate and verify all HOA matters, including potential plans, insurance, and possible assessments. The list price reflects an estimated land value allocation for the unit and a potential long-term opportunity, subject to HOA direction and approvals. Property is being sold strictly as-is, where-is, with all faults. Seller and broker make no representations or warranties regarding the condition of the property, including but not limited to structural integrity, environmental condition, habitability, or feasibility of repair or reconstruction. Buyer is advised to conduct all investigations regarding condition, remediation requirements, structural integrity, environmental impacts, HOA plans, insurance availability, financing, permitting, and costs. Seller will make no repairs, credits, or concessions. This offering represents an opportunity to acquire a property in Marquez Knolls with ocean views, subject to buyer's independent due diligence.

15. 1997-05-27
    soldstatus $148,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 8 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,744
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,180
• − Management: −$5,180
• − HOA: −$9,120
• − Depreciation: −$13,091
• Taxable loss: −$2,033
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $5,198/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): 21,390
• Household income: $189,713
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 688.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Romanian 6% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -9.51%
• Current HPI: 350.2712
• Rent YoY: ▲ 7.38%
• 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

+204.1% since first listed

2 events — show timeline

• 2026-03-17 Listed $450,000 TheMLS
• 1997-05-27 Sold (Public Records) $148,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $869 · -70.9% YoY. Source: county tax records.