22626 Pacific Coast Hwy #22 · Malibu, CA 90265

$1,099,000

1 bd · 1.0 ba · 693 sqft · Condo public records · 281 Days on market

Built 1963 $1586/sqft · 47% below area Est $2057k · 47% under $1480/mo HOA · 19% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Schools +6.2/10.0
• Cash flow +5.5/30.0
• Appreciation +5.3/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.7/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into coastal elegance with this sun-drenched, designer-remodeled one-bedroom, one-bathroom condo, ideally located on the sands of Malibu's coveted Carbon Beach. This top-floor residence boasts breathtaking natural light, open-sky views, and a seamless blend of modern luxury and coastal charm. The brand-new gourmet kitchen is a chef's dream, featuring high-end stainless steel appliances, a Thermador professional-grade stove, a Viking hood, and a dedicated wine refrigerator. The newly designed bathroom showcases stylish tilework and premium fixtures, while the custom-designed master closet offers exceptional storage solutions. Gorgeous hickory whitewashed hardwood floors extend throughout the space, complementing the warmth of a gas fireplace. Additional floor-to-ceiling built-in storage adds both functionality and sophistication. The complex itself is a private oasis, complete with an ocean-facing heated pool, communal BBQ areas, a newly remodeled lobby, an elevator, and secure gated entry. Enjoy direct beach access, covered garage parking, and effortless proximity to Malibu's finest restaurants, high-end boutiques, a health club, a movie theater, grocery stores, and the iconic Malibu Pier. Surrounded by multi-million-dollar oceanfront estates and lush landscaping, this exclusive retreat offers a rare opportunity to experience the best of Malibu beachfront living. Designer furniture may be available for purchase. Don't miss your chance to own a piece of paradise on Billionaire's Beach!

Key facts

• Gourmet kitchen
• Premium fixtures
• Stylish tilework

Tags

• GOURMET KITCHEN
• VIKING HOOD
• DEDICATED WINE REFRIGERATOR
• NEWLY DESIGNED BATHROOM
• STYLISH TILEWORK
• PREMIUM FIXTURES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $674k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $760k (30.8% below list).
• Recommended offer: $674k (38.6% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 0.7% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.4%/yr); 627 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $7,600/mo this rent would consume 46% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($8k loan paydown + $7k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($967k) is reasonable based on typical stale-listing flexibility.
• 6 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 $443k; list at $1.10M implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $674,423 (38.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
10. 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?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. 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: 0.69% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.11%
• DSCR: 0.59
• GRM: 12.0

CMA / ARV

• ARV (median comp): $2,057,327
• List price: $1,099,000
• Delta: -46.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.43×
• Total profit: $-174,571
• Equity at exit: $353,492

10-year hold

• IRR: -7.4%
• Equity multiple: 0.18×
• Total profit: $-251,030
• Equity at exit: $453,419

Cash invested: $307,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 627
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $7,600 high
• Mortgage (P&I): −$5,763
• Tax from tax record: −$640 /mo · $7,681/yr
• Insurance: −$458
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,480
• Vacancy / Maint / Mgmt: −$1,596
• Net cashflow: $-2,403

Break-even live

Break-even rent $10,643

Max offer price $674,423

Occupancy floor —

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22626 Pacific Coast Hwy Malibu, CA	1.0–2.0	1.0–2.0	946	$5,950	$6.29	44d	2	0.03mi
22626 Pacific Coast Hwy Malibu, CA	1.0–2.0	1.0–2.0	943	$5,400	$5.73	24d	3	0.03mi
22844 Pacific Coast Hwy Apt 2 Malibu, CA	—	1.0	450	$2,995	$6.66	5d	1	0.31mi
22860 Pacific Coast Hwy Malibu, CA	1.0	1.0	650	$4,295	$6.61	44d	1	0.34mi
22343 Pacific Coast Hwy Unit 4 Malibu, CA	1.0	1.0	750	$3,695	$4.93	15d	1	0.37mi

HOA detail condo

• Monthly dues: $1,480 · $17,760/yr
• Likely covers: gaslandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $1,099,000 Active 281 DOM
2. 2026-06-17
   days on market $1,099,000 Active 280 DOM
3. 2026-06-16
   days on market $1,099,000 Active 279 DOM
4. 2026-06-15
   days on market $1,099,000 Active 278 DOM
5. 2026-06-13
   days on market $1,099,000 Active 276 DOM
6. 2026-06-13
   days on market $1,099,000 Active 275 DOM
7. 2026-06-09
   days on market $1,099,000 Active 272 DOM
8. 2026-06-08
   days on market $1,099,000 Active 271 DOM
9. 2026-06-07
   days on market $1,099,000 Active 270 DOM
10. 2026-06-04
    days on market $1,099,000 Active 267 DOM
11. 2026-06-03
    days on market $1,099,000 Active 266 DOM
12. 2026-06-02
    days on market $1,099,000 Active 265 DOM
13. 2026-06-01
    days on market $1,099,000 Active 264 DOM
14. 2026-05-31
    days on market $1,099,000 Active 263 DOM
15. 2026-03-10
    status Active 1514-char remark

    Show marketing remark (1514 chars)

    Step into coastal elegance with this sun-drenched, designer-remodeled one-bedroom, one-bathroom condo, ideally located on the sands of Malibu's coveted Carbon Beach. This top-floor residence boasts breathtaking natural light, open-sky views, and a seamless blend of modern luxury and coastal charm. The brand-new gourmet kitchen is a chef's dream, featuring high-end stainless steel appliances, a Thermador professional-grade stove, a Viking hood, and a dedicated wine refrigerator. The newly designed bathroom showcases stylish tilework and premium fixtures, while the custom-designed master closet offers exceptional storage solutions. Gorgeous hickory whitewashed hardwood floors extend throughout the space, complementing the warmth of a gas fireplace. Additional floor-to-ceiling built-in storage adds both functionality and sophistication. The complex itself is a private oasis, complete with an ocean-facing heated pool, communal BBQ areas, a newly remodeled lobby, an elevator, and secure gated entry. Enjoy direct beach access, covered garage parking, and effortless proximity to Malibu's finest restaurants, high-end boutiques, a health club, a movie theater, grocery stores, and the iconic Malibu Pier. Surrounded by multi-million-dollar oceanfront estates and lush landscaping, this exclusive retreat offers a rare opportunity to experience the best of Malibu beachfront living. Designer furniture may be available for purchase. Don't miss your chance to own a piece of paradise on Billionaire's Beach!

16. 2025-09-05
    listed $1,149,000 Active 1514-char remark

    Show marketing remark (1514 chars)

    Step into coastal elegance with this sun-drenched, designer-remodeled one-bedroom, one-bathroom condo, ideally located on the sands of Malibu's coveted Carbon Beach. This top-floor residence boasts breathtaking natural light, open-sky views, and a seamless blend of modern luxury and coastal charm. The brand-new gourmet kitchen is a chef's dream, featuring high-end stainless steel appliances, a Thermador professional-grade stove, a Viking hood, and a dedicated wine refrigerator. The newly designed bathroom showcases stylish tilework and premium fixtures, while the custom-designed master closet offers exceptional storage solutions. Gorgeous hickory whitewashed hardwood floors extend throughout the space, complementing the warmth of a gas fireplace. Additional floor-to-ceiling built-in storage adds both functionality and sophistication. The complex itself is a private oasis, complete with an ocean-facing heated pool, communal BBQ areas, a newly remodeled lobby, an elevator, and secure gated entry. Enjoy direct beach access, covered garage parking, and effortless proximity to Malibu's finest restaurants, high-end boutiques, a health club, a movie theater, grocery stores, and the iconic Malibu Pier. Surrounded by multi-million-dollar oceanfront estates and lush landscaping, this exclusive retreat offers a rare opportunity to experience the best of Malibu beachfront living. Designer furniture may be available for purchase. Don't miss your chance to own a piece of paradise on Billionaire's Beach!

17. 2025-08-12
    price
18. 2025-03-11
    listed Active
19. 2012-05-14
    soldstatus $442,600 Closed
20. 2012-04-19
    status Pending
21. 2012-04-12
    listed $413,250 Active
22. 2005-11-02
    soldstatus $800,000
23. 2005-10-05
    historical
24. 2005-08-03
    listed $849,000
25. 2002-07-23
    soldstatus $318,000
26. 2002-07-18
    soldstatus $318,000
27. 2002-06-21
    historical
28. 2002-05-26
    listed $323,000
29. 1975-10-30
    soldstatus $54,900

ⓘ 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: $7,681 · $640/mo
• Projected year-2 tax: $8,352 · $696/mo
• Expected delta: +$671/yr (+$56/mo · 8.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $91,205
• − Mortgage interest: −$61,561
• − Property taxes: −$7,681
• − Insurance: −$6,292
• − Repairs & maintenance: −$7,296
• − Management: −$7,296
• − HOA: −$17,760
• − Depreciation: −$31,971
• Taxable loss: −$48,654
• Est. tax savings @ 24.0%: +$11,677
• After-tax cash flow: $-17,164/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: Santa Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing C- Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malibu, CA
• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 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: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• 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

+1992.9% since first listed

15 events — show timeline

• 2026-03-10 Relisted — TheMLS
• 2025-09-05 Listed $1,149,000 TheMLS
• 2025-08-12 Price Changed — TheMLS
• 2025-03-11 Listed — TheMLS
• 2012-05-14 Sold (MLS) $442,600 TheMLS
• 2012-04-19 Pending — TheMLS
• 2012-04-12 Listed $413,250 TheMLS
• 2005-11-02 Sold (MLS) $800,000 TheMLS
• 2005-10-05 Delisted — TheMLS
• 2005-08-03 Listed $849,000 TheMLS
• 2002-07-23 Sold (MLS) $318,000 TheMLS
• 2002-07-18 Sold (Public Records) $318,000 Public Records
• 2002-06-21 Delisted — TheMLS
• 2002-05-26 Listed $323,000 TheMLS
• 1975-10-30 Sold (Public Records) $54,900 Public Records

Property tax history

-1.4%/yr

Latest (2025): $7,681 · +7.8% YoY. Source: county tax records.