20314 Pacific Coast Hwy · Malibu, CA 90265

$1,995,000

3 bd · 3.0 ba · 1,680 sqft · MultiFamily public records · 6 Days on market

Built 1950 5,137 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +5.3/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Price Reduction!! Unbeatable value on this oceanfront lot offering over 70 feet of prime beach frontage and 5,135 square feet of land. Formerly home to a three-unit building, this property is cleared and ready for redevelopment. The existing seawall with riprap and intact septic system remain viable, streamlining your rebuild process. Design and construct your dream coastal retreat or multi-unit investment just minutes from Santa Monica, Malibu Cross Creek, and Pacific Palisades. A truly exceptional offering for those seeking a rare stretch of beachfront with existing infrastructure and unmatched potential.

Key facts

• Intact septic system
• Oceanfront lot
• Beach frontage

Tags

• OCEANFRONT LOT
• BEACH FRONTAGE
• EXISTING SEAWALL
• INTACT SEPTIC SYSTEM
• REDEVELOPMENT POTENTIAL
• MULTI-UNIT INVESTMENT

Property features AI

Exterior

• Home design: Residential land
• Construction: Zoned LCR303
• Exterior features: Oceanfront lot

Interior

• Interior features: Ocean, Catalina, coastline and water views

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $2.00M).
• Cap rate 11.0% 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); 636 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $25,101/mo this rent would consume 153% 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 $26k of equity ($14k loan paydown + $12k 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.
• At projected returns (0.6% appreciation + 0.0% rent growth), your $559k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: flood insurance adds $669/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,995,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $5,136,897
• List price: $1,995,000
• Delta: -51.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.69×
• Total profit: $387,242
• Equity at exit: $641,689

10-year hold

• IRR: 16.3%
• Equity multiple: 2.74×
• Total profit: $974,704
• Equity at exit: $823,086

Cash invested: $558,600 (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: 636
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $25,101 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$632 /mo · $7,580/yr
• Insurance: −$831
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,271
• Net cashflow: $7,236

Break-even live

Break-even rent $15,942

Max offer price $1,995,000

Occupancy floor 66%

Sensitivity live

Price	-10% $8,365	-5% $7,801	+0% $7,236	+5% $6,671	+10% $6,107
Rent	-10% $5,253	-5% $6,244	+0% $7,236	+5% $8,227	+10% $9,219
Rate	-1.0pp $8,241	-0.5pp $7,743	base $7,236	+0.5pp $6,719	+1.0pp $6,193

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$25,101
Total (3 units)			$25,101

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20448 Pacific Coast Hwy Malibu, CA	3.0	3.0	1647	$22,500	$13.66	4d	1	0.20mi
20537 Little Rock Way Unit A Malibu, CA	4.0	2.0	1892	$11,000	$5.81	44d	1	0.42mi
20647 Seaboard Rd Malibu, CA	3.0	2.0	2092	$27,000	$12.91	44d	1	0.43mi
20644 Pacific Coast Hwy Malibu, CA	3.0	1.0	1100	$7,300	$6.64	44d	1	0.44mi
20645 Seaboard Rd Malibu, CA	3.0	2.0	1564	$12,500	$7.99	5d	1	0.45mi
3966 Las Flores Canyon Rd Malibu, CA	3.0	2.0	1450	$10,995	$7.58	44d	1	1.09mi
3908 Las Flores Canyon Rd Malibu, CA	3.0	2.0	1250	$9,995	$8.00	44d	1	1.15mi

Listing history 17 events

1. 2026-06-21
   days on market $1,995,000 Active 6 DOM
2. 2026-06-18
   days on market $1,995,000 Active 3 DOM
3. 2026-06-17
   days on market $1,995,000 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $1,995,000 Active 1 DOM
5. 2026-06-15
   days on market $2,495,000 Active 237 DOM
6. 2026-06-13
   days on market $2,495,000 Active 235 DOM
7. 2026-06-13
   days on market $2,495,000 Active 234 DOM
8. 2026-06-09
   days on market $2,495,000 Active 231 DOM
9. 2026-06-08
   days on market $2,495,000 Active 230 DOM
10. 2026-06-07
    days on market $2,495,000 Active 229 DOM
11. 2026-06-04
    days on market $2,495,000 Active 226 DOM
12. 2026-06-03
    days on market $2,495,000 Active 225 DOM
13. 2026-06-02
    days on market $2,495,000 Active 224 DOM
14. 2026-06-01
    days on market $2,495,000 Active 223 DOM
15. 2026-05-31
    days on market $2,495,000 Active 222 DOM
16. 2026-01-20
    price $2,495,000 614-char remark
17. 2025-10-21
    listed $2,995,000 Active 614-char remark

ⓘ 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: $7,580 · $632/mo
• Projected year-2 tax: $15,162 · $1,264/mo
• Expected delta: +$7,582/yr (+$632/mo · 100.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥82°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $301,212
• − Mortgage interest: −$111,751
• − Property taxes: −$7,580
• − Insurance: −$18,003
• − Repairs & maintenance: −$24,097
• − Management: −$24,097
• − Depreciation: −$58,036
• Taxable income: $57,648
• Est. tax owed @ 24.0%: −$13,836
• After-tax cash flow: $72,995/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

3 events — show timeline

• 2026-06-15 Listed $1,995,000 TheMLS
• 2026-01-20 Price Changed — TheMLS
• 2025-10-21 Listed — TheMLS

Property tax history

+0.5%/yr

Latest (2025): $7,580 · -25.0% YoY. Source: county tax records.