390 S Sepulveda Blvd #208 · Los Angeles, CA 90049

$1,049,000

3 bd · 3.0 ba · 2,003 sqft · Condo public records · 153 Days on market

Built 1990 $524/sqft · 18% below area Est $1283k · 18% under $687/mo HOA · 10% 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
• Appreciation +8.2/10.0
• Cash flow +5.5/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

Key facts

• $687 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $646k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $694k (33.8% below list).
• Recommended offer: $646k (38.4% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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-, crime F, cost of living 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.
• Zoned schools: Warner Avenue Elementary (569 students, 8% FRL); Emerson Community Charter (492 students, 51% FRL, charter); University High School Charter (math 40% / reading 66%, grade C-, #285 of 1,170 statewide, top 25%, 1,338 students, 72% FRL, charter) — zoned schools average 44% FRL vs 67% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.0%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $74k of equity ($7k loan paydown + $66k appreciation (6.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($923k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $600k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $672k; list at $1.05M implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood 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 $645,902 (38.4% 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 153 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.66% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 12.6

CMA / ARV

• ARV (median comp): $1,282,704
• List price: $1,049,000
• Delta: -18.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.54×
• Total profit: $158,166
• Equity at exit: $681,304

10-year hold

• IRR: 8.8%
• Equity multiple: 2.83×
• Total profit: $538,335
• Equity at exit: $1,254,832

Cash invested: $293,720 (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 90049

• Home prices YoY: 1.4%
• Rents YoY: -3.0%
• Active inventory: 283
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $6,941 high
• Mortgage (P&I): −$5,501
• Tax from tax record: −$1,073 /mo · $12,882/yr
• Insurance: −$437
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$687
• Vacancy / Maint / Mgmt: −$1,458
• Net cashflow: $-2,282

Break-even live

Break-even rent $9,829

Max offer price $645,902

Occupancy floor —

Sensitivity live

Price	-10% $-1,688	-5% $-1,985	+0% $-2,282	+5% $-2,579	+10% $-2,876
Rent	-10% $-2,830	-5% $-2,556	+0% $-2,282	+5% $-2,008	+10% $-1,734
Rate	-1.0pp $-1,754	-0.5pp $-2,015	base $-2,282	+0.5pp $-2,554	+1.0pp $-2,830

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: $262,250
• Closing costs: $31,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 S Sepulveda Blvd #302 Los Angeles, CA	3.0	3.0	1507	$5,400	$3.58	26d	1	0.03mi
390 S Sepulveda Blvd Unit A302 Los Angeles, CA	2.0	3.0	2050	$5,095	$2.49	45d	1	0.03mi
527 S Bentley Ave Los Angeles, CA	4.0	3.5	2590	$12,895	$4.98	26d	1	0.19mi
11244 Homedale St Los Angeles, CA	3.0	2.5	2285	$9,595	$4.20	45d	1	0.24mi
486 Denslow Ave Los Angeles, CA	3.0	3.0	2123	$9,500	$4.47	14d	1	0.25mi
11333 Berwick St Los Angeles, CA	2.0	2.0	1700	$7,895	$4.64	26d	1	0.28mi
11176 Ophir Dr Los Angeles, CA	4.0	5.0	2378	$9,995	$4.20	26d	1	0.31mi
11438 Berwick St Los Angeles, CA	2.0	2.5	1528	$7,495	$4.91	45d	1	0.38mi
616 Kelton Ave Los Angeles, CA	2.0	1.5	1463	$5,200	$3.55	45d	1	0.47mi
123 N Glenroy Ave Los Angeles, CA	3.0	3.5	2570	$8,800	$3.42	45d	1	0.52mi
11740 W Sunset Blvd #22 Los Angeles, CA	2.0	3.0	1875	$6,800	$3.63	20d	1	0.61mi
11024 Strathmore Dr Los Angeles, CA	2.0–3.0	2.0–3.0	1163	$8,895	$7.65	45d	1	0.63mi
171 N Church Ln #514 Los Angeles, CA	2.0	2.0	1408	$4,500	$3.20	45d	1	0.63mi
10961 Strathmore Dr Los Angeles, CA	2.0	1.5	1450	$4,550	$3.14	45d	1	0.64mi
410 S Barrington Ave #205 Los Angeles, CA	3.0	2.5	1939	$5,995	$3.09	5d	1	0.66mi
10966 Strathmore Dr #1 Los Angeles, CA	3.0	2.0	1826	$5,995	$3.28	45d	1	0.66mi
11600 Dunstan Way Los Angeles, CA	1.0–2.0	1.0–2.0	1178	$14,955	$12.69	7d	6	0.68mi
10982 Roebling Ave Los Angeles, CA	3.0	1.0–3.0	961	$6,525	$6.79	4d	9	0.70mi
10982 Roebling Ave Los Angeles, CA	3.0	1.0–3.0	961	$6,525	$6.79	45d	7	0.70mi
401 S Barrington Ave Los Angeles, CA	2.0–3.0	2.0–3.0	1263	$4,895	$3.87	45d	1	0.71mi
514 S Barrington Ave Apt 110 Los Angeles, CA	2.0	2.5	1453	$5,500	$3.79	45d	1	0.74mi
505 S Barrington Ave #106 Los Angeles, CA	3.0	3.5	1817	$14,999	$8.25	45d	1	0.75mi
11688 W Bellagio Pl Los Angeles, CA	3.0	2.0	2000	$5,950	$2.98	4d	1	0.77mi
11620 Chenault St Los Angeles, CA	3.0	2.5	1600	$5,890	$3.68	45d	1	0.77mi
11937 W Sunset Blvd #3 Los Angeles, CA	4.0	4.5	2921	$10,950	$3.75	45d	1	0.80mi
555 S Barrington Ave Los Angeles, CA	2.0	2.0	1523	$6,250	$4.10	4d	1	0.81mi
612 S Barrington Ave #310 Los Angeles, CA	3.0	2.0	1483	$6,500	$4.38	20d	1	0.83mi
11628 Montana Ave #207 Los Angeles, CA	2.0	3.0	1915	$6,200	$3.24	16d	1	0.84mi
575 S Barrington Ave #305 Los Angeles, CA	3.0	2.5	1965	$8,750	$4.45	4d	1	0.85mi
625 S Barrington Ave Los Angeles, CA	3.0	2.0–2.5	1500	$5,840	$3.89	12d	2	0.88mi
11959 Foxboro Dr Los Angeles, CA	3.0	3.0	2125	$9,400	$4.42	45d	1	0.92mi
11666 Montana Ave Los Angeles, CA	1.0–2.0	1.0–2.0	1275	$3,950	$3.10	3d	2	0.93mi
125 S Saltair Ave Los Angeles, CA	3.0	2.0	1887	$9,500	$5.03	45d	1	0.94mi
11769 Bellagio Rd Los Angeles, CA	3.0	4.0	2505	$12,500	$4.99	45d	1	0.98mi
1104 Casiano Rd Los Angeles, CA	4.0	4.0	2650	$10,450	$3.94	45d	1	1.01mi
11734 Montana Ave #406 Los Angeles, CA	2.0	3.0	1648	$4,950	$3.00	45d	1	1.03mi
11745 Montana Ave #301 Los Angeles, CA	2.0	2.5	2221	$10,500	$4.73	26d	1	1.04mi
590 N Tigertail Rd Los Angeles, CA	2.0	3.0	2228	$9,900	$4.44	9d	1	1.06mi
11771 Montana Ave Los Angeles, CA	1.0–2.0	1.0–2.0	1450	$6,495	$4.48	12d	1	1.08mi
11807 Dorothy St #3 Los Angeles, CA	4.0	3.5	2462	$8,000	$3.25	26d	1	1.15mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $1,049,000 Active 153 DOM
2. 2026-06-18
   days on market $1,049,000 Active 150 DOM
3. 2026-06-17
   days on market $1,049,000 Active 149 DOM
4. 2026-06-16
   days on market $1,049,000 Active 148 DOM
5. 2026-06-15
   days on market $1,049,000 Active 147 DOM
6. 2026-06-13
   days on market $1,049,000 Active 145 DOM
7. 2026-06-09
   days on market $1,049,000 Active 141 DOM
8. 2026-06-08
   days on market $1,049,000 Active 140 DOM
9. 2026-06-07
   days on market $1,049,000 Active 139 DOM
10. 2026-06-04
    days on market $1,049,000 Active 136 DOM
11. 2026-06-03
    days on market $1,049,000 Active 135 DOM
12. 2026-06-02
    days on market $1,049,000 Active 134 DOM
13. 2026-06-01
    days on market $1,049,000 Active 133 DOM
14. 2026-05-31
    days on market $1,049,000 Active 132 DOM
15. 2026-04-01
    price $1,049,000 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

16. 2026-01-28
    status Active 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

17. 2026-01-28
    price $1,149,000 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

18. 2025-08-27
    historical 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

19. 2025-08-19
    listed $1,649,000 Active 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCTION! IT'S A SHORT SALE!!! BEAUTIFUL 3 BEDROOMS AND 3 BATH CONDO! GOOD FOR 2 FAMILIES, BETWEEN BELL AIR AND BEVERLY HILLS. THIS IS A GREAT PROPERTY LOCATED IN A GREAT AREA, CLOSE TO EVERYTHING. THE MONTHY ASSOCIATION FEE INCLUDES AMENITIES SUCH AS A POOL, CLUBHOUSE, FITNESS CENTER AND SAUNA. THE ASSOCIATION ALSO PROVIDES EARTHQUAKE INSURANCE.

20. 2003-04-04
    soldstatus $672,000 432-char remark

    Show marketing remark (432 chars)

    FANTASTIC UNIT!!! LIGHT & BRIGHT W/ GREAT VUS OF MILLION $ WESTWOOD NEIGHBORHOOD & THE HILLS OF BEL-AIR. QUIET REAR LOCATION. 2 LARGE & PRIVATE ROOF TOP DECKS. OPEN GOURMET KIT W/ CENTER ISLAND, GRANITE COUNTER TOPS & BREAKFAST BAR. LIVING ROOM W/ HI CEILINGS, CROWN MOULDING, WET BAR & FIREPLACE. BATHROOMS APPOINTED W/ MARBLE, BALDWIN FIXTURES & JACUZZI TUB. CLK VUS 4 PHOTOS. WARNER SCHOOLS!!!

21. 2003-04-04
    soldstatus $672,000

    Show marketing remark (432 chars)

    FANTASTIC UNIT!!! LIGHT & BRIGHT W/ GREAT VUS OF MILLION $ WESTWOOD NEIGHBORHOOD & THE HILLS OF BEL-AIR. QUIET REAR LOCATION. 2 LARGE & PRIVATE ROOF TOP DECKS. OPEN GOURMET KIT W/ CENTER ISLAND, GRANITE COUNTER TOPS & BREAKFAST BAR. LIVING ROOM W/ HI CEILINGS, CROWN MOULDING, WET BAR & FIREPLACE. BATHROOMS APPOINTED W/ MARBLE, BALDWIN FIXTURES & JACUZZI TUB. CLK VUS 4 PHOTOS. WARNER SCHOOLS!!!

22. 2003-02-18
    historical 432-char remark

    Show marketing remark (432 chars)

    FANTASTIC UNIT!!! LIGHT & BRIGHT W/ GREAT VUS OF MILLION $ WESTWOOD NEIGHBORHOOD & THE HILLS OF BEL-AIR. QUIET REAR LOCATION. 2 LARGE & PRIVATE ROOF TOP DECKS. OPEN GOURMET KIT W/ CENTER ISLAND, GRANITE COUNTER TOPS & BREAKFAST BAR. LIVING ROOM W/ HI CEILINGS, CROWN MOULDING, WET BAR & FIREPLACE. BATHROOMS APPOINTED W/ MARBLE, BALDWIN FIXTURES & JACUZZI TUB. CLK VUS 4 PHOTOS. WARNER SCHOOLS!!!

23. 2002-12-02
    historical

    Show marketing remark (432 chars)

    FANTASTIC UNIT!!! LIGHT & BRIGHT W/ GREAT VUS OF MILLION $ WESTWOOD NEIGHBORHOOD & THE HILLS OF BEL-AIR. QUIET REAR LOCATION. 2 LARGE & PRIVATE ROOF TOP DECKS. OPEN GOURMET KIT W/ CENTER ISLAND, GRANITE COUNTER TOPS & BREAKFAST BAR. LIVING ROOM W/ HI CEILINGS, CROWN MOULDING, WET BAR & FIREPLACE. BATHROOMS APPOINTED W/ MARBLE, BALDWIN FIXTURES & JACUZZI TUB. CLK VUS 4 PHOTOS. WARNER SCHOOLS!!!

24. 2002-12-02
    listed $689,000 432-char remark

    Show marketing remark (432 chars)

    FANTASTIC UNIT!!! LIGHT & BRIGHT W/ GREAT VUS OF MILLION $ WESTWOOD NEIGHBORHOOD & THE HILLS OF BEL-AIR. QUIET REAR LOCATION. 2 LARGE & PRIVATE ROOF TOP DECKS. OPEN GOURMET KIT W/ CENTER ISLAND, GRANITE COUNTER TOPS & BREAKFAST BAR. LIVING ROOM W/ HI CEILINGS, CROWN MOULDING, WET BAR & FIREPLACE. BATHROOMS APPOINTED W/ MARBLE, BALDWIN FIXTURES & JACUZZI TUB. CLK VUS 4 PHOTOS. WARNER SCHOOLS!!!

25. 2002-07-29
    listed

ⓘ 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: $12,882 · $1,073/mo
• Projected year-2 tax: $12,882 · $1,073/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥86°F today · 20 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: $83,290
• − Mortgage interest: −$58,760
• − Property taxes: −$12,882
• − Insurance: −$6,042
• − Repairs & maintenance: −$6,663
• − Management: −$6,663
• − HOA: −$8,244
• − Depreciation: −$30,516
• Taxable loss: −$46,481
• Est. tax savings @ 24.0%: +$11,156
• After-tax cash flow: $-16,227/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): 37,122
• Household income: $170,607
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1633.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 10% Asian 9% Hispanic / Latino 8% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 7% Scotch-Irish 6% Romanian 5%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Other Indo-European 8% Spanish 4% Russian/Polish/Slavic 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: ▲ 6.33%
• Current HPI: 471.6282
• Rent YoY: ▼ -3.04%
• 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

+52.2% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $1,049,000 CRMLS
• 2026-01-28 Relisted — CRMLS
• 2026-01-28 Price Changed $1,149,000 CRMLS
• 2025-08-27 Listing Removed — CRMLS
• 2025-08-19 Listed $1,649,000 CRMLS
• 2003-04-04 Sold (Public Records) $672,000 Public Records
• 2003-04-04 Sold (MLS) $672,000 TheMLS
• 2003-02-18 Delisted — TheMLS
• 2002-12-02 Listed $689,000 TheMLS
• 2002-12-02 Delisted — TheMLS
• 2002-07-29 Listed — TheMLS

Property tax history

+1.7%/yr

Latest (2025): $12,882 · +1.2% YoY. Source: county tax records.