5236 Kester Ave · Los Angeles, CA 91411

$2,950,000

180 bd · 140.0 ba · 9,409 sqft · MultiFamily · 91 Days on market

Built 1964 Good condition 0.29 ac lot $314/sqft · at area comps Est $2876k · at est. ↓ 16% since listing

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• ARV discount +6.3/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

Key facts

• Fitness studios
• Trendy cafes
• Walkable amenities

Tags

• 10 UNIT APARTMENT COMPLEX
• STEPS FROM RETAIL AND DINING
• WALKABLE AMENITIES
• TOP RATED SCHOOLS
• TRENDY CAFES
• FITNESS STUDIOS

What this means for you Summary

Snapshot

• This is a 10 × 18-bed/14.0-bath units multifamily listed at $2.95M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($73k/yr) — positive. Per door: $610/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($34k rent vs $2.95M).
• Recommended offer: $2.68M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Kester Avenue Elementary (836 students, 48% FRL); Van Nuys Middle (869 students, 92% FRL); Van Nuys Senior High (math 40% / reading 56%, grade D, #380 of 1,170 statewide, top 33%, 2,323 students, 84% FRL).
• Market conditions: Rents soft (-2.1%/yr); 58 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $33,524/mo this rent would consume 539% of the median local household income ($75k/yr) (locally 2221% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $20k of loan paydown is wiped out by about $88k 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($2.68M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,684,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1964 — 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $2,876,409
• List price: $2,950,000
• Delta: 2.56%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-187,434
• Equity at exit: $439,855

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-40,801
• Equity at exit: $255,062

Cash invested: $826,000 (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 91411

• Rents YoY: -2.1%
• Active inventory: 58
• Price-to-rent: 73.3×

Monthly cashflow live

• Estimated rent: $33,524 medium
• Mortgage (P&I): −$15,470
• Tax est. 1.5%: −$3,688 /mo · $44,250/yr
• Insurance: −$1,229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,040
• Net cashflow: $6,097

Break-even live

Break-even rent $25,806

Max offer price $2,950,000

Occupancy floor 77%

Sensitivity live

Price	-10% $8,136	-5% $7,117	+0% $6,097	+5% $5,078	+10% $4,058
Rent	-10% $3,449	-5% $4,773	+0% $6,097	+5% $7,421	+10% $8,746
Rate	-1.0pp $7,583	-0.5pp $6,847	base $6,097	+0.5pp $5,333	+1.0pp $4,555

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

Units	Beds	Baths	Est. rent
▸ 10× units	18	14	$33,520
Total (10 units)			$33,524

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: $737,500
• Closing costs: $88,500
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $2,950,000 Active 91 DOM
2. 2026-06-18
   days on market $2,950,000 Active 88 DOM
3. 2026-06-17
   days on market $2,950,000 Active 87 DOM
4. 2026-06-16
   days on market $2,950,000 Active 86 DOM
5. 2026-06-15
   days on market $2,950,000 Active 85 DOM
6. 2026-06-13
   days on market $2,950,000 Active 83 DOM
7. 2026-06-09
   days on market $2,950,000 Active 79 DOM
8. 2026-06-08
   days on market $2,950,000 Active 78 DOM
9. 2026-06-07
   days on market $2,950,000 Active 77 DOM
10. 2026-06-04
    days on market $2,950,000 Active 74 DOM
11. 2026-06-03
    days on market $2,950,000 Active 73 DOM
12. 2026-06-02
    days on market $2,950,000 Active 72 DOM
13. 2026-06-01
    days on market $2,950,000 Active 71 DOM
14. 2026-05-31
    days on market $2,950,000 Active 70 DOM
15. 2026-05-01
    status Active 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

16. 2025-08-25
    historical 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

17. 2025-08-25
    price $2,950,000 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

18. 2025-08-22
    status Active 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

19. 2025-08-15
    status Pending Sale 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

20. 2025-07-09
    listed $2,900,000 Active 2183-char remark

    Show marketing remark (2183 chars)

    Unlock the potential of a truly exceptional investment in the heart of Sherman Oaks. This 10-unit apartment complex is ideally positioned just steps from the bustling retail and dining corridor of Magnolia Boulevard, one of the most dynamic and desirable destinations in the San Fernando Valley. This location offers immediate access to everything today's renters desire—walkable amenities, top-rated schools, trendy cafes, fitness studios, and convenient freeway access via the 101 and 405. It’s a location that commands attention and attracts high-quality, long-term tenants. The property itself is a rare find: spacious, townhouse-style units that provide residents with the comfort and feel of a home rather than a typical apartment. These desirable layouts, coupled with features like central air and heat, hardwood floors, fireplaces, private patios, and on-site gated parking, set this asset apart from others in the market. The building has already undergone key capital improvements including a brand-new roof and completed soft-story seismic retrofitting, positioning it for long-term stability and low maintenance. This is a true hidden gem—gated, private, and exclusive—nestled within one of the most in-demand rental pockets in Sherman Oaks. Known for its low vacancy rates and strong tenant demand, this area is a magnet for professionals and families seeking lifestyle, convenience, and comfort. From an investment standpoint, the numbers speak for themselves: with a 43.67% potential upside in rents, this property is a prime reposition opportunity in a market where rent growth continues to climb. With limited new rental inventory in the area and increasing demand for larger, well-located units, this property stands to significantly increase cash flow post-renovation or strategic upgrades. Whether you're looking to add a trophy asset to your portfolio or secure a high-performing investment in a blue-chip neighborhood, this Sherman Oaks multifamily offering checks all the boxes. Opportunities like this rarely come to market. Contact us today to schedule a private tour and explore how this incredible asset can elevate your portfolio.

21. 2025-06-06
    historical $1,825
22. 2025-06-04
    listed $1,825
23. 2025-04-04
    historical
24. 2025-03-04
    price $2,950,000
25. 2025-02-27
    status Active
26. 2025-02-12
    status Pending Sale
27. 2024-12-09
    price $3,190,000
28. 2024-10-09
    listed $3,425,000 Active
29. 2024-10-08
    historical
30. 2024-05-22
    price $3,425,000
31. 2024-04-08
    listed $3,495,000 Active
32. 2023-09-06
    historical
33. 2023-04-15
    price $3,599,000
34. 2023-03-07
    listed $3,699,000 Active
35. 2021-03-18
    soldstatus $3,400,000 Closed Sale
36. 2021-01-22
    historical Active Under Contract
37. 2021-01-04
    listed $3,500,000 Active
38. 2018-09-04
    historical Withdrawn
39. 2018-08-01
    price
40. 2018-07-10
    price
41. 2018-06-18
    price
42. 2018-06-05
    listed Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $402,288
• − Mortgage interest: −$165,246
• − Property taxes: −$44,250
• − Insurance: −$14,750
• − Repairs & maintenance: −$32,183
• − Management: −$32,183
• − Depreciation: −$85,818
• Taxable income: $27,858
• Est. tax owed @ 24.0%: −$6,686
• After-tax cash flow: $66,480/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 10-unit apartment complex is in good condition with no major repairs needed. The property has a good exterior and interior condition, and the location is desirable. Upgrading the exterior walls, air conditioning unit, and flooring can increase the property's value.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value.
• Both Upgrade the air conditioning unit — Upgrading the air conditioning unit can improve the comfort of the residents and increase the property's value.
• Both Install new flooring — Installing new flooring can improve the appearance of the interior and increase the property's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value. ↑
• Both Upgrade the air conditioning unit — Upgrading the air conditioning unit can improve the comfort of the residents and increase the property's value. ↑
• Both Install new flooring — Installing new flooring can improve the appearance of the interior and increase the property's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,185
• Household income: $74,617
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 2221.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 32% Two or more races 24% Asian 10% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 1%
• Foreign-born: 39% · Canada, China, South Korea
• Languages at home: 46% English-only · Spanish 39% Other Indo-European 5% 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: ▼ -645.50%
• Current HPI: 490.2578
• Rent YoY: ▼ -2.06%
• 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

-15.7% since first listed

28 events — show timeline

• 2026-05-01 Relisted — CRMLS
• 2025-08-25 Price Changed $2,950,000 CRMLS
• 2025-08-25 Listing Removed — CRMLS
• 2025-08-22 Relisted — CRMLS
• 2025-08-15 Pending — CRMLS
• 2025-07-09 Listed $2,900,000 CRMLS
• 2025-06-06 Rental Removed $1,825 CLAW
• 2025-06-04 Listed for Rent $1,825 CLAW
• 2025-04-04 Listing Removed — CRMLS
• 2025-03-04 Price Changed $2,950,000 CRMLS
• 2025-02-27 Relisted — CRMLS
• 2025-02-12 Pending — CRMLS
• 2024-12-09 Price Changed $3,190,000 CRMLS
• 2024-10-09 Listed $3,425,000 CRMLS
• 2024-10-08 Listing Removed — CRMLS
• 2024-05-22 Price Changed $3,425,000 CRMLS
• 2024-04-08 Listed $3,495,000 CRMLS
• 2023-09-06 Listing Removed — CRMLS
• 2023-04-15 Price Changed $3,599,000 CRMLS
• 2023-03-07 Listed $3,699,000 CRMLS
• 2021-03-18 Sold (MLS) $3,400,000 CRMLS
• 2021-01-22 Contingent — CRMLS
• 2021-01-04 Listed $3,500,000 CRMLS
• 2018-09-04 Delisted — TheMLS
• 2018-08-01 Price Changed — TheMLS
• 2018-07-10 Price Changed — TheMLS
• 2018-06-18 Price Changed — TheMLS
• 2018-06-05 Listed — TheMLS