15022 Vanowen St · Los Angeles, CA 91405

$5,350,000

46 bd · 32.0 ba · 23,782 sqft · MultiFamily public records · 100 Days on market

Built 1971 0.48 ac lot $225/sqft · 8% below area Est $5786k · 8% under

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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 +22.7/30.0
• ARV discount +10.9/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 15 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.

Key facts

• 0.48 acre lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 15 × 3-bed/?-bath units multifamily listed at $5.35M.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive. Per door: $616/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($56k rent vs $5.35M).
• Recommended offer: $4.87M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 soft (-1.3%/yr); 76 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $55,643/mo this rent would consume 1062% of the median local household income ($63k/yr) (locally 4944% 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 $37k of loan paydown is wiped out by about $160k 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 100 days — a 9% lower offer ($4.87M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $3.40M; list at $5.35M implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,868,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1971 — 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: 1.04% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $5,786,427
• List price: $5,350,000
• Delta: -7.54%
• Verdict: FAIR
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-442,162
• Equity at exit: $797,702

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-259,799
• Equity at exit: $462,570

Cash invested: $1,498,000 (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 91405

• Rents YoY: -1.3%
• Active inventory: 76
• Price-to-rent: 120.2×

Monthly cashflow live

• Estimated rent: $55,643 high
• Mortgage (P&I): −$28,056
• Tax from tax record: −$4,435 /mo · $53,216/yr
• Insurance: −$2,229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$11,685
• Net cashflow: $9,238

Break-even live

Break-even rent $43,949

Max offer price $5,350,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 15× units	3	—	$55,650
Total (15 units)			$55,643

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: $1,337,500
• Closing costs: $160,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $5,350,000 Active 100 DOM
2. 2026-06-17
   days on market $5,350,000 Active 99 DOM
3. 2026-06-16
   days on market $5,350,000 Active 98 DOM
4. 2026-06-15
   days on market $5,350,000 Active 97 DOM
5. 2026-06-13
   days on market $5,350,000 Active 95 DOM
6. 2026-06-09
   days on market $5,350,000 Active 91 DOM
7. 2026-06-08
   days on market $5,350,000 Active 90 DOM
8. 2026-06-07
   days on market $5,350,000 Active 89 DOM
9. 2026-06-04
   days on market $5,350,000 Active 86 DOM
10. 2026-06-03
    days on market $5,350,000 Active 85 DOM
11. 2026-06-02
    days on market $5,350,000 Active 84 DOM
12. 2026-06-01
    days on market $5,350,000 Active 83 DOM
13. 2026-05-31
    days on market $5,350,000 Active 82 DOM
14. 2026-04-08
    price $5,350,000
15. 2026-03-10
    listed $5,600,000 Active
16. 2013-10-18
    soldstatus $3,400,000
17. 2005-06-24
    soldstatus $2,800,020
18. 1994-12-30
    soldstatus $772,500
19. 1986-09-30
    soldstatus $1,395,000
20. 1985-05-17
    soldstatus $1,200,000
21. 1984-02-17
    soldstatus $1,035,000
22. 1984-02-17
    soldstatus $1,035,000

ⓘ 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: $53,216 · $4,435/mo
• Projected year-2 tax: $53,216 · $4,435/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 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: $667,716
• − Mortgage interest: −$299,683
• − Property taxes: −$53,216
• − Insurance: −$26,750
• − Repairs & maintenance: −$53,417
• − Management: −$53,417
• − Depreciation: −$155,636
• Taxable income: $25,595
• Est. tax owed @ 24.0%: −$6,143
• After-tax cash flow: $104,714/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): 56,033
• Household income: $62,900
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 4944.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 23% Two or more races 20% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 47% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 55% Other Indo-European 10% Tagalog/Filipino 3%

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: ▼ -852.77%
• Current HPI: 545.8158
• Rent YoY: ▼ -1.26%
• 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

+416.9% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $5,350,000 TheMLS
• 2026-03-10 Listed $5,600,000 TheMLS
• 2013-10-18 Sold (Public Records) $3,400,000 Public Records
• 2005-06-24 Sold (Public Records) $2,800,020 Public Records
• 1994-12-30 Sold (Public Records) $772,500 Public Records
• 1986-09-30 Sold (Public Records) $1,395,000 Public Records
• 1985-05-17 Sold (Public Records) $1,200,000 Public Records
• 1984-02-17 Sold (Public Records) $1,035,000 Public Records
• 1984-02-17 Sold (Public Records) $1,035,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $53,216 · +1.5% YoY. Source: county tax records.