5238 Comercio · Los Angeles, CA 91364

$849,000

3 bd · 2.0 ba · 1,524 sqft · MultiFamily public records · 10 Days on market

Built 1950 6,252 sqft lot Est $1023k · 17% under

---

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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Please do not disturb occupants. Inside by appointment only: call listing agent. Legally zoned R2 duplex on a quiet, tree-lined street South of Ventura Blvd. Each unit has its own private fenced yard. Detached 2 car garage, plus additional parking in driveway. The garage could be rented for an additional income stream. Agents: please see Private Remarks for more information including how to schedule a showing. Thank you.

Key facts

• Outdoor living space
• 6,252 sq ft lot
• 2 garage spots

Tags

• PRIVATE GATED FRONT YARD
• PRIVATE GATED SIDE YARD
• LARGE PRIVATE GATED YARD
• DEDICATED LAUNDRY ROOM
• OUTDOOR LIVING SPACE

Property features AI

Finance

• Other: Total of 2 units (duplex); Lot density: 2–5 units per acre
• HOA & community: Street lighting

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Public sewer; District/public water
• Home design: Duplex; Attached property; One story; Entry on main level; Parking accessibility features
• Construction: 1 common wall (attached); Year built source: Assessor
• Exterior features: Concrete open patio; Wood fencing; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Recessed lighting; Double-pane windows; Single-story layout; All bedrooms on main level
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive. Per door: $178/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $728k (14.3% below list).
• Recommended offer: $728k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Serrania Avenue Charter For Enriched Studies (549 students, 45% FRL, charter); Woodland Hills Academy (610 students, 80% FRL); Taft Charter High (math 48% / reading 71%, grade C+, #205 of 1,170 statewide, top 19%, 2,147 students, 53% FRL, charter).
• Zoned-school proficiency averages 60% at this address vs 42% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Los Angeles Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.5%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $450k; list at $849k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $727,500 (14.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $1,022,604
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4972 Topanga Canyon Blvd	0.71mi	3/2.0	1,327 (-13%)	7mo	$890,000	$671	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-136,366
• Equity at exit: $126,589

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-172,637
• Equity at exit: $73,406

Cash invested: $237,720 (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 91364

• Rents YoY: -0.5%
• Active inventory: 182
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $7,275 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$585 /mo · $7,016/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,528
• Net cashflow: $357

Break-even live

Break-even rent $6,824

Max offer price $849,000

Occupancy floor 90%

Sensitivity live

Price	-10% $837	-5% $597	+0% $357	+5% $116	+10% $-124
Rent	-10% $-218	-5% $69	+0% $357	+5% $644	+10% $931
Rate	-1.0pp $784	-0.5pp $573	base $357	+0.5pp $137	+1.0pp $-87

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,274
Total (2 units)			$7,275

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5102 Escobedo Dr Woodland Hills, CA	3.0	3.0	1538	$9,500	$6.18	45d	1	0.17mi
5129 Marmol Dr Woodland Hills, CA	3.0	2.5	1317	$7,700	$5.85	45d	1	0.25mi
21216 Velicata St Woodland Hills, CA	4.0	3.0	1953	$4,800	$2.46	26d	1	0.29mi
5137 Campo Rd Woodland Hills, CA	3.0	3.0	1673	$9,000	$5.38	45d	1	0.30mi
5007 Canoga Ave Woodland Hills, CA	3.0	2.0	1383	$4,850	$3.51	45d	1	0.36mi
5343 Tendilla Ave Woodland Hills, CA	3.0	3.0	1868	$7,000	$3.75	45d	1	0.42mi
5500 Owensmouth Ave Woodland Hills, CA	1.0–2.0	1.0–2.0	830	$3,495	$4.21	13d	3	0.53mi
5500 Owensmouth Ave Woodland Hills, CA	1.0–2.0	1.0–2.0	830	$3,495	$4.21	9d	4	0.53mi
21309 Ibanez Ave Woodland Hills, CA	3.0	2.0	1616	$6,000	$3.71	13d	1	0.54mi
20800 Clark St Woodland Hills, CA	3.0	1.0	1572	$1,100	$0.70	45d	1	0.59mi
5177 Topanga Canyon Blvd Unit 1 Woodland Hills, CA	2.0	1.0	1400	$2,600	$1.86	5d	1	0.65mi
21650 Burbank Blvd Woodland Hills, CA	2.0	2.0	1229	$3,200	$2.60	26d	1	0.65mi
5446 Irondale Ave Woodland Hills, CA	4.0	3.0	1976	$4,900	$2.48	1d	1	0.66mi
5210 Premiere Hills Cir #235 Woodland Hills, CA	2.0	3.0	1387	$3,100	$2.24	45d	1	0.68mi
21817 Providencia St Woodland Hills, CA	3.0	2.0	1584	$5,500	$3.47	45d	1	0.68mi
20763 Dolorosa St Woodland Hills, CA	4.0	3.0	2016	$8,500	$4.22	45d	1	0.69mi
5720 Owensmouth Ave #142 Woodland Hills, CA	2.0	2.5	1263	$3,795	$3.00	19d	1	0.69mi
21816 Providencia St Woodland Hills, CA	4.0	2.0	2030	$4,850	$2.39	26d	1	0.70mi
21456 Salamanca Ave Woodland Hills, CA	4.0	2.5	2238	$11,500	$5.14	45d	1	0.70mi
22034 Galvez St Woodland Hills, CA	3.0	2.0	1331	$4,200	$3.16	24d	1	0.71mi
5727 Canoga Ave Woodland Hills, CA	3.0	1.0–2.0	857	$3,075	$3.59	1d	1	0.72mi
22022 Lopez St Woodland Hills, CA	3.0	2.0	1800	$5,500	$3.06	45d	1	0.73mi
22041 Costanso St #103 Woodland Hills, CA	2.0	2.0	1114	$3,349	$3.01	26d	1	0.74mi
5760 Owensmouth Ave #14 Woodland Hills, CA	3.0	2.5	1390	$3,850	$2.77	45d	1	0.75mi
22055 Del Valle St Woodland Hills, CA	3.0	3.0	1847	$5,700	$3.09	24d	1	0.75mi
22024 Velicata St Woodland Hills, CA	3.0	2.0	1520	$5,300	$3.49	45d	1	0.76mi
21901 Dumetz Rd Woodland Hills, CA	3.0	2.0	1732	$5,000	$2.89	45d	1	0.77mi
20600 Ventura Blvd Woodland Hills, CA	1.0–2.0	1.0–2.0	968	$3,756	$3.88	3d	32	0.77mi
5800 Owensmouth Ave #14 Woodland Hills, CA	3.0	2.5	1588	$4,500	$2.83	1d	1	0.80mi
21905 Viscanio Rd Woodland Hills, CA	3.0	2.0	1228	$4,450	$3.62	26d	1	0.82mi
21820 Marylee St #224 Woodland Hills, CA	2.0	2.5	1526	$4,600	$3.01	3d	1	0.83mi
21900 Marylee St #292 Woodland Hills, CA	3.0	3.0	2200	$4,950	$2.25	9d	1	0.84mi
20619 Clark St Woodland Hills, CA	3.0	2.0	1368	$4,500	$3.29	20d	1	0.86mi
21900 Marylee St Woodland Hills, CA	3.0	2.5–3.0	1915	$4,600	$2.40	22d	2	0.86mi
22035 Burbank Blvd Woodland Hills, CA	1.0–2.0	1.0–2.0	957	$2,755	$2.88	45d	1	0.87mi
22204 Avenue San Luis Woodland Hills, CA	4.0	2.0	1480	$5,875	$3.97	4d	1	0.89mi
20544 Ventura Blvd Woodland Hills, CA	2.0	1.0–2.0	874	$3,340	$3.82	1d	1	0.90mi
21930 Marylee St Woodland Hills, CA	3.0–4.0	2.5–3.0	1469	$3,900	$2.65	1d	2	0.90mi
5543 Mason Ave Woodland Hills, CA	4.0	3.0	2234	$5,750	$2.57	45d	1	0.94mi
5543 Mason Ave Woodland Hills, CA	4.0	3.0	2234	$4,945	$2.21	16d	1	0.94mi

Listing history 7 events

1. 2026-06-21
   days on market $849,000 Active 10 DOM
2. 2026-06-18
   days on market $849,000 Active 7 DOM
3. 2026-06-17
   days on market $849,000 Active 6 DOM
4. 2026-06-16
   days on market $849,000 Active 5 DOM
5. 2026-06-15
   days on market $849,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $849,000 Active 2 DOM

ⓘ 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: $7,016 · $585/mo
• Projected year-2 tax: $7,016 · $585/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,300
• − Mortgage interest: −$47,557
• − Property taxes: −$7,016
• − Insurance: −$4,245
• − Repairs & maintenance: −$6,984
• − Management: −$6,984
• − Depreciation: −$24,698
• Taxable loss: −$10,184
• Est. tax savings @ 24.0%: +$2,444
• After-tax cash flow: $6,723/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): 27,748
• Household income: $132,854
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 899.0

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: White 63% Hispanic / Latino 14% Two or more races 11% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 65% English-only · Other Indo-European 11% Spanish 8% Russian/Polish/Slavic 4%

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: ▼ -776.49%
• Current HPI: 362.9341
• Rent YoY: ▼ -0.51%
• 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

+208.7% since first listed

9 events — show timeline

• 2026-06-11 Listed $849,000 CRMLS
• 2021-11-03 Listing Removed — CRMLS
• 2021-08-11 Listed $1,080,000 CRMLS
• 2012-10-04 Delisted — TheMLS
• 2012-10-02 Sold (Public Records) $450,000 Public Records
• 2012-10-02 Sold (MLS) $450,000 TheMLS
• 2012-06-06 Pending — TheMLS
• 2011-11-19 Listed $500,000 TheMLS
• 2001-10-16 Sold (Public Records) $275,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,016 · +1.8% YoY. Source: county tax records.