7356 Haskell Ave · Los Angeles, CA 91406

$3,995,000

26 bd · 25.0 ba · 15,192 sqft · MultiFamily public records · 1 Days on market

Built 1964 0.39 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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: 21 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

7356 Haskell Avenue presents a rare opportunity to acquire a 21-unit multifamily property in the heart of Van Nuys. Built in 1964, the property is situated on a prominent corner 17,011 SF LAR3-zoned lot and consists of an approximately 15,192 SF building. The unit mix includes four 2-bedroom/2-bath units, one 2-bedroom/1-bath unit, fifteen 1-bedroom/1-bath units, and one studio unit. Property amenities include a covered swimming pool, gated parking, and 21 on-site parking spaces, including an enclosed two-car garage. Recent capital improvements include completion of the soft-story retrofit, updated electrical panels, plumbing repiping, electric water heaters, updated stairs and balcony rail

Key facts

• Soft story retrofit
• Gated parking
• 0.39 acre lot

Tags

• 21 UNIT MULTIFAMILY PROPERTY
• COVERED SWIMMING POOL
• GATED PARKING
• ON SITE PARKING SPACES
• SOFT STORY RETROFIT
• UPDATED ELECTRICAL PANELS

Property features AI

Finance

• Other: Property sold/represented As Is
• Financial info: Gross operating income approximately $434,538; Net operating income approximately $222,131; Total annual expenses approximately $199,371; Cap rate listed at 5.6; Gross rent multiplier approximately 9.2; Vacancy rate around 3%; Mixed unit types: 2+2, 1+1, 0+1
• HOA & community: Complex contains 21 units

Exterior

• Parking: Gated, covered parking; Total of 21 parking spaces
• Utilities: No specific utility provider details provided
• Home design: Residential income property; Two-level buildings (2 total floors); Zoned LAR3
• Construction: No construction year or material specified
• Exterior features: No additional exterior structures; Lot dimensions approximately 90 x 190

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Various unit mixes: 2-bed, 1-bed and studio units (unit counts listed below by unit type)
• Bathrooms: Units include 1-bath and 2-bath configurations
• Heating & cooling: Window-unit cooling; Wall heating
• Interior features: In-ground pool
• Laundry & utility: Shared laundry room

What this means for you Summary

Snapshot

• This is a 4×2bd/2.0ba + 1×2bd/1.0ba + 15×1bd/1.0ba units multifamily listed at $4.00M.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive. Per door: $242/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 $3.96M (0.8% below list).
• Recommended offer: $3.96M (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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-, 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 (-1.0%/yr); 100 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $39,636/mo this rent would consume 606% of the median local household income ($78k/yr) (locally 3689% 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 $28k of loan paydown is wiped out by about $120k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $452k; list at $4.00M implies a 784% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $3,963,600 (0.8% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.61×
• Total profit: $-440,282
• Equity at exit: $595,667

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-416,760
• Equity at exit: $345,415

Cash invested: $1,118,600 (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 91406

• Rents YoY: -1.0%
• Active inventory: 100
• Price-to-rent: 165.1×

Monthly cashflow live

• Estimated rent: $39,636 high
• Mortgage (P&I): −$20,950
• Tax from tax record: −$3,552 /mo · $42,626/yr
• Insurance: −$1,665
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,324
• Net cashflow: $5,079

Break-even live

Break-even rent $33,207

Max offer price $3,995,000

Occupancy floor 82%

Sensitivity live

Price	-10% $7,340	-5% $6,210	+0% $5,079	+5% $3,948	+10% $2,818
Rent	-10% $1,948	-5% $3,513	+0% $5,079	+5% $6,645	+10% $8,210
Rate	-1.0pp $7,091	-0.5pp $6,095	base $5,079	+0.5pp $4,044	+1.0pp $2,991

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$8,064
1× unit	2	1	$2,016
▸ 15× units	1	1	$27,660
1× unit	0	1	$1,888
Total (21 units)			$39,636

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: $998,750
• Closing costs: $119,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $3,995,000 Active 1 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: $42,626 · $3,552/mo
• Projected year-2 tax: $42,626 · $3,552/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 20 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: $475,632
• − Mortgage interest: −$223,782
• − Property taxes: −$42,626
• − Insurance: −$20,772
• − Repairs & maintenance: −$38,051
• − Management: −$38,051
• − Depreciation: −$116,218
• Taxable loss: −$3,868
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $61,876/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): 51,953
• Household income: $78,429
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 3689.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% White 26% Two or more races 19% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 40% · Canada, South Korea, China
• Languages at home: 36% English-only · Spanish 50% Other Indo-European 5% Tagalog/Filipino 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: ▼ -900.10%
• Current HPI: 457.2177
• Rent YoY: ▼ -1.00%
• 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

+783.8% since first listed

8 events — show timeline

• 2026-06-15 Listed $3,995,000 TheMLS
• 2024-04-10 Rental Removed $1,795 APPFOLIO
• 2024-03-20 Price Changed $1,795 APPFOLIO
• 2024-03-14 Price Changed $1,800 APPFOLIO
• 2024-03-13 Price Changed $1,850 APPFOLIO
• 2024-01-26 Price Changed $1,975 APPFOLIO
• 2024-01-04 Listed for Rent $1,995 APPFOLIO
• 1978-03-01 Sold (Public Records) $452,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $42,626 · +1.4% YoY. Source: county tax records.