20925 Almazan Rd · Los Angeles, CA 91364

$1,299,000

6 bd · 4.0 ba · 3,332 sqft · SingleFamily public records · 61 Days on market

Built 1983 3,987 sqft lot $390/sqft · 31% below area Est $1872k · 31% under

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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
• Cash flow +9.8/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a quiet, secluded street with a cul-de-sac feel in Woodland Hills, this fully renovated 3-story home offers 3,332 sq. ft. of flexible living space and a highly functional layout. With 6 bedrooms and 4 bathrooms, each level features two bedrooms, creating a versatile setup for multi-generational living, guests, or work-from-home needs. An additional approximately 1,000 sq. ft of storage space on the ground level provides a potential for an ADU conversion or addition. The main level welcomes you with high vaulted ceilings, an open living and dining area, and a spacious kitchen centered around a large island with seating. Custom cabinetry, granite countertops, and stainless steel Viking appliances complete the space. Two bedrooms and two bathrooms are also located on this level. The lower level is designed as a private primary suite, featuring an oversized bedroom with double-door entry, a custom walk-in closet, and direct access to a private deck. A bar/entertaining area and an additional room, currently used as a family room, offer added flexibility. The upper level includes two additional bedrooms, a bathroom, and a private balcony. Outdoor spaces include multiple decks, a front patio with a gazebo, and newly installed vinyl privacy fencing, creating a natural indoor-outdoor flow. Extensive upgrades include a newer roof, two HVAC units, tankless water heater, smart home features (Lutron system, smart entry door lock, Nest thermostat), upgraded garage with epoxy flooring and built-in storage, EV Tesla chargers, and more. Conveniently located just minutes from Ventura Boulevard, Westfield Topanga, and Topanga Village, with easy access to the 101-fwy and Mulholland Drive, as well as nearby hiking trails and scenic hillside surroundings, this move-in ready home offers a strong balance of privacy and accessibility.

Key facts

• Fully renovated
• Spacious kitchen
• 3,987 sq ft lot

Tags

• FULLY RENOVATED
• FLEXIBLE LIVING SPACE
• HIGH VAULTED CEILINGS
• OPEN LIVING AND DINING AREA
• SPACIOUS KITCHEN
• LARGE ISLAND WITH SEATING

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-899 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.14M (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $898k (30.8% below list).
• Recommended offer: $898k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (-0.5%/yr); 182 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $8,984/mo this rent would consume 81% of the median local household income ($133k/yr) (locally 899% 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 $9k of loan paydown is wiped out by about $39k 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 61 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $440k; list at $1.30M implies a 195% 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; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $898,387 (30.8% 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 61 days. Have you received any prior offers? Is the seller open to a 31% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (median comp): $1,871,912
• List price: $1,299,000
• Delta: -30.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4525 Vista De Oro Ave	0.55mi	5/5.0 (-1)	3,450 (+4%)	2mo	$1,981,000	$574	58
21221 Mulholland Dr	0.45mi	5/3.5 (-1)	3,253 (-2%)	15mo	$1,760,000	$541	55
4236 Canoga Ave	0.46mi	5/3.0 (-1)	3,208 (-4%)	10mo	$1,650,000	$514	55
4747 Abargo St	0.61mi	5/4.0 (-1)	3,234 (-3%)	10mo	$1,520,000	$470	53
4771 Vista De Oro	0.73mi	6/4.5	3,543 (+6%)	3mo	$1,950,000	$550	51
4267 Canoga Ave	0.41mi	5/2.5 (-1)	3,029 (-9%)	5mo	$1,450,000	$479	50
4671 Vista De Oro Ave	0.66mi	5/4.0 (-1)	3,148 (-6%)	12mo	$2,000,000	$635	45
4516 Del Moreno Dr	0.73mi	5/4.0 (-1)	3,708 (+11%)	2mo	$2,552,000	$688	40
4790 Galendo St	0.75mi	5/5.0 (-1)	3,520 (+6%)	8mo	$2,390,000	$679	40
20318 Ruston Rd	0.74mi	5/4.5 (-1)	3,116 (-6%)	10mo	$1,925,000	$618	39
20524 Vista De Oro Pl	0.70mi	5/6.0 (-1)	3,750 (+12%)	9mo	$3,250,000	$867	26
4756 Vista De Oro Ave	0.74mi	5/3.5 (-1)	2,881 (-14%)	19mo	$1,775,000	$616	20

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-294,546
• Equity at exit: $193,685

10-year hold

• IRR: -29.7%
• Equity multiple: -0.19×
• Total profit: $-433,859
• Equity at exit: $112,314

Cash invested: $363,720 (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: 12.0×

Monthly cashflow live

• Estimated rent: $8,984 high
• Mortgage (P&I): −$6,812
• Tax from tax record: −$576 /mo · $6,917/yr
• Insurance: −$541
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,887
• Net cashflow: $-899

Break-even live

Break-even rent $10,122

Max offer price $1,140,191

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-531	+0% $-899	+5% $-1,267	+10% $-1,634
Rent	-10% $-1,609	-5% $-1,254	+0% $-899	+5% $-544	+10% $-189
Rate	-1.0pp $-245	-0.5pp $-569	base $-899	+0.5pp $-1,236	+1.0pp $-1,578

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21663 Ulmus Dr Woodland Hills, CA	5.0	3.5	4108	$8,375	$2.04	44d	1	0.67mi
20934 De Mina St Woodland Hills, CA	5.0	4.0	2483	$6,400	$2.58	44d	1	0.90mi
21615 Medina Estates Dr Woodland Hills, CA	5.0	5.0	3591	$11,000	$3.06	44d	1	0.98mi
4732 Del Moreno Dr Woodland Hills, CA	5.0	3.0	3267	$12,500	$3.83	8d	1	0.99mi
4511 Dulcinea Ct Woodland Hills, CA	5.0	4.5	4450	$10,495	$2.36	25d	1	1.02mi
20337 Alerion Pl Woodland Hills, CA	5.0	4.0	3332	$10,750	$3.23	25d	1	1.09mi
5226 Medina Rd Woodland Hills, CA	5.0	4.5	4000	$7,950	$1.99	44d	1	1.24mi
22277 Buena Ventura St Woodland Hills, CA	5.0	5.0	2566	$10,995	$4.28	25d	1	1.45mi
22303 Dunmore Dr Calabasas, CA	5.0	5.0	3895	$17,000	$4.36	7d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $1,299,000 Active 61 DOM
2. 2026-06-17
   days on market $1,299,000 Active 60 DOM
3. 2026-06-16
   days on market $1,299,000 Active 59 DOM
4. 2026-06-15
   days on market $1,299,000 Active 58 DOM
5. 2026-06-13
   days on market $1,299,000 Active 56 DOM
6. 2026-06-09
   days on market $1,299,000 Active 52 DOM
7. 2026-06-08
   days on market $1,299,000 Active 51 DOM
8. 2026-06-07
   days on market $1,299,000 Active 50 DOM
9. 2026-06-04
   days on market $1,299,000 Active 47 DOM
10. 2026-06-03
    pricedays on market $1,299,000 Active 46 DOM
11. 2026-06-02
    days on market $1,349,000 Active 45 DOM
12. 2026-06-01
    days on market $1,349,000 Active 44 DOM
13. 2026-05-31
    days on market $1,349,000 Active 43 DOM
14. 2026-04-18
    listed $1,349,000 Active 1848-char remark

    Show marketing remark (1848 chars)

    Set on a quiet, secluded street with a cul-de-sac feel in Woodland Hills, this fully renovated 3-story home offers 3,332 sq. ft. of flexible living space and a highly functional layout. With 6 bedrooms and 4 bathrooms, each level features two bedrooms, creating a versatile setup for multi-generational living, guests, or work-from-home needs. An additional approximately 1,000 sq. ft of storage space on the ground level provides a potential for an ADU conversion or addition. The main level welcomes you with high vaulted ceilings, an open living and dining area, and a spacious kitchen centered around a large island with seating. Custom cabinetry, granite countertops, and stainless steel Viking appliances complete the space. Two bedrooms and two bathrooms are also located on this level. The lower level is designed as a private primary suite, featuring an oversized bedroom with double-door entry, a custom walk-in closet, and direct access to a private deck. A bar/entertaining area and an additional room, currently used as a family room, offer added flexibility. The upper level includes two additional bedrooms, a bathroom, and a private balcony. Outdoor spaces include multiple decks, a front patio with a gazebo, and newly installed vinyl privacy fencing, creating a natural indoor-outdoor flow. Extensive upgrades include a newer roof, two HVAC units, tankless water heater, smart home features (Lutron system, smart entry door lock, Nest thermostat), upgraded garage with epoxy flooring and built-in storage, EV Tesla chargers, and more. Conveniently located just minutes from Ventura Boulevard, Westfield Topanga, and Topanga Village, with easy access to the 101-fwy and Mulholland Drive, as well as nearby hiking trails and scenic hillside surroundings, this move-in ready home offers a strong balance of privacy and accessibility.

15. 2012-12-24
    soldstatus $440,000 Closed 554-char remark

    Show marketing remark (554 chars)

    Over 3,300 square feet of living space in this clean 7 bedroom, 3 level home on quiet street in serene neighborhood behind Woodland Hills Country Club! New carpet and paint! Main level has nice sized living space with new kitchen, large living room, dining room and breakfast nook. These are 2 bedrooms and 1 1/2 baths. There is a separate entrance that you could lock off for a 2 bedroom apartment. Upper level has 2 bedrooms, full bath and a balcony. Lower level has 3 bedrooms, full bath, balcony and separate family room with wet bar. Show and sell

16. 2012-12-24
    soldstatus $500,000

    Show marketing remark (554 chars)

    Over 3,300 square feet of living space in this clean 7 bedroom, 3 level home on quiet street in serene neighborhood behind Woodland Hills Country Club! New carpet and paint! Main level has nice sized living space with new kitchen, large living room, dining room and breakfast nook. These are 2 bedrooms and 1 1/2 baths. There is a separate entrance that you could lock off for a 2 bedroom apartment. Upper level has 2 bedrooms, full bath and a balcony. Lower level has 3 bedrooms, full bath, balcony and separate family room with wet bar. Show and sell

17. 2012-09-27
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Over 3,300 square feet of living space in this clean 7 bedroom, 3 level home on quiet street in serene neighborhood behind Woodland Hills Country Club! New carpet and paint! Main level has nice sized living space with new kitchen, large living room, dining room and breakfast nook. These are 2 bedrooms and 1 1/2 baths. There is a separate entrance that you could lock off for a 2 bedroom apartment. Upper level has 2 bedrooms, full bath and a balcony. Lower level has 3 bedrooms, full bath, balcony and separate family room with wet bar. Show and sell

18. 2012-09-21
    listed $372,500 Active 554-char remark

    Show marketing remark (554 chars)

    Over 3,300 square feet of living space in this clean 7 bedroom, 3 level home on quiet street in serene neighborhood behind Woodland Hills Country Club! New carpet and paint! Main level has nice sized living space with new kitchen, large living room, dining room and breakfast nook. These are 2 bedrooms and 1 1/2 baths. There is a separate entrance that you could lock off for a 2 bedroom apartment. Upper level has 2 bedrooms, full bath and a balcony. Lower level has 3 bedrooms, full bath, balcony and separate family room with wet bar. Show and sell

19. 1983-01-25
    soldstatus $30,000

ⓘ 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: $6,917 · $576/mo
• Projected year-2 tax: $9,872 · $823/mo
• Expected delta: +$2,955/yr (+$246/mo · 42.7%)

ⓘ 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) · 79% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $107,807
• − Mortgage interest: −$72,764
• − Property taxes: −$6,917
• − Insurance: −$7,292
• − Repairs & maintenance: −$8,625
• − Management: −$8,625
• − Depreciation: −$37,789
• Taxable loss: −$34,206
• Est. tax savings @ 24.0%: +$8,209
• After-tax cash flow: $-2,578/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

+4396.7% since first listed

6 events — show timeline

• 2026-04-18 Listed $1,349,000 CRMLS
• 2012-12-24 Sold (Public Records) $500,000 Public Records
• 2012-12-24 Sold (MLS) $440,000 CRMLS
• 2012-09-27 Pending — CRMLS
• 2012-09-21 Listed $372,500 CRMLS
• 1983-01-25 Sold (Public Records) $30,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,917 · +2.2% YoY. Source: county tax records.