10958 Venice Blvd · Culver City, CA 90232

$1,595,000

6 bd · 4.0 ba · 2,871 sqft · MultiFamily public records · 28 Days on market

Built 1954 4,975 sqft lot Est $1955k · 18% under

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Why this score? — see what drove the A- 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +6.2/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Multi-family units

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

Listing remarks

VACANT 2 BR + 1 BA OWNERS UNIT!!!! 10958 Venice Blvd presents a rare opportunity to acquire a well-maintained 4-unit multifamily property located in a prime West Los Angeles / Culver City location with tremendous future upside through ADU development potential. Built in 1954, the property consists of 2,871 square feet situated on a 4,975 square foot lot and is offered at $1,700,000, equating to $425,000 per unit and $592 per square foot. The property currently operates at an attractive 4.77% cap rate with a 13.69 GRM, providing stable in-place income while offering substantial value-add potential for a new owner. The property is ideal for both investors and owner-users, featuring unit 1096

Key facts

• Existing rear garage
• Balcony improvements
• Sewer improvements

Tags

• ADU DEVELOPMENT POTENTIAL
• EXISTING REAR GARAGE
• CARPORT AREA
• BALCONY IMPROVEMENTS
• ELECTRICAL UPGRADES
• SEWER IMPROVEMENTS

Property features AI

Finance

• Other: Property marketed as apartments in one building
• Financial info: Gross operating income approximately $124,212; Net operating income approximately $81,169; Total annual expenses approximately $39,317; Cap rate about 4.77%; Gross rent multiplier about 13.69; Vacancy rate listed as 3%; Income reported as Actual
• HOA & community: Complex contains 4 units

Exterior

• Parking: Carport; 3-car garage
• Home design: Residential income property; Two-level building; 2 total floors
• Exterior features: Zoning: CCR4*; No other structures

Interior

• Kitchen: Refrigerator; Range/Oven
• Bedrooms: One 1-bed unit; One 2-bed unit; One 1-bed unit; One 2-bed unit
• Bathrooms: Four units with 1 bath each
• Heating & cooling: Wall heating; Ceiling fan
• Interior features: Ceiling fan

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.59M).
• Recommended offer: $1.57M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.0% in Culver City — 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 73/100 on livability (#163 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living F.
• Culver City Unified (suburban): math 53% / reading 62% proficiency, ranked #79 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.6%/yr); 29 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($11k loan paydown + $37k appreciation (2.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 0.0% rent growth), your $447k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$122k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($1.57M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $105k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.01M; list at $1.59M implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,571,075 (1.5% 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 1954 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $1,955,151
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3816 Huron Ave	0.02mi	6/5.0	2,694 (-6%)	19mo	$1,835,000	$681	69
3818 Huron Ave	0.03mi	6/5.0	2,694 (-6%)	19mo	$1,835,000	$681	68
10720 Charnock Rd	0.53mi	5/5.0 (-1)	2,598 (-10%)	2mo	$1,880,000	$724	48
11026 Aletta Ave	0.54mi	5/3.5 (-1)	3,091 (+8%)	9mo	$1,600,000	$518	47

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

Projected returns pro-forma

2.34% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.93×
• Total profit: $415,650
• Equity at exit: $659,000

10-year hold

• IRR: 17.6%
• Equity multiple: 3.26×
• Total profit: $1,009,341
• Equity at exit: $972,489

Cash invested: $446,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90232

• Home prices YoY: 0.5%
• Rents YoY: -1.6%
• Active inventory: 29
• Price-to-rent: 26.7×

Monthly cashflow live

• Estimated rent: $19,921 medium
• Mortgage (P&I): −$8,364
• Tax from tax record: −$1,423 /mo · $17,079/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,183
• Net cashflow: $5,285

Break-even live

Break-even rent $13,231

Max offer price $1,595,000

Occupancy floor 68%

Sensitivity live

Price	-10% $6,188	-5% $5,737	+0% $5,285	+5% $4,834	+10% $4,383
Rent	-10% $3,712	-5% $4,499	+0% $5,285	+5% $6,072	+10% $6,859
Rate	-1.0pp $6,089	-0.5pp $5,691	base $5,285	+0.5pp $4,872	+1.0pp $4,452

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$19,920
Total (4 units)			$19,921

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3217 Greenfield Ave Los Angeles, CA	5.0	6.0	3961	$19,500	$4.92	22d	1	0.91mi
11003 Ocean Dr Culver City, CA	5.0	5.0	3453	$15,500	$4.49	2d	1	1.14mi
11940 Westminster Ave Los Angeles, CA	5.0	5.5	4010	$21,500	$5.36	2d	1	1.18mi
4711 Purdue Ave Culver City, CA	5.0	3.0	2300	$7,300	$3.17	16d	1	1.18mi
3269 Edith St Los Angeles, CA	5.0	5.0	2766	$13,900	$5.03	11d	1	1.26mi
2751 Midvale Ave Los Angeles, CA	5.0	4.0	2460	$10,550	$4.29	25d	1	1.42mi

Listing history 37 events

1. 2026-06-18
   days on market $1,595,000 Active 28 DOM
2. 2026-06-17
   pricedays on market $1,595,000 Active 27 DOM
3. 2026-06-16
   days on market $1,700,000 Active 26 DOM
4. 2026-06-15
   days on market $1,700,000 Active 25 DOM
5. 2026-06-13
   days on market $1,700,000 Active 23 DOM
6. 2026-06-13
   days on market $1,700,000 Active 22 DOM
7. 2026-06-09
   days on market $1,700,000 Active 19 DOM
8. 2026-06-08
   days on market $1,700,000 Active 18 DOM
9. 2026-06-07
   days on market $1,700,000 Active 17 DOM
10. 2026-06-04
    days on market $1,700,000 Active 14 DOM
11. 2026-06-03
    days on market $1,700,000 Active 13 DOM
12. 2026-06-02
    days on market $1,700,000 Active 12 DOM
13. 2026-06-01
    days on market $1,700,000 Active 11 DOM
14. 2026-05-31
    days on market $1,700,000 Active 10 DOM
15. 2026-05-21
    listed $1,700,000 Active
16. 2021-12-16
    historical
17. 2021-12-05
    status Active
18. 2021-10-24
    price $2,100,000
19. 2021-09-17
    status Active
20. 2021-09-13
    historical Active Under Contract
21. 2021-08-13
    status Active
22. 2021-07-30
    historical Active Under Contract
23. 2021-07-14
    listed $2,150,000 Active
24. 2013-05-09
    historical Withdrawn
25. 2013-04-17
    price
26. 2013-03-28
    listed Active
27. 2006-05-03
    soldstatus $1,007,010
28. 2006-05-02
    soldstatus $1,007,000
29. 2006-04-25
    historical
30. 2005-11-07
    listed $999,000
31. 2003-10-09
    soldstatus $550,000
32. 2003-06-17
    soldstatus $465,000
33. 2001-12-20
    historical
34. 2001-08-17
    historical
35. 2001-06-20
    listed
36. 2001-06-20
    listed $439,000
37. 1994-08-18
    soldstatus $215,000

ⓘ 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: $17,079 · $1,423/mo
• Projected year-2 tax: $17,079 · $1,423/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $239,052
• − Mortgage interest: −$89,345
• − Property taxes: −$17,079
• − Insurance: −$7,975
• − Repairs & maintenance: −$19,124
• − Management: −$19,124
• − Depreciation: −$46,400
• Taxable income: $40,005
• Est. tax owed @ 24.0%: −$9,601
• After-tax cash flow: $53,824/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: Culver City Unified
• NCES district ID: 0610260
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $78,489
• Composite: 51.7/100
• National rank: #1689
• State rank: #79 of 517 in CA

Livability — Culver City

• Score: 73/100
• State rank: #163
• US rank: #5340

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B- Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver City, CA
• County: Los Angeles County · 9,444,647 people
• City population: 47,563
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 16,554
• Household income: $122,396
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1159.0

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 0.67)
• Race & ethnicity: White 50% Asian 21% Hispanic / Latino 19% Two or more races 16% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 4% Romanian 4% Lithuanian 3%
• Foreign-born: 22% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 16% Chinese 4% Other Indo-European 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: ▲ 2.34%
• Current HPI: 473.1563
• Rent YoY: ▼ -1.65%
• 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

+690.7% since first listed

23 events — show timeline

• 2026-05-21 Listed $1,700,000 TheMLS
• 2021-12-16 Listing Removed — CRMLS
• 2021-12-05 Relisted — CRMLS
• 2021-10-24 Price Changed $2,100,000 CRMLS
• 2021-09-17 Relisted — CRMLS
• 2021-09-13 Contingent — CRMLS
• 2021-08-13 Relisted — CRMLS
• 2021-07-30 Contingent — CRMLS
• 2021-07-14 Listed $2,150,000 CRMLS
• 2013-05-09 Delisted — TheMLS
• 2013-04-17 Price Changed — TheMLS
• 2013-03-28 Listed — TheMLS
• 2006-05-03 Sold (MLS) $1,007,010 TheMLS
• 2006-05-02 Sold (Public Records) $1,007,000 Public Records
• 2006-04-25 Delisted — TheMLS
• 2005-11-07 Listed $999,000 TheMLS
• 2003-10-09 Sold (Public Records) $550,000 Public Records
• 2003-06-17 Sold (Public Records) $465,000 Public Records
• 2001-12-20 Listing Removed — SDMLS
• 2001-08-17 Delisted — TheMLS
• 2001-06-20 Listed $439,000 SDMLS
• 2001-06-20 Listed — TheMLS
• 1994-08-18 Sold (Public Records) $215,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $17,079 · +2.6% YoY. Source: county tax records.