1025 N Kings Rd #115 · West Hollywood, CA 90069

$499,000

1 bd · 2.0 ba · 1,039 sqft · Condo public records · 15 Days on market

Built 1965 $480/sqft · 35% below area Est $765k · 35% under $575/mo HOA · 15% of rent

---

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 +7.5/30.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.6/10.0

Listing remarks

Redo this 1039 sq ft 1 br/1.5 Ba condo, 1-sty up. Frml Entry, big LR, w/ south vus of mature trees. Built as a condo w/ a large kitch, originally plumbed for laund equip. 1/2 BA+BR w/ its own BA & 2 closets. Modernized Primary BA w/ sep. tiled shower & tub . Central A/C. 1 secured pkg space; there is also guest pking. Swimming pl. Located on popular Kings Rd in central W Hllywd. Close to local restaurants & shops. Convenient nearby pub. transit. Probate sale & short-sale. Show by appt.

Key facts

• Green area
• Formal entry
• Entry closet

Tags

• FORMAL ENTRY
• ENTRY CLOSET
• LARGE LIVING ROOM
• WALL OF GLASS
• GREEN AREA
• MATURE TREES

Property features AI

Finance

• Other: Complex contains 62 units; Managed by Scott Management
• Financial info: Listing terms: Probate
• HOA & community: Monthly HOA dues; HOA amenities include controlled access, elevator, guest parking, pool, sun deck, and maintained landscaping; Association pet rules (call for details)

Exterior

• Parking: Subterranean gated garage with controlled entrance; One covered parking space (total 1 parking space)
• Security: 24-hour security; Automatic gate; Gated community; Exterior security lights; Smoke and fire detection system; Carbon monoxide detector(s)
• Utilities: Public water
• Home design: Residential condominium, attached; One level unit; Faces south; Entry on first floor
• Construction: Stucco exterior; Building has 4 total floors; Attached/common walls
• Exterior features: Association pool; Green belt view; Southern exposure; Association-maintained landscaping; Sun deck

Interior

• Kitchen: Dishwasher; Garbage disposal; Hood fan; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: A/C; Radiant heat
• Interior features: Foyer entry; Pantry; Dining room
• Laundry & utility: Community laundry; Laundry area in kitchen; Central water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-631 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (24.0% below list).
• Recommended offer: $379k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.5% in West Hollywood — 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 70/100 on livability (#239 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: Rosewood Avenue Elementary (248 students, 66% FRL); Hubert Howe Bancroft Middle (446 students, 92% FRL); Fairfax Senior High (math 40% / reading 61%, grade D+, #324 of 1,170 statewide, top 28%, 1,632 students, 81% FRL).
• Market conditions: Rents soft (-0.5%/yr); 384 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); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (0.8% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $499k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,161 (24.0% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.76% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.0

CMA / ARV

• ARV (median comp): $765,267
• List price: $499,000
• Delta: -34.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.76% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.66×
• Total profit: $-47,550
• Equity at exit: $164,208

10-year hold

• IRR: -3.1%
• Equity multiple: 0.65×
• Total profit: $-48,721
• Equity at exit: $213,546

Cash invested: $139,720 (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 90069

• Home prices YoY: 0.2%
• Rents YoY: -0.5%
• Active inventory: 384
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,792 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$208
• HOA: −$575
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-631

Break-even live

Break-even rent $4,590

Max offer price $387,603

Occupancy floor —

Sensitivity live

Price	-10% $-348	-5% $-489	+0% $-631	+5% $-772	+10% $-913
Rent	-10% $-930	-5% $-780	+0% $-631	+5% $-481	+10% $-331
Rate	-1.0pp $-379	-0.5pp $-504	base $-631	+0.5pp $-760	+1.0pp $-891

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 N Kings Rd #313 West Hollywood, CA	2.0	2.0	1417	$5,995	$4.23	45d	1	0.02mi
8350 Santa Monica Blvd West Hollywood, CA	2.0	2.0	909	$4,699	$5.17	9d	1	0.03mi
1030 N Kings Rd #206 West Hollywood, CA	2.0	2.0	1170	$7,100	$6.07	45d	1	0.04mi
1010 N Kings Rd #310 West Hollywood, CA	1.0	1.0	1131	$2,950	$2.61	9d	1	0.06mi
1010 N Kings Rd West Hollywood, CA	1.0	1.0	1131	$2,850	$2.52	26d	2	0.06mi
1114 Kings Rd Unit 05 (1/1) West Hollywood, CA	1.0	1.0	1050	$2,850	$2.71	9d	1	0.09mi
949 N Kings Rd #302 West Hollywood, CA	1.0	1.5	1093	$4,495	$4.11	45d	1	0.11mi
950 N Kings Rd West Hollywood, CA	2.0	1.0–2.0	955	$3,535	$3.70	26d	2	0.11mi
1120 Flores St Unit 05 West Hollywood, CA	1.0	1.0	800	$2,895	$3.62	4d	1	0.11mi
1016 Croft Ave Unit 10005 Los Angeles, CA	2.0	1.0	1225	$3,495	$2.85	45d	1	0.12mi
1203 N Sweetzer Ave West Hollywood, CA	1.0	1.0	863	$2,700	$3.13	26d	2	0.15mi
1209 N Kings Rd #8 West Hollywood, CA	2.0	1.5	1160	$4,800	$4.14	26d	1	0.15mi
1017 N Croft Ave #103 Los Angeles, CA	2.0	2.5	1375	$9,800	$7.13	26d	1	0.16mi
942 N Croft Ave Los Angeles, CA	2.0	1.0	1400	$4,295	$3.07	45d	1	0.17mi
1121 N Olive Dr #209 West Hollywood, CA	2.0	2.0	1193	$3,750	$3.14	45d	1	0.18mi
1232 N Kings Rd West Hollywood, CA	2.0	2.0	1230	$5,064	$4.12	21d	1	0.18mi
1030 N Harper Ave Unit 1 West Hollywood, CA	2.0	2.0	1100	$3,157	$2.87	45d	1	0.18mi
1233 N Flores St #104 West Hollywood, CA	1.0	1.0	710	$3,350	$4.72	26d	1	0.19mi
8281 Norton Ave Unit 8281 1/2 West Hollywood, CA	1.0	1.0	750	$2,595	$3.46	45d	1	0.19mi
1222 N Olive Dr West Hollywood, CA	1.0	1.0	596	$3,100	$5.20	20d	2	0.20mi
1222 N Olive Dr West Hollywood, CA	1.0	1.0	793	$3,100	$3.91	6d	1	0.20mi
1138 Hacienda Pl West Hollywood, CA	1.0	1.5	900	$2,595	$2.88	20d	1	0.20mi
960 N Alfred St Los Angeles, CA	1.0–2.0	1.0–2.0	945	$2,375	$2.51	5d	4	0.20mi
1230 N Sweetzer Ave #106 West Hollywood, CA	1.0	1.0	750	$2,950	$3.93	26d	1	0.21mi
1230 N Sweetzer Ave West Hollywood, CA	1.0	1.0	715	$2,722	$3.81	45d	2	0.21mi
1245 N Kings Rd West Hollywood, CA	1.0	1.0	1000	$2,850	$2.85	45d	1	0.22mi
928 N Alfred St Unit 101 Los Angeles, CA	1.0	1.0	875	$2,800	$3.20	6d	1	0.22mi
949 N Alfred St Unit 8 Los Angeles, CA	1.0	1.0	700	$2,150	$3.07	45d	1	0.23mi
850 N Kings Rd #306 West Hollywood, CA	2.0	2.0	1317	$5,995	$4.55	14d	1	0.23mi
850 N Kings Rd West Hollywood, CA	2.0	2.0	1271	$5,245	$4.13	16d	2	0.23mi
916 N Alfred St Unit 6 Los Angeles, CA	1.0	1.0	900	$4,000	$4.44	45d	1	0.24mi
1257 N Sweetzer Ave Unit 104 West Hollywood, CA	1.0	1.0	752	$3,650	$4.85	26d	1	0.24mi
1257 N Sweetzer Ave Unit 202 West Hollywood, CA	2.0	2.0	1156	$5,795	$5.01	45d	1	0.24mi
1257 N Sweetzer Ave Unit 202 West Hollywood, CA	2.0	2.0	1156	$5,795	$5.01	26d	1	0.24mi
1260 Flores St Unit 5 West Hollywood, CA	2.0	1.0	1329	$3,750	$2.82	9d	1	0.24mi
8440 Fountain Ave West Hollywood, CA	2.0	2.0	1304	$3,795	$2.91	26d	1	0.24mi
8214 Norton Ave Unit C West Hollywood, CA	1.0	1.0	750	$2,250	$3.00	45d	1	0.25mi
935 N Alfred St Unit 8 Los Angeles, CA	1.0	1.0	750	$2,100	$2.80	26d	1	0.25mi
910 N Alfred St Unit 4 Los Angeles, CA	2.0	2.0	1300	$5,000	$3.85	45d	1	0.25mi
8216 Norton Ave West Hollywood, CA	2.0	2.0	750	$2,850	$3.80	18d	1	0.25mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-12
   listed $499,000 Active 2428-char remark
2. 1988-05-12
   soldstatus $105,000
3. 1986-06-16
   soldstatus $90,000
4. 1983-08-25
   soldstatus $99,500

ⓘ 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: $2,715 · $226/mo
• Projected year-2 tax: $3,792 · $316/mo
• Expected delta: +$1,078/yr (+$90/mo · 39.7%)

ⓘ 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 ≥88°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,499
• − Mortgage interest: −$27,952
• − Property taxes: −$2,715
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,640
• − Management: −$3,640
• − HOA: −$6,900
• − Depreciation: −$14,516
• Taxable loss: −$16,359
• Est. tax savings @ 24.0%: +$3,926
• After-tax cash flow: $-3,641/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 — West Hollywood

• Score: 70/100
• State rank: #239
• US rank: #7852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hollywood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 20,961
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 20,961
• Household income: $107,987
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2412.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Italian 4%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 7% Other Indo-European 4% Russian/Polish/Slavic 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: ▲ 0.76%
• Current HPI: 323.1842
• Rent YoY: ▼ -0.54%
• 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

+401.5% since first listed

5 events — show timeline

• 2026-05-29 Pending — TheMLS
• 2026-05-12 Listed $499,000 TheMLS
• 1988-05-12 Sold (Public Records) $105,000 Public Records
• 1986-06-16 Sold (Public Records) $90,000 Public Records
• 1983-08-25 Sold (Public Records) $99,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,715 · +3.0% YoY. Source: county tax records.