816 Westmount Dr · West Hollywood, CA 90069

$6,850,000

36 bd · 37.0 ba · 22,800 sqft · MultiFamily public records · 101 Days on market

Built 1973 0.26 ac lot $300/sqft · at area comps Est $6564k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +5.5/15.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 18 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 MLS

816 Westmount Drive presents an 18-unit multifamily investment opportunity in a highly desirable West Hollywood location. The offering features 2.69% interest-only assumable financing through December 2030, providing strong day-one leveraged cash flow and an approximate cash-on-cash return above 6.73%. The property generates solid in-place income at a 12.22 GRM and 4.57% cap rate, equating to approximately $380,556 per unit and $300 per square foot. A large storage space of approx. 680 square feet can be converted to a ADU. Seller has preliminary plans to legalize the structure as an ADU (buyer to verify), creating additional income potential and long-term value enhancement. Built in 1973, the asset is a well-scaled 1970s multifamily property with practical design, efficient unit layouts, and strong operational fundamentals. The larger unit count offers meaningful economies of scale and the opportunity to implement a strategic renovation program to drive rental repositioning and long-term NOI growth. Favorable assumable financing enhances investor yield and mitigates acquisition financing risk, positioning the property as a compelling value-add opportunity within one of Los Angeles County's most supply-constrained rental submarkets.

Key facts

• Convert to adu
• Large storage space
• 0.26 acre lot

Tags

• 18 UNIT MULTIFAMILY INVESTMENT
• LARGE STORAGE SPACE
• CONVERT TO ADU
• ADDITIONAL INCOME POTENTIAL
• EFFICIENT UNIT LAYOUTS
• MEANINGFUL ECONOMIES OF SCALE

What this means for you Summary

Snapshot

• This is a 18 × 2-bed/2.1-bath units multifamily listed at $6.85M.

Deal economics

• At list price, monthly cash flow is $28k ($340k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($88k rent vs $6.85M).
• Recommended offer: $6.23M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: schools A+, amenities A+, commute A+; 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.
• Market conditions: Rents soft (-0.5%/yr); 379 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 $88,422/mo this rent would consume 983% of the median local household income ($108k/yr) (locally 2412% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $100k of equity ($47k loan paydown + $52k 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.
• At projected returns (0.8% appreciation + 0.0% rent growth), your $1.92M cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$475k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($6.23M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.35M; list at $6.85M implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,233,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.29% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.72%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $6,564,094
• List price: $6,850,000
• Delta: 4.36%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 N Flores St	0.45mi	35/36.0 (-1)	23,611 (+4%)	15mo	$6,526,000	$276	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 1.83×
• Total profit: $1,591,404
• Equity at exit: $2,254,163

10-year hold

• IRR: 18.7%
• Equity multiple: 3.03×
• Total profit: $3,887,821
• Equity at exit: $2,931,438

Cash invested: $1,918,000 (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: 379
• Price-to-rent: 116.2×

Monthly cashflow live

• Estimated rent: $88,422 high
• Mortgage (P&I): −$35,922
• Tax from tax record: −$2,754 /mo · $33,045/yr
• Insurance: −$2,854
• HOA: −$0
• Vacancy / Maint / Mgmt: −$18,569
• Net cashflow: $28,323

Break-even live

Break-even rent $52,570

Max offer price $6,850,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 18× units	2	2.1	$88,416
Total (18 units)			$88,422

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: $1,712,500
• Closing costs: $205,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $6,850,000 Active 101 DOM
2. 2026-06-17
   days on market $6,850,000 Active 100 DOM
3. 2026-06-16
   days on market $6,850,000 Active 99 DOM
4. 2026-06-15
   days on market $6,850,000 Active 98 DOM
5. 2026-06-13
   days on market $6,850,000 Active 96 DOM
6. 2026-06-09
   days on market $6,850,000 Active 92 DOM
7. 2026-06-08
   days on market $6,850,000 Active 91 DOM
8. 2026-06-07
   days on market $6,850,000 Active 90 DOM
9. 2026-06-04
   days on market $6,850,000 Active 87 DOM
10. 2026-06-03
    days on market $6,850,000 Active 86 DOM
11. 2026-06-02
    days on market $6,850,000 Active 85 DOM
12. 2026-06-01
    days on market $6,850,000 Active 84 DOM
13. 2026-05-31
    days on market $6,850,000 Active 83 DOM
14. 2026-03-09
    listed $6,850,000 Active 1252-char remark

    Show marketing remark (1252 chars)

    816 Westmount Drive presents an 18-unit multifamily investment opportunity in a highly desirable West Hollywood location. The offering features 2.69% interest-only assumable financing through December 2030, providing strong day-one leveraged cash flow and an approximate cash-on-cash return above 6.73%. The property generates solid in-place income at a 12.22 GRM and 4.57% cap rate, equating to approximately $380,556 per unit and $300 per square foot. A large storage space of approx. 680 square feet can be converted to a ADU. Seller has preliminary plans to legalize the structure as an ADU (buyer to verify), creating additional income potential and long-term value enhancement. Built in 1973, the asset is a well-scaled 1970s multifamily property with practical design, efficient unit layouts, and strong operational fundamentals. The larger unit count offers meaningful economies of scale and the opportunity to implement a strategic renovation program to drive rental repositioning and long-term NOI growth. Favorable assumable financing enhances investor yield and mitigates acquisition financing risk, positioning the property as a compelling value-add opportunity within one of Los Angeles County's most supply-constrained rental submarkets.

15. 1995-11-30
    soldstatus $1,350,000

ⓘ 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: $33,045 · $2,754/mo
• Projected year-2 tax: $52,060 · $4,338/mo
• Expected delta: +$19,015/yr (+$1,585/mo · 57.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 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: $1,061,064
• − Mortgage interest: −$383,707
• − Property taxes: −$33,045
• − Insurance: −$34,250
• − Repairs & maintenance: −$84,885
• − Management: −$84,885
• − Depreciation: −$199,273
• Taxable income: $241,019
• Est. tax owed @ 24.0%: −$57,845
• After-tax cash flow: $282,035/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

+407.4% since first listed

2 events — show timeline

• 2026-03-09 Listed $6,850,000 TheMLS
• 1995-11-30 Sold (Public Records) $1,350,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $33,045 · +0.8% YoY. Source: county tax records.