16431 W Sunset Blvd Unit A · Los Angeles, CA 90272

$1,299,000

4 bd · 4.0 ba · 3,110 sqft · MultiFamily public records · 99 Days on market

Built 1968 5,170 sqft lot

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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).

• Cash flow +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +4.3/5.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Located along iconic Sunset Boulevard in Pacific Palisades, this vacant parcel was previously a fantastic multi-story duplex with two Townhouse-style units back-to-back. The rear unit enjoyed views of the Santa Monica Mountains and green belt behind the property, while the front unit had balconies on both levels, elevated above Sunset Blvd. With its multifamily LAR3 zoning, the property presents compelling potential for redevelopment, including the possibility of constructing more than 2 units (buyer to verify with the City of Los Angeles). Just minutes from Palisades Village, the beach, hiking trails, and wonderful schools, this property presents an opportunity for those looking to participate in the next chapter of Pacific Palisades' rebuilding and revitalization. Buyer to verify all development possibilities, zoning, and rebuilding guidelines with the City of Los Angeles.

Key facts

• 5,170 sq ft lot
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.15M (11.5% below list).
• Recommended offer: $1.15M (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 rising fast (+7.4%/yr); 317 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $11,500/mo this rent would consume 73% of the median local household income ($190k/yr) (locally 688% 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 99 days — a 9% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $849k; list at $1.30M implies a 53% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,150,000 (11.5% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.89% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $2,613,451,084
• List price: $1,299,000
• Delta: -99.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-89,529
• Equity at exit: $193,685

10-year hold

• IRR: 7.6%
• Equity multiple: 1.68×
• Total profit: $246,205
• 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 90272

• Home prices YoY: -2.6%
• Rents YoY: 7.4%
• Active inventory: 317
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $11,500 high
• Mortgage (P&I): −$6,812
• Tax from tax record: −$590 /mo · $7,082/yr
• Insurance: −$541
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,415
• Net cashflow: $1,075

Break-even live

Break-even rent $10,139

Max offer price $1,299,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,810	-5% $1,443	+0% $1,075	+5% $707	+10% $340
Rent	-10% $167	-5% $621	+0% $1,075	+5% $1,529	+10% $1,984
Rate	-1.0pp $1,729	-0.5pp $1,405	base $1,075	+0.5pp $738	+1.0pp $396

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$11,500
Total (2 units)			$11,500

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Bienveneda Ave Pacific Palisades, CA	5.0	3.5	2290	$14,995	$6.55	44d	1	0.19mi
16123 Sunset Blvd #105 Pacific Palisades, CA	4.0	3.5	2740	$9,750	$3.56	5d	1	0.26mi
1156 Las Pulgas Pl Pacific Palisades, CA	3.0	2.5	2622	$12,500	$4.77	44d	1	0.34mi
1156 Las Pulgas Pl Pacific Palisades, CA	3.0	2.5	2622	$12,500	$4.77	45d	1	0.34mi
817 Enchanted Way Pacific Palisades, CA	4.0	3.5	3126	$12,900	$4.13	25d	1	0.49mi
1205 Las Lomas Pl Pacific Palisades, CA	4.0	4.5	4000	$25,000	$6.25	25d	1	0.53mi
1120 El Medio Ave Pacific Palisades, CA	5.0	4.5	4000	$19,950	$4.99	15d	1	0.66mi
718 Palisades Dr Pacific Palisades, CA	3.0	3.0	2284	$8,000	$3.50	5d	1	0.68mi
1054 Enchanted Way Pacific Palisades, CA	3.0	2.5	2320	$9,000	$3.88	44d	1	0.73mi
1336 Bienveneda Ave Pacific Palisades, CA	3.0	2.5	2204	$11,925	$5.41	25d	1	0.77mi
1340 El Hito Cir Pacific Palisades, CA	4.0	2.5	2230	$10,586	$4.75	44d	1	0.78mi
16581 Via Floresta Pacific Palisades, CA	4.0	4.5	4000	$14,995	$3.75	44d	1	0.89mi
15225 Palisades Village Ln #202 Pacific Palisades, CA	3.0	2.5	2211	$27,650	$12.51	25d	1	0.93mi
1409 Lachman Ln Pacific Palisades, CA	4.0	3.5	3280	$25,000	$7.62	2d	1	0.95mi
15201 Mc Kendree Ave Pacific Palisades, CA	3.0	3.5	2773	$12,000	$4.33	25d	1	0.95mi
17440 Revello Dr Pacific Palisades, CA	4.0	3.5	2994	$14,800	$4.94	3d	1	1.03mi
17481 Tramonto Dr Pacific Palisades, CA	4.0	3.0	2803	$13,499	$4.82	44d	1	1.10mi
510 Toyopa Dr Pacific Palisades, CA	5.0	5.0	3822	$22,000	$5.76	25d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $1,299,000 Active 99 DOM
2. 2026-06-17
   days on market $1,299,000 Active 98 DOM
3. 2026-06-16
   days on market $1,299,000 Active 97 DOM
4. 2026-06-15
   days on market $1,299,000 Active 96 DOM
5. 2026-06-13
   days on market $1,299,000 Active 94 DOM
6. 2026-06-09
   days on market $1,299,000 Active 90 DOM
7. 2026-06-08
   days on market $1,299,000 Active 89 DOM
8. 2026-06-07
   days on market $1,299,000 Active 88 DOM
9. 2026-06-04
   days on market $1,299,000 Active 85 DOM
10. 2026-06-03
    days on market $1,299,000 Active 84 DOM
11. 2026-06-02
    days on market $1,299,000 Active 83 DOM
12. 2026-06-01
    days on market $1,299,000 Active 82 DOM
13. 2026-05-31
    days on market $1,299,000 Active 81 DOM
14. 2026-03-11
    listed $1,299,000 Active 887-char remark

    Show marketing remark (887 chars)

    Located along iconic Sunset Boulevard in Pacific Palisades, this vacant parcel was previously a fantastic multi-story duplex with two Townhouse-style units back-to-back. The rear unit enjoyed views of the Santa Monica Mountains and green belt behind the property, while the front unit had balconies on both levels, elevated above Sunset Blvd. With its multifamily LAR3 zoning, the property presents compelling potential for redevelopment, including the possibility of constructing more than 2 units (buyer to verify with the City of Los Angeles). Just minutes from Palisades Village, the beach, hiking trails, and wonderful schools, this property presents an opportunity for those looking to participate in the next chapter of Pacific Palisades' rebuilding and revitalization. Buyer to verify all development possibilities, zoning, and rebuilding guidelines with the City of Los Angeles.

15. 2004-01-21
    soldstatus $849,000

ⓘ 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: $7,082 · $590/mo
• Projected year-2 tax: $9,872 · $823/mo
• Expected delta: +$2,791/yr (+$233/mo · 39.4%)

ⓘ 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) · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $138,000
• − Mortgage interest: −$72,764
• − Property taxes: −$7,082
• − Insurance: −$7,292
• − Repairs & maintenance: −$11,040
• − Management: −$11,040
• − Depreciation: −$37,789
• Taxable loss: −$9,007
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $15,062/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): 21,390
• Household income: $189,713
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 688.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Romanian 6% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Chinese 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: ▼ -9.51%
• Current HPI: 350.2712
• Rent YoY: ▲ 7.38%
• 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

+53.0% since first listed

2 events — show timeline

• 2026-03-11 Listed $1,299,000 TheMLS
• 2004-01-21 Sold (Public Records) $849,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $7,082 · -51.5% YoY. Source: county tax records.