1126 White Knoll Dr · Los Angeles, CA 90012

$998,000

2 bd · 5.0 ba · 2,420 sqft · MultiFamily public records · 11 Days on market

Built 1921 4,351 sqft lot $412/sqft · 12% below area Est $1128k · 12% under

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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 +26.1/30.0
• ARV discount +12.7/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Appreciation +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

PRICE REDUCED. Perched on a corner lot above Dodger Stadium with views of DTLA and Elysian Park, this 5-unit apartment building offers a rare combination of location, stability, and upside. Sitting atop a quiet hillside street, the property features a desirable mix of two (2) studios and three (3) 1 bed / 1 bath units, appealing to a wide range of renters drawn to the neighborhood's energy and proximity to DTLA. Recent improvements include a brand-new roof and updated windows and flooring in two units, setting the stage for future enhancements and long-term growth. Several units present value-add potential for investors looking to further elevate rents in one of Los Angeles' strongest renta

Key facts

• Skyline views
• Multifamily property
• 4,351 sq ft lot

Tags

• MULTIFAMILY PROPERTY
• SKYLINE VIEWS
• DETACHED STORAGE STRUCTURES

Property features AI

Finance

• Other: Five units total in one building; Average one-bedroom unit area listed as 540; Total building area listed as 2,574
• Financial info: Total actual rent: $6,670 (current); Gross scheduled income: $80,040; Gross income: $80,040; Net operating income: $48,868; Operating expenses: $31,172 (includes $4,500 insurance and $12,475 taxes); Gross multiplier: 12.47
• HOA & community: Community features include hiking, street lighting, and urban setting; Property is subject to rent control

Exterior

• Parking: On-site parking including off-street spaces; Total of 5 parking spaces; Each unit has one garage space (attached garages for units)
• Utilities: Public sewer; District/public water
• Home design: Attached property; Single-story; Entry level: 1
• Construction: Year built per assessor; Updated/remodeled
• Exterior features: Storage building and shed on the property; No pool

Interior

• Kitchen: Each unit includes a range (5 units with range)
• Bedrooms: Five separate one-bedroom units (each unit is on entry level)
• Flooring: Laminated flooring
• Bathrooms: Each unit has one full bathroom (5 total)
• Heating & cooling: Wall/window air conditioning units (5)
• Interior features: One-level property; Updated/remodeled condition; Has a view; Corner lot
• Laundry & utility: No on-site laundry facilities listed; Five separate electric meters; One separate water meter; Five separate gas meters

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 2×1bd/1ba units multifamily listed at $998k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $506/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $998k).
• Cap rate 9.3% 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 soft (-0.9%/yr); 106 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,189/mo this rent would consume 201% of the median local household income ($67k/yr) (locally 3885% 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 (-2.7%/yr); year-one equity from $7k of loan paydown is wiped out by about $27k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 31y 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 $420k; list at $998k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $998,000

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 1921 — 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 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?
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: 1.12% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,127,862
• List price: $998,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-2.71% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-21,539
• Equity at exit: $161,742

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $71,513
• Equity at exit: $108,676

Cash invested: $279,440 (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 90012

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 106
• Price-to-rent: 33.4×

Monthly cashflow live

• Estimated rent: $11,189 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$662 /mo · $7,944/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,350
• Net cashflow: $2,528

Break-even live

Break-even rent $7,989

Max offer price $998,000

Occupancy floor 72%

Sensitivity live

Price	-10% $3,093	-5% $2,810	+0% $2,528	+5% $2,245	+10% $1,963
Rent	-10% $1,644	-5% $2,086	+0% $2,528	+5% $2,970	+10% $3,412
Rate	-1.0pp $3,030	-0.5pp $2,782	base $2,528	+0.5pp $2,269	+1.0pp $2,006

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,458
▸ 2× units	1	1	$3,730
Total (5 units)			$11,189

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 N Joels Pl Los Angeles, CA	3.0	4.5	2375	$6,450	$2.72	25d	1	0.11mi
1044 N Joels Pl Los Angeles, CA	3.0	5.0	2375	$5,999	$2.53	44d	1	0.12mi
1035 Figueroa Ter #18 Los Angeles, CA	3.0	3.0	1855	$5,400	$2.91	44d	1	0.15mi
1015 Figueroa Ter #19 Los Angeles, CA	3.0	2.0	1790	$4,700	$2.63	44d	1	0.17mi
1123 Marion Ave Los Angeles, CA	3.0	2.0	2000	$4,695	$2.35	44d	1	0.30mi
933 New Depot St #6 Los Angeles, CA	2.0	2.0	1732	$1,550	$0.89	6d	1	0.35mi
814 E Edgeware Rd Los Angeles, CA	3.0	3.0	2944	$9,750	$3.31	3d	1	0.35mi
2003 W Bellevue Ave Los Angeles, CA	3.0	3.5	2145	$7,000	$3.26	44d	1	0.37mi
1131 Sunvue Pl Los Angeles, CA	3.0	3.0	1595	$5,750	$3.61	19d	1	0.38mi
1403 W Galvez Dr Los Angeles, CA	2.0	2.0	1979	$6,500	$3.28	44d	1	0.41mi
922 W Kensington Rd Los Angeles, CA	3.0	2.0	1700	$5,520	$3.25	15d	1	0.46mi
1902 W Liberty Ct Los Angeles, CA	3.0	2.5	1806	$6,700	$3.71	44d	1	0.99mi
1030 N Alvarado St Los Angeles, CA	1.0	1.0–1.5	1268	$4,500	$3.55	4d	1	1.04mi
1221 W 3rd St Los Angeles, CA	2.0	1.0–3.0	1250	$2,969	$2.38	0d	15	1.15mi
1933 Lemoyne St Los Angeles, CA	3.0	2.0	2000	$8,495	$4.25	11d	1	1.28mi
1431 Avon Park Ter Los Angeles, CA	3.0	2.0	2685	$8,950	$3.33	18d	1	1.30mi
1431 Avon Park Ter Los Angeles, CA	3.0	2.0	2685	$8,950	$3.33	17d	1	1.30mi
1427 Waterloo St Los Angeles, CA	3.0	3.5	2184	$6,500	$2.98	2d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $998,000 Active 11 DOM
2. 2026-06-17
   days on market $998,000 Active 10 DOM
3. 2026-06-16
   days on market $998,000 Active 9 DOM
4. 2026-06-15
   days on market $998,000 Active 8 DOM
5. 2026-06-13
   days on market $998,000 Active 6 DOM
6. 2026-06-09
   days on market $998,000 Active 2 DOM
7. 2026-06-08
   pricestatusdays on marketlisting id $998,000 Active 1 DOM
8. 2026-03-02
   price
9. 2025-12-02
   listed Active
10. 2004-09-30
    historical
11. 2004-09-14
    historical
12. 2004-06-10
    listed $595,000
13. 2004-06-02
    listed $595,000
14. 2004-06-01
    historical
15. 2004-04-01
    listed $595,000
16. 2002-05-31
    soldstatus $420,000
17. 2002-05-31
    soldstatus $420,000
18. 2002-05-31
    soldstatus $420,000
19. 2002-03-22
    historical
20. 2002-01-15
    listed $439,000
21. 2002-01-15
    listed $479,000
22. 2000-12-10
    historical
23. 1999-12-22
    listed
24. 1996-12-20
    soldstatus $190,000
25. 1996-12-20
    soldstatus $190,000
26. 1996-06-25
    historical
27. 1995-11-20
    listed $249,000
28. 1994-06-08
    soldstatus $140,000

ⓘ 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: $7,944 · $662/mo
• Projected year-2 tax: $7,944 · $662/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 5/10 Major 6 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $134,268
• − Mortgage interest: −$55,904
• − Property taxes: −$7,944
• − Insurance: −$4,990
• − Repairs & maintenance: −$10,741
• − Management: −$10,741
• − Depreciation: −$29,033
• Taxable income: $14,915
• Est. tax owed @ 24.0%: −$3,580
• After-tax cash flow: $26,755/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): 37,336
• Household income: $66,860
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 3885.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Asian 35% Hispanic / Latino 29% White 19% Black 12% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Cuban 1%
• Common ancestry: Romanian 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 42% · China, Canada, South Korea
• Languages at home: 43% English-only · Spanish 22% Chinese 14% Korean 6%

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: ▼ -2.71%
• Current HPI: 333.4828
• Rent YoY: ▼ -0.90%
• 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

+612.9% since first listed

22 events — show timeline

• 2026-06-07 Listed $998,000 CRMLS
• 2026-03-02 Price Changed — TheMLS
• 2025-12-02 Listed — TheMLS
• 2004-09-30 Listing Removed — CRMLS
• 2004-09-14 Listing Removed — CRMLS
• 2004-06-10 Listed $595,000 CRMLS
• 2004-06-02 Listed $595,000 CRMLS
• 2004-06-01 Listing Removed — CRMLS
• 2004-04-01 Listed $595,000 CRMLS
• 2002-05-31 Sold (Public Records) $420,000 Public Records
• 2002-05-31 Sold (MLS) $420,000 CRMLS
• 2002-05-31 Sold (MLS) $420,000 TheMLS
• 2002-03-22 Delisted — TheMLS
• 2002-01-15 Listed $479,000 CRMLS
• 2002-01-15 Listed $439,000 TheMLS
• 2000-12-10 Delisted — TheMLS
• 1999-12-22 Listed — TheMLS
• 1996-12-20 Sold (Public Records) $190,000 Public Records
• 1996-12-20 Sold (MLS) $190,000 TheMLS
• 1996-06-25 Delisted — TheMLS
• 1995-11-20 Listed $249,000 TheMLS
• 1994-06-08 Sold (Public Records) $140,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,944 · +1.5% YoY. Source: county tax records.