1519 Armacost Ave · Los Angeles, CA 90025

$2,800,000

12 bd · 12.0 ba · 5,292 sqft · MultiFamily public records · 102 Days on market

Built 1959 7,003 sqft lot $529/sqft · 10% above area Est $2641k · 6% over

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• ARV discount +4.8/15.0
• Appreciation +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 11 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

We are pleased to present 1519 Armacost Avenue, an 11-unit apartment building located in a prime Westside location of Los Angeles. 1519 Armacost Avenue offers investors the rare opportunity to acquire a professionally managed, low-maintenance multifamily asset in one of the most desirable rental submarkets on the Westside. Offered for the first time in decades, the property reflects long-term ownership, pride of management, and stable operations. Built in 1959, the property features a well-balanced and highly functional unit mix consisting of five bachelor units, five one-bedroom / one-bath units, and one two-bedroom / two-bath unit, appealing to a broad West Los Angeles renter demographic. The building is separately metered for gas and electricity, enhancing operational efficiency and limiting owner expense exposure. The property offers on-site parking and a dedicated on-site laundry room, both valuable amenities in this centrally located Westside setting. Residents enjoy a walkable lifestyle with close proximity to high-end dining, retail, and nightlife, reinforcing consistent rental demand. With current rents below market, the property presents significant rental upside through turnover and interior renovations. Additionally, the site offers potential ADU expansion opportunities (Buyer to verify), providing future flexibility and optionality for the next owner. This offering represents a compelling opportunity to acquire a stable Westside asset with long-term income growth and upside potential.

Key facts

• On site parking
• 7,003 sq ft lot
• 11 parking spots

Tags

• 11 UNIT APARTMENT BUILDING
• PROFESSIONALLY MANAGED
• DESIRABLE RENTAL SUBMARKETS
• WELL BALANCED UNIT MIX
• ON SITE PARKING
• DEDICATED ON SITE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 5×7bd/1.0ba + 5×1bd/1.0ba + 1×2bd/2.0ba units multifamily listed at $2.80M.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive. Per door: $627/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($32k rent vs $2.80M).
• Recommended offer: $2.55M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (-0.4%/yr); 153 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 $31,512/mo this rent would consume 364% of the median local household income ($104k/yr) (locally 4925% 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 (-1.0%/yr); year-one equity from $19k of loan paydown is wiped out by about $29k 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 102 days — a 9% lower offer ($2.55M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.50M; list at $2.80M implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,548,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1959 — 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 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?
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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $2,640,519
• List price: $2,800,000
• Delta: 6.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1440 S Barrington Ave	0.33mi	11/11.0 (-1)	5,855 (+11%)	15mo	$2,240,000	$383	46

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

Projected returns pro-forma

-1.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.17×
• Total profit: $131,836
• Equity at exit: $671,640

10-year hold

• IRR: 8.0%
• Equity multiple: 1.70×
• Total profit: $546,165
• Equity at exit: $701,657

Cash invested: $784,000 (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 90025

• Home prices YoY: -0.3%
• Rents YoY: -0.4%
• Active inventory: 153
• Price-to-rent: 62.9×

Monthly cashflow live

• Estimated rent: $31,512 medium
• Mortgage (P&I): −$14,684
• Tax from tax record: −$2,146 /mo · $25,751/yr
• Insurance: −$1,167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,618
• Net cashflow: $6,898

Break-even live

Break-even rent $22,780

Max offer price $2,800,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 5× units	7	1	$18,545
▸ 5× units	1	1	$10,195
1× unit	2	2	$2,774
Total (11 units)			$31,512

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: $700,000
• Closing costs: $84,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $2,800,000 Pending 102 DOM
2. 2026-06-04
   days on market $2,800,000 Active 101 DOM
3. 2026-06-03
   days on market $2,800,000 Active 100 DOM
4. 2026-06-02
   days on market $2,800,000 Active 99 DOM
5. 2026-06-01
   days on market $2,800,000 Active 98 DOM
6. 2026-05-31
   days on market $2,800,000 Active 97 DOM
7. 2026-02-23
   listed $2,800,000 Active 1522-char remark

   Show marketing remark (1522 chars)

   We are pleased to present 1519 Armacost Avenue, an 11-unit apartment building located in a prime Westside location of Los Angeles. 1519 Armacost Avenue offers investors the rare opportunity to acquire a professionally managed, low-maintenance multifamily asset in one of the most desirable rental submarkets on the Westside. Offered for the first time in decades, the property reflects long-term ownership, pride of management, and stable operations. Built in 1959, the property features a well-balanced and highly functional unit mix consisting of five bachelor units, five one-bedroom / one-bath units, and one two-bedroom / two-bath unit, appealing to a broad West Los Angeles renter demographic. The building is separately metered for gas and electricity, enhancing operational efficiency and limiting owner expense exposure. The property offers on-site parking and a dedicated on-site laundry room, both valuable amenities in this centrally located Westside setting. Residents enjoy a walkable lifestyle with close proximity to high-end dining, retail, and nightlife, reinforcing consistent rental demand. With current rents below market, the property presents significant rental upside through turnover and interior renovations. Additionally, the site offers potential ADU expansion opportunities (Buyer to verify), providing future flexibility and optionality for the next owner. This offering represents a compelling opportunity to acquire a stable Westside asset with long-term income growth and upside potential.

8. 2006-06-02
   soldstatus $1,500,000
9. 1982-11-05
   soldstatus $345,000

ⓘ 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: $25,751 · $2,146/mo
• Projected year-2 tax: $25,751 · $2,146/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 · 20 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: $378,144
• − Mortgage interest: −$156,844
• − Property taxes: −$25,751
• − Insurance: −$14,000
• − Repairs & maintenance: −$30,252
• − Management: −$30,252
• − Depreciation: −$81,455
• Taxable income: $39,592
• Est. tax owed @ 24.0%: −$9,502
• After-tax cash flow: $73,278/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): 46,508
• Household income: $103,894
• Rent vs Own: 75.9% rent · 24.1% own
• Severe rent burden: 4925.0

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 0.64)
• Race & ethnicity: White 54% Asian 21% Hispanic / Latino 15% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Scotch-Irish 4% Italian 4% Lithuanian 3%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 11% Other Indo-European 10% Chinese 5%

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: ▼ -1.03%
• Current HPI: 312.7694
• Rent YoY: ▼ -0.39%
• 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

+711.6% since first listed

3 events — show timeline

• 2026-02-23 Listed $2,800,000 TheMLS
• 2006-06-02 Sold (Public Records) $1,500,000 Public Records
• 1982-11-05 Sold (Public Records) $345,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $25,751 · +1.3% YoY. Source: county tax records.