13951 Moorpark St · Los Angeles, CA 91423

$9,395,000

61 bd · 64.0 ba · 40,801 sqft · MultiFamily public records · 113 Days on market

Built 1964 0.70 ac lot $230/sqft · 24% below area Est $12382k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 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.

Key facts

• 0.7 acre lot
• 34 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 20 × 3-bed/?-bath units multifamily listed at $9.39M.

Deal economics

• At list price, monthly cash flow is $40k ($485k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($123k rent vs $9.39M).
• Recommended offer: $8.55M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, 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: Dixie Canyon Community Charter (610 students, 26% FRL, charter); Louis Armstrong Middle (1,329 students, 45% FRL, charter); Ulysses S. Grant Senior High (math 29% / reading 53%, grade F, #502 of 1,170 statewide, top 43%, 1,783 students, 89% FRL).
• Market conditions: Rents rising (+1.1%/yr); 163 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 $123,195/mo this rent would consume 1351% of the median local household income ($109k/yr) (locally 2929% 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 $65k of loan paydown is wiped out by about $282k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $2.63M cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($8.55M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $480k; list at $9.39M implies a 1859% 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 $8,549,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1964 — 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: 1.31% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $12,382,229
• List price: $9,395,000
• Delta: -24.13%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.31×
• Total profit: $823,514
• Equity at exit: $1,400,825

10-year hold

• IRR: 15.9%
• Equity multiple: 2.19×
• Total profit: $3,128,993
• Equity at exit: $812,308

Cash invested: $2,630,600 (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 91423

• Rents YoY: 1.1%
• Active inventory: 163
• Price-to-rent: 127.1×

Monthly cashflow live

• Estimated rent: $123,195 high
• Mortgage (P&I): −$49,268
• Tax from tax record: −$3,724 /mo · $44,694/yr
• Insurance: −$3,915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$25,871
• Net cashflow: $40,417

Break-even live

Break-even rent $72,035

Max offer price $9,395,000

Occupancy floor 62%

Sensitivity live

Price	-10% $45,735	-5% $43,076	+0% $40,417	+5% $37,757	+10% $35,098
Rent	-10% $30,684	-5% $35,550	+0% $40,417	+5% $45,283	+10% $50,149
Rate	-1.0pp $45,148	-0.5pp $42,806	base $40,417	+0.5pp $37,982	+1.0pp $35,505

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

Units	Beds	Baths	Est. rent
▸ 20× units	3	—	$123,200
Total (20 units)			$123,195

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: $2,348,750
• Closing costs: $281,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $9,395,000 Active 113 DOM
2. 2026-06-18
   days on market $9,395,000 Active 110 DOM
3. 2026-06-17
   days on market $9,395,000 Active 109 DOM
4. 2026-06-16
   days on market $9,395,000 Active 108 DOM
5. 2026-06-15
   days on market $9,395,000 Active 107 DOM
6. 2026-06-13
   days on market $9,395,000 Active 105 DOM
7. 2026-06-09
   days on market $9,395,000 Active 101 DOM
8. 2026-06-08
   days on market $9,395,000 Active 100 DOM
9. 2026-06-07
   days on market $9,395,000 Active 99 DOM
10. 2026-06-04
    days on market $9,395,000 Active 96 DOM
11. 2026-06-03
    days on market $9,395,000 Active 95 DOM
12. 2026-06-02
    days on market $9,395,000 Active 94 DOM
13. 2026-06-01
    days on market $9,395,000 Active 93 DOM
14. 2026-05-31
    days on market $9,395,000 Active 92 DOM
15. 2026-02-28
    listed $9,395,000 Active
16. 2023-07-24
    price
17. 2023-05-22
    listed Active
18. 2021-02-18
    listed Active
19. 1986-12-24
    soldstatus $479,630
20. 1986-12-24
    soldstatus $1,700,360

ⓘ 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: $44,694 · $3,724/mo
• Projected year-2 tax: $71,402 · $5,950/mo
• Expected delta: +$26,708/yr (+$2,226/mo · 59.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $1,478,340
• − Mortgage interest: −$526,266
• − Property taxes: −$44,694
• − Insurance: −$46,975
• − Repairs & maintenance: −$118,267
• − Management: −$118,267
• − Depreciation: −$273,309
• Taxable income: $350,562
• Est. tax owed @ 24.0%: −$84,135
• After-tax cash flow: $400,864/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): 32,328
• Household income: $109,461
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2929.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 15% Hispanic / Latino 14% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 4%

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: ▼ -1257.61%
• Current HPI: 449.2074
• Rent YoY: ▲ 1.15%
• 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

+1858.8% since first listed

6 events — show timeline

• 2026-02-28 Listed $9,395,000 TheMLS
• 2023-07-24 Price Changed — TheMLS
• 2023-05-22 Listed — TheMLS
• 2021-02-18 Listed — TheMLS
• 1986-12-24 Sold (Public Records) $1,700,360 Public Records
• 1986-12-24 Sold (Public Records) $479,630 Public Records

Property tax history

+1.7%/yr

Latest (2025): $44,694 · +2.3% YoY. Source: county tax records.