13951 Moorpark St · Los Angeles, CA 91423

$9,395,000

61 bd · 64.0 ba · 40,801 sqft · MultiFamily public records · 159 Days on market

Built 1964 Good condition 0.70 ac lot $230/sqft · 17% below area Est $11.268M · 17% 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
• Schools +7.5/10.0
• 1% rule +7.4/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $35k ($422k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($117k rent vs $9.39M).
• Recommended offer: $8.27M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 203 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 $5,827/mo per unit this rent would consume 64% of the median local household income ($109k/yr) — 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($8.27M) 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 $8,267,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.24% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $11,267,732
• List price: $9,395,000
• Delta: -16.62%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4617 Willis Ave	1.10mi	62/57.0 (+1)	41,756 (+2%)	59mo	$14,600,000	$350	21
14015 Oxnard St	2.02mi	63/52.0 (+2)	28,741 (-30%)	15mo	$5,136,000	$179	8

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $500,922
• Equity at exit: $1,400,825

10-year hold

• IRR: 12.8%
• Equity multiple: 1.94×
• Total profit: $2,464,828
• 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: 203
• Price-to-rent: 134.4×

Monthly cashflow live

• Estimated rent: $116,544 high
• Mortgage (P&I): −$49,268
• Tax from tax record: −$3,724 /mo · $44,694/yr
• Insurance: −$3,915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$24,474
• Net cashflow: $35,162

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

Units	Beds	Baths	Est. rent
▸ 20× units	3	—	$116,540
Total (20 units)			$116,544

Break-even live

Break-even rent $72,035

Max offer price $9,395,000

Occupancy floor 65%

Sensitivity live

Price	-10% $40,481	-5% $37,821	+0% $35,162	+5% $32,503	+10% $29,844
Rent	-10% $25,955	-5% $30,559	+0% $35,162	+5% $39,766	+10% $44,369
Rate	-1.0pp $39,894	-0.5pp $37,552	base $35,162	+0.5pp $32,728	+1.0pp $30,251

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13952 Moorpark St Unit 03702 Sherman Oaks, CA	2.0	2.5	—	$2,495	—	73d	1	0.07mi
4450 Murietta Ave Unit 14 Sherman Oaks, CA	2.0	1.0	950	$2,450	$2.58	36d	1	0.08mi
13920 Moorpark St #204 Sherman Oaks, CA	3.0	2.0	1435	$3,800	$2.65	8d	1	0.08mi
4421 Murietta Ave Unit 7 Sherman Oaks, CA	2.0	1.0	895	$2,195	$2.45	73d	1	0.10mi
4421 Murietta Ave Apt 12 Sherman Oaks, CA	2.0	1.0	980	$2,350	$2.40	73d	1	0.10mi
14025 Moorpark St Unit 02 Sherman Oaks, CA	1.0	1.0	867	$2,050	$2.36	93d	1	0.10mi
4427 Murietta Ave Unit 19 Sherman Oaks, CA	1.0	1.0	700	$1,795	$2.56	7d	1	0.10mi
4404 Stern Ave Unit 6 Sherman Oaks, CA	3.0	2.0	1200	$2,995	$2.50	18d	1	0.10mi
4414 Stern Ave Sherman Oaks, CA	3.0	2.0	—	$2,995	—	13d	1	0.11mi
4487 Colbath Ave Sherman Oaks, CA	2.0	2.0	1282	$3,200	$2.50	13d	2	0.11mi
4457 Murietta Ave Unit 4463-24 Sherman Oaks, CA	2.0	1.0	895	$2,345	$2.62	29d	1	0.12mi
14047 Moorpark St Sherman Oaks, CA	2.0	1.0	900	$2,345	$2.61	73d	1	0.13mi
13846 Moorpark St Unit 202 Van Nuys, CA	3.0	2.0	1450	$5,250	$3.62	93d	1	0.13mi
13846 Moorpark St Unit 101 Van Nuys, CA	3.0	2.0	1450	$5,000	$3.45	54d	1	0.13mi
4475 Murietta Ave Apt 18 Sherman Oaks, CA	1.0	1.0	740	$1,950	$2.64	57d	1	0.15mi
4444 Hazeltine Ave Sherman Oaks, CA	1.0	1.0	610	$2,145	$3.51	14d	2	0.15mi
4452 Hazeltine Ave Sherman Oaks, CA	1.0–2.0	1.0	850	$2,395	$2.82	1d	2	0.16mi
4505 Murietta Ave Unit 2 Sherman Oaks, CA	1.0	1.0	850	$1,895	$2.23	73d	1	0.17mi
4505 Colbath Ave Sherman Oaks, CA	1.0	1.0	—	$1,925	—	93d	1	0.17mi
4510 Murietta Ave Sherman Oaks, CA	2.0–3.0	2.5	1513	$4,200	$2.78	16d	3	0.17mi
4521 Colbath Ave Sherman Oaks, CA	1.0	1.0	936	$2,500	$2.67	57d	1	0.18mi
4521 Colbath Ave #103 Sherman Oaks, CA	1.0	1.0	936	$2,600	$2.78	93d	1	0.18mi
4433 Hazeltine Ave Unit 4433 Sherman Oaks, CA	1.0	1.0	—	$1,895	—	30d	1	0.19mi
14115 Moorpark St Sherman Oaks, CA	2.0	2.0	—	$4,200	—	28d	1	0.20mi
14115 Moorpark St Sherman Oaks, CA	2.0	2.0	1500	$4,200	$2.80	36d	1	0.20mi
4455 Hazeltine Ave #207 Sherman Oaks, CA	2.0	2.0	1329	$3,300	$2.48	57d	1	0.20mi
4528 Colbath Ave #103 Sherman Oaks, CA	1.0	1.0	925	$2,950	$3.19	93d	1	0.20mi
4450 Matilija Ave Sherman Oaks, CA	3.0	2.0	1600	$4,750	$2.97	8d	1	0.20mi
14061 Milbank St Apt 4 Sherman Oaks, CA	2.0	2.5	1170	$3,650	$3.12	12d	1	0.22mi
4546 Murietta Ave Unit 105 Sherman Oaks, CA	2.0	2.0	900	$2,400	$2.67	30d	1	0.23mi
4365 Mammoth Ave Sherman Oaks, CA	1.0	1.0	942	$2,204	$2.34	3d	1	0.23mi
4365 Mammoth Ave Sherman Oaks, CA	1.0	1.0	1056	$2,203	$2.09	0d	1	0.23mi
4403 Mammoth Ave Unit 11 Sherman Oaks, CA	1.0	1.0	700	$1,850	$2.64	68d	1	0.23mi
4546 Murietta Ave Unit 211 Sherman Oaks, CA	2.0	2.0	900	$2,400	$2.67	93d	1	0.24mi
4470 Stansbury Ave Sherman Oaks, CA	3.0	2.5	1950	$7,000	$3.59	16d	1	0.24mi
14101 Dickens St #10 Sherman Oaks, CA	2.0	3.0	1347	$3,900	$2.90	52d	1	0.25mi
14140 Moorpark St Sherman Oaks, CA	1.0–2.0	1.0–2.0	950	$4,212	$4.43	0d	3	0.25mi
4540 Hazeltine Ave Apt 3 Sherman Oaks, CA	1.0	1.0	—	$1,700	—	93d	1	0.26mi
14101 Dickens St Sherman Oaks, CA	2.0	2.5–3.0	1347	$3,745	$2.78	93d	2	0.27mi
14056 Valleyheart Dr N Sherman Oaks, CA	2.0–4.0	2.0	1410	$2,498	$1.77	0d	5	0.27mi

Listing history 50 events

1. 2026-08-06
   days on market $9,395,000 Active 159 DOM
2. 2026-08-05
   days on market $9,395,000 Active 158 DOM
3. 2026-08-04
   days on market $9,395,000 Active 157 DOM
4. 2026-08-03
   days on market $9,395,000 Active 156 DOM
5. 2026-07-31
   days on market $9,395,000 Active 153 DOM
6. 2026-07-30
   days on market $9,395,000 Active 152 DOM
7. 2026-07-30
   days on market $9,395,000 Active 151 DOM
8. 2026-07-28
   days on market $9,395,000 Active 150 DOM
9. 2026-07-26
   days on market $9,395,000 Active 148 DOM
10. 2026-07-24
    days on market $9,395,000 Active 146 DOM
11. 2026-07-23
    days on market $9,395,000 Active 145 DOM
12. 2026-07-22
    days on market $9,395,000 Active 144 DOM
13. 2026-07-21
    days on market $9,395,000 Active 143 DOM
14. 2026-07-20
    days on market $9,395,000 Active 142 DOM
15. 2026-07-18
    days on market $9,395,000 Active 140 DOM
16. 2026-07-18
    days on market $9,395,000 Active 139 DOM
17. 2026-07-16
    days on market $9,395,000 Active 138 DOM
18. 2026-07-15
    days on market $9,395,000 Active 137 DOM
19. 2026-07-14
    days on market $9,395,000 Active 136 DOM
20. 2026-07-13
    days on market $9,395,000 Active 135 DOM
21. 2026-07-13
    days on market $9,395,000 Active 134 DOM
22. 2026-07-11
    days on market $9,395,000 Active 133 DOM
23. 2026-07-10
    days on market $9,395,000 Active 132 DOM
24. 2026-07-09
    days on market $9,395,000 Active 131 DOM
25. 2026-07-07
    days on market $9,395,000 Active 129 DOM
26. 2026-07-06
    days on market $9,395,000 Active 128 DOM
27. 2026-07-06
    days on market $9,395,000 Active 127 DOM
28. 2026-07-05
    days on market $9,395,000 Active 126 DOM
29. 2026-07-03
    days on market $9,395,000 Active 125 DOM
30. 2026-07-02
    days on market $9,395,000 Active 124 DOM
31. 2026-07-01
    days on market $9,395,000 Active 123 DOM
32. 2026-06-30
    days on market $9,395,000 Active 122 DOM
33. 2026-06-29
    days on market $9,395,000 Active 121 DOM
34. 2026-06-28
    days on market $9,395,000 Active 120 DOM
35. 2026-06-27
    days on market $9,395,000 Active 119 DOM
36. 2026-06-26
    days on market $9,395,000 Active 118 DOM
37. 2026-06-24
    days on market $9,395,000 Active 116 DOM
38. 2026-06-22
    days on market $9,395,000 Active 114 DOM
39. 2026-06-21
    days on market $9,395,000 Active 113 DOM
40. 2026-06-18
    days on market $9,395,000 Active 110 DOM
41. 2026-06-17
    days on market $9,395,000 Active 109 DOM
42. 2026-06-16
    days on market $9,395,000 Active 108 DOM
43. 2026-06-15
    days on market $9,395,000 Active 107 DOM
44. 2026-06-13
    days on market $9,395,000 Active 105 DOM
45. 2026-06-09
    days on market $9,395,000 Active 101 DOM
46. 2026-06-08
    days on market $9,395,000 Active 100 DOM
47. 2026-06-07
    days on market $9,395,000 Active 99 DOM
48. 2026-06-04
    days on market $9,395,000 Active 96 DOM
49. 2026-06-03
    days on market $9,395,000 Active 95 DOM
50. 2026-06-02
    days on market $9,395,000 Active 94 DOM

ⓘ 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: $1,398,528
• − Mortgage interest: −$526,266
• − Property taxes: −$44,694
• − Insurance: −$46,975
• − Repairs & maintenance: −$111,882
• − Management: −$111,882
• − Depreciation: −$273,309
• Taxable income: $283,519
• Est. tax owed @ 24.0%: −$68,045
• After-tax cash flow: $353,903/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $204,005–$612,015 screening

The property appears to be in good condition with no major repairs needed. Painting the exterior and landscaping improvements would increase its resale and rental value.

Components & finishes AI

Roof flat membrane · good

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Flat membrane roofs typically last 20-25 years and are nearing the end of their lifespan.

Value-add opportunities

• Both Painting the exterior walls and siding — Painting the exterior can enhance the curb appeal and increase the property's value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the property's value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Dixie Canyon Community Charter Middle Van Nuys Middle High Middle College High B+ CA #78/1,170 Nat'l #1,629/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 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: 8% of renters

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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%

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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%

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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

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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.