1218 Armacost Ave · Los Angeles, CA 90025

$4,299,000

14 bd · 13.0 ba · 6,511 sqft · MultiFamily public records · 98 Days on market

Built 1956 10,479 sqft lot $660/sqft · 38% above area Est $3117k · 38% 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 13 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 offer for sale Armacost Palms, a 13-unit apartment community located at 1218 Armacost Avenue in the heart of West Los Angeles. This two-story, 6,511-square-foot building sits on a generous 10,479-square-foot lot, offering strong density and future flexibility. The property features a unit mix of twelve one-bedroom/one-bath and one two-bedroom/one-bath apartments, with upgraded electrical systems, separate gas and electric meters for each unit, on-site laundry, and 12 parking spaces. Well-maintained landscaping enhances the property's curb appeal and tenant experience. Armacost Palms is ideally positioned just blocks from Sawtelle Japantown - one of LA's most popular dining and cultural destinations - and minutes from UCLA, Westwood Village, and the shopping and employment centers of Century City, Brentwood, and Santa Monica. Residents enjoy walkable access to restaurants, cafes, grocery stores, and daily conveniences along Wilshire Boulevard and Bundy Drive. Armacost Palms presents a compelling opportunity to acquire a well-maintained, income-producing asset in a supply-constrained West LA submarket. Individually metered utilities, upgraded infrastructure, and enduring neighborhood demand position this property for durable cash flow and long-term appreciation. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS.

Key facts

• On site laundry
• Minutes from ucla
• 0.24 acre lot

Tags

• UPGRADED ELECTRICAL SYSTEMS
• ON SITE LAUNDRY
• WELL MAINTAINED LANDSCAPING
• WALKABLE ACCESS TO RESTAURANTS
• WALKABLE ACCESS TO CAFES
• MINUTES FROM UCLA

What this means for you Summary

Snapshot

• This is a 13 × 14-bed/13.0-bath units multifamily listed at $4.30M.

Deal economics

• At list price, monthly cash flow is $12k ($147k/yr) — positive. Per door: $945/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($49k rent vs $4.30M).
• Recommended offer: $3.91M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $49,163/mo this rent would consume 568% 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 $30k of loan paydown is wiped out by about $44k 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 (-1.0% appreciation + 0.0% rent growth), your $1.20M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($3.91M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $1.44M; list at $4.30M implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $3,912,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1956 — 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: 1.14% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $3,117,411
• List price: $4,299,000
• Delta: 37.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11627 Mayfield Ave	0.47mi	14/10.0	7,130 (+10%)	21mo	$3,700,000	$519	32

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: 5.9%
• Equity multiple: 1.26×
• Total profit: $306,994
• Equity at exit: $1,031,207

10-year hold

• IRR: 10.0%
• Equity multiple: 1.88×
• Total profit: $1,056,594
• Equity at exit: $1,077,294

Cash invested: $1,203,720 (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 90025

• Home prices YoY: -0.3%
• Rents YoY: -0.4%
• Active inventory: 153
• Price-to-rent: 94.7×

Monthly cashflow live

• Estimated rent: $49,163 medium
• Mortgage (P&I): −$22,544
• Tax from tax record: −$2,224 /mo · $26,683/yr
• Insurance: −$1,791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,324
• Net cashflow: $12,280

Break-even live

Break-even rent $33,619

Max offer price $4,299,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 13× units	14	13	$49,166
Total (13 units)			$49,163

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: $1,074,750
• Closing costs: $128,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $4,299,000 Active 98 DOM
2. 2026-06-17
   days on market $4,299,000 Active 97 DOM
3. 2026-06-16
   days on market $4,299,000 Active 96 DOM
4. 2026-06-15
   days on market $4,299,000 Active 95 DOM
5. 2026-06-13
   days on market $4,299,000 Active 93 DOM
6. 2026-06-09
   days on market $4,299,000 Active 89 DOM
7. 2026-06-08
   days on market $4,299,000 Active 88 DOM
8. 2026-06-07
   days on market $4,299,000 Active 87 DOM
9. 2026-06-04
   days on market $4,299,000 Active 84 DOM
10. 2026-06-03
    days on market $4,299,000 Active 83 DOM
11. 2026-06-02
    days on market $4,299,000 Active 82 DOM
12. 2026-06-01
    days on market $4,299,000 Active 81 DOM
13. 2026-05-31
    days on market $4,299,000 Active 80 DOM
14. 2026-03-12
    listed $4,299,000 Active 1388-char remark

    Show marketing remark (1388 chars)

    We are pleased to offer for sale Armacost Palms, a 13-unit apartment community located at 1218 Armacost Avenue in the heart of West Los Angeles. This two-story, 6,511-square-foot building sits on a generous 10,479-square-foot lot, offering strong density and future flexibility. The property features a unit mix of twelve one-bedroom/one-bath and one two-bedroom/one-bath apartments, with upgraded electrical systems, separate gas and electric meters for each unit, on-site laundry, and 12 parking spaces. Well-maintained landscaping enhances the property's curb appeal and tenant experience. Armacost Palms is ideally positioned just blocks from Sawtelle Japantown - one of LA's most popular dining and cultural destinations - and minutes from UCLA, Westwood Village, and the shopping and employment centers of Century City, Brentwood, and Santa Monica. Residents enjoy walkable access to restaurants, cafes, grocery stores, and daily conveniences along Wilshire Boulevard and Bundy Drive. Armacost Palms presents a compelling opportunity to acquire a well-maintained, income-producing asset in a supply-constrained West LA submarket. Individually metered utilities, upgraded infrastructure, and enduring neighborhood demand position this property for durable cash flow and long-term appreciation. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS.

15. 2024-04-26
    historical $2,240
16. 2024-04-17
    listed $2,240
17. 2022-11-17
    historical
18. 2008-12-01
    historical
19. 2007-11-26
    listed
20. 2002-01-15
    soldstatus $1,440,000
21. 2002-01-07
    soldstatus $1,440,000
22. 2001-10-20
    historical
23. 2001-07-31
    listed $1,490,000
24. 1999-03-26
    soldstatus $1,050,000

ⓘ 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: $26,683 · $2,224/mo
• Projected year-2 tax: $32,672 · $2,723/mo
• Expected delta: +$5,990/yr (+$499/mo · 22.4%)

ⓘ 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: $589,956
• − Mortgage interest: −$240,811
• − Property taxes: −$26,683
• − Insurance: −$21,495
• − Repairs & maintenance: −$47,196
• − Management: −$47,196
• − Depreciation: −$125,062
• Taxable income: $81,513
• Est. tax owed @ 24.0%: −$19,563
• After-tax cash flow: $127,791/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

+309.4% since first listed

11 events — show timeline

• 2026-03-12 Listed $4,299,000 TheMLS
• 2024-04-26 Rental Removed $2,240 APPFOLIO
• 2024-04-17 Listed for Rent $2,240 APPFOLIO
• 2022-11-17 Rental Removed — RENT.
• 2008-12-01 Delisted — TheMLS
• 2007-11-26 Listed — TheMLS
• 2002-01-15 Sold (Public Records) $1,440,000 Public Records
• 2002-01-07 Sold (MLS) $1,440,000 TheMLS
• 2001-10-20 Delisted — TheMLS
• 2001-07-31 Listed $1,490,000 TheMLS
• 1999-03-26 Sold (Public Records) $1,050,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $26,683 · +1.3% YoY. Source: county tax records.