16601 Marquez Ave #101 · Los Angeles, CA 90272

$699,999

2 bd · 1.0 ba · 928 sqft · Condo public records · 164 Days on market

Built 1965 $754/sqft · 14% below area Est $819k · 14% under $668/mo HOA · 12% of rent

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Why this score? — see what drove the D 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).

• ARV discount +14.0/15.0
• Cash flow +7.9/30.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

As-Is Condo Opportunity - Remediation Required - Recently Renovated InteriorCondo offered as-is following impact from the Palisades fire. The interior of the unit was NOT damaged and was recently renovated prior to the fire (photos are post fire). The unit requires environmental remediation and is not currently habitable, but does not require a full interior rebuild. The HOA is covering the majority of the remediation work for the community. The front building is scheduled for remediation, while the rear building sustained significant damage. Buyer to independently verify the scope of HOA-covered work, remediation timelines, permits, insurance matters, assessments, and any requirements necessary prior to occupancy. This property presents a unique opportunity to acquire a recently renovated unit at a substantial discount in a highly desirable area, well-suited for buyers experienced with HOA-managed restoration and remediation processes. Sold strictly as-is. No repairs, credits, or warranties will be provided. Buyer to perform all due diligence. Showings by appointment only. Cash offers preferred. No contingencies.

Key facts

• $668 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $700k.

Deal economics

• At list price, monthly cash flow is $-757 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $566k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $544k (22.3% below list).
• Recommended offer: $544k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 rising fast (+7.4%/yr); 317 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($190k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 164 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $543,854 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (median comp): $818,647
• List price: $699,999
• Delta: -14.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.30×
• Total profit: $-136,433
• Equity at exit: $104,372

10-year hold

• IRR: -4.4%
• Equity multiple: 0.65×
• Total profit: $-67,633
• Equity at exit: $60,523

Cash invested: $196,000 (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 90272

• Home prices YoY: -2.6%
• Rents YoY: 7.4%
• Active inventory: 317
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $5,439 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$423 /mo · $5,080/yr
• Insurance: −$292
• HOA: −$668
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $-757

Break-even live

Break-even rent $6,397

Max offer price $566,193

Occupancy floor —

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16144 Sunset Blvd Unit 3 Pacific Palisades, CA	1.0	1.0	850	$2,850	$3.35	24d	1	0.42mi
16100 Sunset Blvd Unit 106 Pacific Palisades, CA	1.0	1.0	942	$4,195	$4.45	43d	1	0.45mi
16100 Sunset Blvd Unit 201 Pacific Palisades, CA	2.0	2.0	1100	$4,446	$4.04	24d	1	0.45mi
16100 Sunset Blvd Unit 102 Pacific Palisades, CA	1.0	1.0	945	$3,166	$3.35	17d	1	0.45mi
16100 Sunset Blvd Unit 109 Pacific Palisades, CA	2.0	2.0	1100	$5,270	$4.79	24d	1	0.45mi
16100 Sunset Blvd Unit 304 Pacific Palisades, CA	2.0	2.0	1100	$5,350	$4.86	43d	1	0.45mi
16100 Sunset Blvd Unit 301 Pacific Palisades, CA	2.0	2.0	1100	$5,250	$4.77	43d	1	0.45mi
16100 Sunset Blvd Unit 104 Pacific Palisades, CA	2.0	2.0	1100	$4,995	$4.54	43d	1	0.45mi
16100 Sunset Blvd Unit 201 Pacific Palisades, CA	2.0	2.0	1100	$4,850	$4.41	43d	1	0.45mi
16100 Sunset Blvd Unit 204 Pacific Palisades, CA	2.0	2.0	1100	$4,556	$4.14	43d	1	0.45mi
16070 Sunset Blvd Unit 1426 Pacific Palisades, CA	2.0	2.0	1100	$3,840	$3.49	24d	1	0.49mi
501 Palisades Dr #221 Pacific Palisades, CA	1.0	1.0	593	$2,600	$4.38	43d	1	0.56mi
17352 W Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$3,598	$5.26	7d	2	0.73mi
17350 W Sunset Blvd Pacific Palisades, CA	1.0–2.0	1.0	944	$5,000	$5.29	24d	3	0.77mi
17352 Sunset Blvd Pacific Palisades, CA	1.0	1.0	684	$4,200	$6.14	43d	1	0.78mi
17366 W Sunset Blvd #201 Pacific Palisades, CA	1.0	1.0	1051	$5,500	$5.23	43d	1	0.79mi
850 Haverford Ave Unit 06 Pacific Palisades, CA	1.0	1.0	550	$2,600	$4.73	24d	1	0.90mi
437 Swarthmore Ave Pacific Palisades, CA	2.0	2.0	1114	$5,997	$5.38	43d	1	1.13mi
18065 Coastline Dr Unit 1 Malibu, CA	2.0	2.0	1100	$9,360	$8.51	43d	1	1.48mi

HOA detail condo

• Monthly dues: $668 · $8,016/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $699,999 Active 164 DOM
2. 2026-06-17
   days on market $699,999 Active 163 DOM
3. 2026-06-16
   days on market $699,999 Active 162 DOM
4. 2026-06-15
   days on market $699,999 Active 161 DOM
5. 2026-06-13
   days on market $699,999 Active 159 DOM
6. 2026-06-09
   days on market $699,999 Active 155 DOM
7. 2026-06-08
   days on market $699,999 Active 154 DOM
8. 2026-06-07
   days on market $699,999 Active 153 DOM
9. 2026-06-04
   days on market $699,999 Active 150 DOM
10. 2026-06-03
    days on market $699,999 Active 149 DOM
11. 2026-06-02
    days on market $699,999 Active 148 DOM
12. 2026-06-01
    days on market $699,999 Active 147 DOM
13. 2026-05-31
    days on market $699,999 Active 146 DOM
14. 2026-01-05
    listed $699,999 Active 1131-char remark

    Show marketing remark (1131 chars)

    As-Is Condo Opportunity - Remediation Required - Recently Renovated InteriorCondo offered as-is following impact from the Palisades fire. The interior of the unit was NOT damaged and was recently renovated prior to the fire (photos are post fire). The unit requires environmental remediation and is not currently habitable, but does not require a full interior rebuild. The HOA is covering the majority of the remediation work for the community. The front building is scheduled for remediation, while the rear building sustained significant damage. Buyer to independently verify the scope of HOA-covered work, remediation timelines, permits, insurance matters, assessments, and any requirements necessary prior to occupancy. This property presents a unique opportunity to acquire a recently renovated unit at a substantial discount in a highly desirable area, well-suited for buyers experienced with HOA-managed restoration and remediation processes. Sold strictly as-is. No repairs, credits, or warranties will be provided. Buyer to perform all due diligence. Showings by appointment only. Cash offers preferred. No contingencies.

15. 2026-01-04
    historical $699,999 1131-char remark

    Show marketing remark (1131 chars)

    As-Is Condo Opportunity - Remediation Required - Recently Renovated InteriorCondo offered as-is following impact from the Palisades fire. The interior of the unit was NOT damaged and was recently renovated prior to the fire (photos are post fire). The unit requires environmental remediation and is not currently habitable, but does not require a full interior rebuild. The HOA is covering the majority of the remediation work for the community. The front building is scheduled for remediation, while the rear building sustained significant damage. Buyer to independently verify the scope of HOA-covered work, remediation timelines, permits, insurance matters, assessments, and any requirements necessary prior to occupancy. This property presents a unique opportunity to acquire a recently renovated unit at a substantial discount in a highly desirable area, well-suited for buyers experienced with HOA-managed restoration and remediation processes. Sold strictly as-is. No repairs, credits, or warranties will be provided. Buyer to perform all due diligence. Showings by appointment only. Cash offers preferred. No contingencies.

16. 2024-05-08
    soldstatus $825,000 Sold 645-char remark

    Show marketing remark (645 chars)

    This Condo has been completely redone throughout, with all brand new appliances, new flooring, new quartz countertops, newly painted, custom cabinets in kitchen and bath, with 9 foot ceilings. Cool ocean breezes. Open space with a wall of glass. Ample closet space, European style washer dryer in unit. Private large step down patio, with your own landscaped garden. Close to beach, hiking trails, restaurant, pharmacy, cleaners, salon, Palisades Village with all it's boutiques , shops and restaurants. Building has a community pool and small gym. HOA includes water and cable tv. Public records shows unit as a 2 bedroom, unit is a 1 bedroom.

17. 2024-05-08
    soldstatus $825,000

    Show marketing remark (645 chars)

    This Condo has been completely redone throughout, with all brand new appliances, new flooring, new quartz countertops, newly painted, custom cabinets in kitchen and bath, with 9 foot ceilings. Cool ocean breezes. Open space with a wall of glass. Ample closet space, European style washer dryer in unit. Private large step down patio, with your own landscaped garden. Close to beach, hiking trails, restaurant, pharmacy, cleaners, salon, Palisades Village with all it's boutiques , shops and restaurants. Building has a community pool and small gym. HOA includes water and cable tv. Public records shows unit as a 2 bedroom, unit is a 1 bedroom.

18. 2024-04-29
    status Pending 645-char remark

    Show marketing remark (645 chars)

    This Condo has been completely redone throughout, with all brand new appliances, new flooring, new quartz countertops, newly painted, custom cabinets in kitchen and bath, with 9 foot ceilings. Cool ocean breezes. Open space with a wall of glass. Ample closet space, European style washer dryer in unit. Private large step down patio, with your own landscaped garden. Close to beach, hiking trails, restaurant, pharmacy, cleaners, salon, Palisades Village with all it's boutiques , shops and restaurants. Building has a community pool and small gym. HOA includes water and cable tv. Public records shows unit as a 2 bedroom, unit is a 1 bedroom.

19. 2024-04-03
    listed $807,000 Active 645-char remark

    Show marketing remark (645 chars)

    This Condo has been completely redone throughout, with all brand new appliances, new flooring, new quartz countertops, newly painted, custom cabinets in kitchen and bath, with 9 foot ceilings. Cool ocean breezes. Open space with a wall of glass. Ample closet space, European style washer dryer in unit. Private large step down patio, with your own landscaped garden. Close to beach, hiking trails, restaurant, pharmacy, cleaners, salon, Palisades Village with all it's boutiques , shops and restaurants. Building has a community pool and small gym. HOA includes water and cable tv. Public records shows unit as a 2 bedroom, unit is a 1 bedroom.

20. 1986-11-18
    soldstatus $137,000
21. 1981-12-30
    soldstatus $50,000

ⓘ 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: $5,080 · $423/mo
• Projected year-2 tax: $5,320 · $443/mo
• Expected delta: +$240/yr (+$20/mo · 4.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 8 d/yr ≥81°F today · 21 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: $65,262
• − Mortgage interest: −$39,211
• − Property taxes: −$5,080
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,221
• − Management: −$5,221
• − HOA: −$8,016
• − Depreciation: −$20,364
• Taxable loss: −$21,350
• Est. tax savings @ 24.0%: +$5,124
• After-tax cash flow: $-3,965/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): 21,390
• Household income: $189,713
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 688.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Romanian 6% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -9.51%
• Current HPI: 350.2712
• Rent YoY: ▲ 7.38%
• 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

+1300.0% since first listed

8 events — show timeline

• 2026-01-05 Listed $699,999 CRMLS
• 2026-01-04 Coming Soon $699,999 CRMLS
• 2024-05-08 Sold (Public Records) $825,000 Public Records
• 2024-05-08 Sold (MLS) $825,000 TheMLS
• 2024-04-29 Pending — TheMLS
• 2024-04-03 Listed $807,000 TheMLS
• 1986-11-18 Sold (Public Records) $137,000 Public Records
• 1981-12-30 Sold (Public Records) $50,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,080 · -18.7% YoY. Source: county tax records.