11817 Culver Blvd · Los Angeles, CA 90066

$1,275,000

2 bd · 1.0 ba · 781 sqft · MultiFamily public records · 40 Days on market

Built 1952 8,412 sqft lot $1633/sqft · 344% above area Est $1767k · 28% 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 +7.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 6 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

THREE PROPERTY TRUST SALE [3674 EMPIRE DR 10 UNITS, 4253 S CENTINELA AVE 6 UNITS, 11817 CULVER BLVD 7 UNITS] 11817 Culver Blvd is a well-maintained 6-unit property plus an additional non-conforming bachelor unit (7 units in total). The property, built between 1952 & 1960, is situated along the residential side of Culver Blvd in the desirable Del Rey neighborhood. This is a Trust Sale offered for the first time in 54 years. The property totals approximately 4,807 square feet of living space on an 8,409 square foot R3-zoned lot and features a unit mix of (1) 2BR/1BA detached front house, (5) 1BR/1BA units, and (1) non-conforming bachelor unit (legal guest room). The detached front house, measuring approximately 781 square feet, has its own private fenced front yard and storage shed. The back structure containing 6 units is approximately 4,026 square feet and includes a tuck under parking area and backyard. Current rents are approximately 97% below current market, representing one of the most compelling value-add opportunities available in today's Westside apartment market. The bachelor unit operates under a RUBS arrangement, and an on-site laundry room generates supplemental income. Ownership has completed meaningful capital improvements including a fully updated electrical main and sub-panels (2023), replacement of the majority of the windows, a 100-gallon water heater, and completion of the required soft-story seismic retrofit (2021). The tuck-under parking configuration presents strong attached ADU potential (Buyer to Verify), and the R3 zoning may support additional density under current state law (Buyer to Verify). Six on-site parking spaces serve the existing resident base. Ideally positioned along Culver Boulevard with immediate 405 Freeway access and less than two miles from the beach, the property sits at the center of Silicon Beach, home to major employers including Google, Amazon Studios, Hulu, and Snap. Plus, Cedars-Sinai's new nine-story Marina del Rey Hospital is slated to open in 2026 just minutes away.

Key facts

• On-site laundry room
• R3 zoning
• 8,412 sq ft lot

Tags

• PRIVATE FENCED FRONT YARD
• ON-SITE LAUNDRY ROOM
• FULLY UPDATED ELECTRICAL MAIN
• 100-GALLON WATER HEATER
• SOFT-STORY SEISMIC RETROFIT
• R3 ZONING

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/?-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $801/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.27M).
• Recommended offer: $1.24M (3.0% 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-, 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 (-0.1%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,573/mo this rent would consume 164% of the median local household income ($114k/yr) (locally 3174% 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 $9k of loan paydown is wiped out by about $38k 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 40 days — a 3% lower offer ($1.24M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $1.27M implies a 9007% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,236,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,766,501
• List price: $1,275,000
• Delta: -27.82%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $53,160
• Equity at exit: $190,107

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $261,586
• Equity at exit: $110,239

Cash invested: $357,000 (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 90066

• Rents YoY: -0.1%
• Active inventory: 159
• Price-to-rent: 40.9×

Monthly cashflow live

• Estimated rent: $15,573 high
• Mortgage (P&I): −$6,686
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$531
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,270
• Net cashflow: $4,804

Break-even live

Break-even rent $9,492

Max offer price $1,275,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	—	$15,576
Total (6 units)			$15,573

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11834 Avon Way Apt 101 Los Angeles, CA	2.0	2.0	912	$2,795	$3.06	7d	1	0.02mi
11834 Avon Way Unit 203 Los Angeles, CA	2.0	2.0	802	$3,095	$3.86	43d	1	0.02mi
11846 Culver Blvd Los Angeles, CA	2.0	1.5	1050	$3,000	$2.86	43d	1	0.06mi
11919 Culver Blvd Los Angeles, CA	2.0	2.0	1000	$2,975	$2.98	19d	1	0.07mi
11734 Avon Way #102 Los Angeles, CA	2.0	2.0	910	$3,500	$3.85	18d	1	0.07mi
11818 Courtleigh Dr #102 Los Angeles, CA	2.0	2.0	1021	$3,100	$3.04	24d	1	0.08mi
11733 Avon Way #101 Los Angeles, CA	2.0	2.0	860	$3,350	$3.90	18d	1	0.10mi
11733 Avon Way #101 Los Angeles, CA	2.0	2.0	860	$3,350	$3.90	19d	1	0.10mi
11937 Avon Way Unit 16 Los Angeles, CA	1.0	1.0	695	$2,098	$3.02	7d	1	0.12mi
11937 Avon Way Los Angeles, CA	1.0	1.0	695	$2,098	$3.02	12d	1	0.12mi
11713 Avon Way Unit 6 Los Angeles, CA	2.0	1.0	1100	$2,495	$2.27	24d	1	0.12mi
11955 Culver Blvd Unit 505 Los Angeles, CA	2.0	1.5	1032	$3,800	$3.68	43d	1	0.13mi
11955 Culver Blvd Unit 203 Los Angeles, CA	1.0	1.0	834	$2,800	$3.36	22d	1	0.13mi
11955 Culver Blvd Unit 402 Los Angeles, CA	1.0	1.0	790	$2,999	$3.80	43d	1	0.13mi
11737 Courtleigh Dr Unit 108 Los Angeles, CA	2.0	2.0	950	$3,483	$3.67	24d	1	0.15mi
11737 Courtleigh Dr Los Angeles, CA	2.0	2.0	983	$3,483	$3.54	24d	1	0.15mi
4320 Inglewood Blvd Unit 201 Los Angeles, CA	2.0	2.0	1000	$3,700	$3.70	43d	1	0.17mi
4354 McLaughlin Ave Unit 103 Los Angeles, CA	2.0	2.0	850	$3,000	$3.53	7d	1	0.18mi
11901 W Washington Blvd Los Angeles, CA	2.0	1.0	817	$2,500	$3.06	43d	1	0.19mi
4373 Inglewood Blvd Unit 2 Los Angeles, CA	1.0	1.0	750	$1,750	$2.33	5d	1	0.19mi
4327 Inglewood Blvd Unit 4 Los Angeles, CA	1.0	1.0	625	$2,195	$3.51	43d	1	0.21mi
4505 S Slauson Ave Unit 202 Culver City, CA	1.0	1.0	700	$2,580	$3.69	24d	1	0.21mi
4505 S Slauson Ave Unit 323 Culver City, CA	1.0	1.5	750	$2,768	$3.69	2d	1	0.21mi
11612 Culver Blvd Los Angeles, CA	1.0	1.0	750	$2,895	$3.86	7d	1	0.21mi
11924 W Washington Blvd Los Angeles, CA	3.0	1.0–2.0	1127	$5,344	$4.74	1d	6	0.23mi
11528 Culver Blvd Unit 1/2 Los Angeles, CA	2.0	2.0	684	$2,250	$3.29	43d	1	0.25mi
4227 McLaughlin Ave #136 Los Angeles, CA	1.0	1.0	750	$3,610	$4.81	5d	1	0.29mi
4358 Berryman Ave #14 Los Angeles, CA	1.0	1.0	563	$2,350	$4.17	11d	1	0.30mi
4256 Lindblade Dr Unit 4 Los Angeles, CA	1.0	1.0	650	$2,195	$3.38	43d	1	0.31mi
4209 McLaughlin Ave Los Angeles, CA	1.0	1.0	600	$2,450	$4.08	43d	1	0.32mi
11572 Braddock Dr Culver City, CA	2.0	1.0	667	$2,650	$3.97	43d	1	0.33mi
4733 S Slauson Ave Unit 8 Culver City, CA	1.0	1.0	544	$2,350	$4.32	24d	1	0.35mi
4166 Inglewood Blvd Los Angeles, CA	1.0	1.0	800	$1,400	$1.75	43d	1	0.35mi
4232 Lindblade Dr Unit 1 Los Angeles, CA	2.0	1.0	700	$2,495	$3.56	3d	1	0.35mi
4111 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	7d	1	0.39mi
4081 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	3d	1	0.41mi
4081 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	22d	1	0.41mi
4071 McLaughlin Ave Los Angeles, CA	1.0	1.0	842	$2,595	$3.08	43d	3	0.43mi
4065 McLaughlin Ave Unit 8 Los Angeles, CA	2.0	1.0	950	$2,250	$2.37	24d	1	0.44mi
4065 McLaughlin Ave Unit 8 Los Angeles, CA	2.0	1.0	950	$2,250	$2.37	43d	1	0.44mi

Listing history 3 events

1. 2026-05-31
   status $1,275,000 Pending 40 DOM
2. 2026-04-13
   listed $1,275,000 Active 2060-char remark

   Show marketing remark (2060 chars)

   THREE PROPERTY TRUST SALE [3674 EMPIRE DR 10 UNITS, 4253 S CENTINELA AVE 6 UNITS, 11817 CULVER BLVD 7 UNITS] 11817 Culver Blvd is a well-maintained 6-unit property plus an additional non-conforming bachelor unit (7 units in total). The property, built between 1952 & 1960, is situated along the residential side of Culver Blvd in the desirable Del Rey neighborhood. This is a Trust Sale offered for the first time in 54 years. The property totals approximately 4,807 square feet of living space on an 8,409 square foot R3-zoned lot and features a unit mix of (1) 2BR/1BA detached front house, (5) 1BR/1BA units, and (1) non-conforming bachelor unit (legal guest room). The detached front house, measuring approximately 781 square feet, has its own private fenced front yard and storage shed. The back structure containing 6 units is approximately 4,026 square feet and includes a tuck under parking area and backyard. Current rents are approximately 97% below current market, representing one of the most compelling value-add opportunities available in today's Westside apartment market. The bachelor unit operates under a RUBS arrangement, and an on-site laundry room generates supplemental income. Ownership has completed meaningful capital improvements including a fully updated electrical main and sub-panels (2023), replacement of the majority of the windows, a 100-gallon water heater, and completion of the required soft-story seismic retrofit (2021). The tuck-under parking configuration presents strong attached ADU potential (Buyer to Verify), and the R3 zoning may support additional density under current state law (Buyer to Verify). Six on-site parking spaces serve the existing resident base. Ideally positioned along Culver Boulevard with immediate 405 Freeway access and less than two miles from the beach, the property sits at the center of Silicon Beach, home to major employers including Google, Amazon Studios, Hulu, and Snap. Plus, Cedars-Sinai's new nine-story Marina del Rey Hospital is slated to open in 2026 just minutes away.

3. 1968-11-01
   soldstatus $14,000

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $9,690 · $808/mo
• Expected delta: +$6,317/yr (+$526/mo · 187.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $186,876
• − Mortgage interest: −$71,420
• − Property taxes: −$3,373
• − Insurance: −$6,375
• − Repairs & maintenance: −$14,950
• − Management: −$14,950
• − Depreciation: −$37,091
• Taxable income: $38,717
• Est. tax owed @ 24.0%: −$9,292
• After-tax cash flow: $48,357/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): 56,740
• Household income: $114,141
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3174.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 25% Asian 16% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 4% Chinese 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: ▼ -1200.36%
• Current HPI: 466.5309
• Rent YoY: ▼ -0.08%
• 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

+9007.1% since first listed

2 events — show timeline

• 2026-04-13 Listed $1,275,000 TheMLS
• 1968-11-01 Sold (Public Records) $14,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,373 · +2.6% YoY. Source: county tax records.