13013 Venice Blvd · Los Angeles, CA 90066

$1,149,000

2 bd · 2.0 ba · 1,140 sqft · MultiFamily public records · 105 Days on market

Built 1953 2,499 sqft lot $1008/sqft · 29% below area Est $1613k · 29% under

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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 +15.0/15.0
• Cash flow +9.5/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

! ONE UNIT DELIVERED VACANT AT Close of Escrow. .. A fantastic opportunity to acquire a turnkey recently remodeled Duplex in a prime Westside location. Both units are clean, bright, and very nicely appointed. The building has an attached two car garage with laundry. The front unit is 1 bedroom & 1 bath with a very nice outdoor area that feels cozy and private. The rear unit is 2 bedrooms & 2 baths, each bedroom has its own bathroom and back bedroom has its own door, or private entrance. This is a fantastic investment opportunity to acquire a property with enduring value that is currently occupied by two fantastic Tenants that have paid in full on time for the duration of their Tenancy. Close to famous Venice Beach, Silicon Beach, Santa Monica pier, and all the best the Westside has to offer. Easy access to the 405 is another bonus of this ideal location. The home is a triplex on title but is currently functioning as a duplex, with R3 zoning prospective buyers should look into the possibilities, such as converting garage to ADU or. .. .???? Come and see this fantastic offering!

Key facts

• R3 zoning
• Outdoor area
• Private entrance

Tags

• RECENTLY REMODELED DUPLEX
• ATTACHED TWO CAR GARAGE
• OUTDOOR AREA
• PRIVATE ENTRANCE
• R3 ZONING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-801 ($-10k/yr) — negative. Per door: $-400/mo.
• To cash-flow at today's rent, offer at most $1.01M (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $846k (26.4% below list).
• Recommended offer: $846k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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-, 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $8,462/mo this rent would consume 89% 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 $8k of loan paydown is wiped out by about $34k 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 105 days — a 9% lower offer ($1.05M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $950k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $846,200 (26.4% 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 105 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $1,612,767
• List price: $1,149,000
• Delta: -28.76%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.19×
• Total profit: $-262,136
• Equity at exit: $171,320

10-year hold

• IRR: -31.1%
• Equity multiple: -0.21×
• Total profit: $-390,386
• Equity at exit: $99,345

Cash invested: $321,720 (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 90066

• Rents YoY: -0.1%
• Active inventory: 159
• Price-to-rent: 22.6×

Monthly cashflow live

• Estimated rent: $8,462 high
• Mortgage (P&I): −$6,025
• Tax from tax record: −$981 /mo · $11,778/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,777
• Net cashflow: $-801

Break-even live

Break-even rent $9,476

Max offer price $1,007,550

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$8,462
Total (2 units)			$8,462

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: $287,250
• Closing costs: $34,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3776 Beethoven St Unit 1 Los Angeles, CA	2.0	2.0	1285	$4,995	$3.89	15d	1	0.15mi
12779 Venice Blvd Los Angeles, CA	3.0	2.0	1500	$3,750	$2.50	25d	1	0.18mi
12810 Caswell Ave Unit 204 Los Angeles, CA	3.0	1.5	1140	$3,845	$3.37	25d	1	0.27mi
1600 Venice Blvd Venice, CA	1.0–2.0	1.0–2.0	670	$3,895	$5.81	2d	12	0.28mi
3939 Moore St Unit 102 Los Angeles, CA	2.0	2.0	900	$3,644	$4.05	22d	1	0.29mi
12730 Pacific Ave Los Angeles, CA	1.0	1.0	775	$2,095	$2.70	21d	1	0.29mi
12730 Pacific Ave Los Angeles, CA	1.0	1.0	775	$2,095	$2.70	25d	1	0.29mi
12727 Matteson Ave Unit 3 Los Angeles, CA	2.0	2.0	950	$2,799	$2.95	12d	1	0.31mi
12721 Matteson Ave Unit 1 Los Angeles, CA	2.0	2.0	975	$2,699	$2.77	12d	1	0.32mi
12756 Caswell Ave Unit 105 Los Angeles, CA	2.0	2.0	850	$3,095	$3.64	44d	1	0.33mi
3971 Moore St #104 Los Angeles, CA	2.0	2.0	1349	$4,999	$3.71	4d	1	0.33mi
12704 Pacific Ave Los Angeles, CA	2.0	2.0	1145	$4,500	$3.93	44d	1	0.34mi
12767 Mitchell Ave Los Angeles, CA	3.0–5.0	2.0–5.0	757	$1,570	$2.07	5d	28	0.34mi
3810 Wade St Apt 14 Los Angeles, CA	2.0	2.0	850	$3,150	$3.71	18d	1	0.35mi
3810 Wade St Los Angeles, CA	2.0	2.0	850	$3,150	$3.71	44d	1	0.35mi
3974 Moore St Apt 202 Los Angeles, CA	2.0	2.0	800	$3,204	$4.00	18d	1	0.35mi
3911 Wade St Los Angeles, CA	2.0	2.0	980	$2,995	$3.06	44d	1	0.36mi
12625 Pacific Ave Apt 4 Los Angeles, CA	2.0	2.0	950	$3,400	$3.58	5d	1	0.37mi
12625 Pacific Ave Apt 4 Los Angeles, CA	2.0	2.0	810	$3,107	$3.84	44d	1	0.37mi
3988 Moore St Unit 5 Los Angeles, CA	2.0	1.5	1100	$2,800	$2.55	44d	1	0.37mi
12707 Caswell Ave Apt 102 Los Angeles, CA	2.0	2.0	1000	$2,895	$2.90	2d	1	0.38mi
12821 Washington Blvd Los Angeles, CA	2.0	2.0	1060	$4,595	$4.33	5d	1	0.38mi
1410 Venice Blvd Apt 7 Venice, CA	1.0	1.0	753	$2,375	$3.15	44d	1	0.39mi
12611 Pacific Ave Unit 205 Los Angeles, CA	2.0	2.0	900	$3,100	$3.44	44d	1	0.40mi
1400 Venice Blvd Venice, CA	2.0	2.0	900	$3,195	$3.55	5d	2	0.41mi
12602 Venice Blvd Los Angeles, CA	1.0	1.0	725	$2,250	$3.10	3d	1	0.41mi
3827 Frances Ave Los Angeles, CA	2.0	2.0	1036	$4,500	$4.34	44d	1	0.41mi
12730 Mitchell Ave Unit 3 Los Angeles, CA	1.0	1.0	700	$2,115	$3.02	44d	1	0.41mi
12601 Matteson Ave #7 Los Angeles, CA	3.0	2.5	1470	$5,500	$3.74	2d	1	0.42mi
12620 Caswell Ave Los Angeles, CA	1.0	1.0	750	$2,295	$3.06	11d	1	0.45mi
3542 Greenwood Ave Los Angeles, CA	2.0	1.0	1010	$5,495	$5.44	44d	1	0.45mi
13365 Washington Blvd Culver City, CA	1.0	2.0	1480	$3,795	$2.56	44d	1	0.46mi
13365 Washington Blvd Culver City, CA	1.0	1.0–2.0	954	$3,595	$3.77	6d	1	0.46mi
13337 Beach Ave #406 Marina del Rey, CA	3.0	2.0	1390	$5,400	$3.88	44d	1	0.46mi
13320 Beach Ave #107 Marina del Rey, CA	2.0	2.0	1230	$5,400	$4.39	44d	1	0.47mi
3953 Frances Ave Unit 4 Los Angeles, CA	1.0	1.0	800	$2,250	$2.81	8d	1	0.48mi
13326 Beach Ave #202 Marina del Rey, CA	1.0	2.0	1280	$4,495	$3.51	44d	1	0.48mi
12515 Barbara Ave Los Angeles, CA	2.0	2.0	970	$4,800	$4.95	20d	1	0.52mi
12506 Pacific Ave Los Angeles, CA	2.0	2.0	922	$3,795	$4.12	44d	1	0.52mi
4055 Redwood Ave Los Angeles, CA	1.0–2.0	1.0–2.0	1154	$5,324	$4.61	3d	6	0.52mi

Listing history 23 events

1. 2026-06-18
   days on market $1,149,000 Active 105 DOM
2. 2026-06-17
   days on market $1,149,000 Active 104 DOM
3. 2026-06-16
   days on market $1,149,000 Active 103 DOM
4. 2026-06-15
   days on market $1,149,000 Active 102 DOM
5. 2026-06-13
   days on market $1,149,000 Active 100 DOM
6. 2026-06-09
   days on market $1,149,000 Active 96 DOM
7. 2026-06-08
   days on market $1,149,000 Active 95 DOM
8. 2026-06-07
   days on market $1,149,000 Active 94 DOM
9. 2026-06-04
   days on market $1,149,000 Active 91 DOM
10. 2026-06-03
    days on market $1,149,000 Active 90 DOM
11. 2026-06-02
    days on market $1,149,000 Active 89 DOM
12. 2026-06-01
    days on market $1,149,000 Active 88 DOM
13. 2026-05-31
    days on market $1,149,000 Active 87 DOM
14. 2026-03-05
    listed $1,149,000 Active 1105-char remark

    Show marketing remark (1105 chars)

    ! ONE UNIT DELIVERED VACANT AT Close of Escrow. .. A fantastic opportunity to acquire a turnkey recently remodeled Duplex in a prime Westside location. Both units are clean, bright, and very nicely appointed. The building has an attached two car garage with laundry. The front unit is 1 bedroom & 1 bath with a very nice outdoor area that feels cozy and private. The rear unit is 2 bedrooms & 2 baths, each bedroom has its own bathroom and back bedroom has its own door, or private entrance. This is a fantastic investment opportunity to acquire a property with enduring value that is currently occupied by two fantastic Tenants that have paid in full on time for the duration of their Tenancy. Close to famous Venice Beach, Silicon Beach, Santa Monica pier, and all the best the Westside has to offer. Easy access to the 405 is another bonus of this ideal location. The home is a triplex on title but is currently functioning as a duplex, with R3 zoning prospective buyers should look into the possibilities, such as converting garage to ADU or. .. .???? Come and see this fantastic offering!

15. 2025-09-15
    listed Active
16. 2024-02-08
    soldstatus $950,000 Sold
17. 2024-02-08
    soldstatus $950,000
18. 2024-02-06
    status Pending
19. 2024-01-27
    historical Backup Offers Accepted
20. 2024-01-24
    status Active
21. 2023-12-28
    historical Backup Offers Accepted
22. 2023-10-12
    price $997,000
23. 2023-07-17
    listed $995,000 Active

ⓘ 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: $11,778 · $981/mo
• Projected year-2 tax: $11,778 · $981/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥83°F today · 19 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: $101,544
• − Mortgage interest: −$64,362
• − Property taxes: −$11,778
• − Insurance: −$5,745
• − Repairs & maintenance: −$8,124
• − Management: −$8,124
• − Depreciation: −$33,425
• Taxable loss: −$30,013
• Est. tax savings @ 24.0%: +$7,203
• After-tax cash flow: $-2,406/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

+15.5% since first listed

10 events — show timeline

• 2026-03-05 Listed $1,149,000 TheMLS
• 2025-09-15 Listed — TheMLS
• 2024-02-08 Sold (Public Records) $950,000 Public Records
• 2024-02-08 Sold (MLS) $950,000 TheMLS
• 2024-02-06 Pending — TheMLS
• 2024-01-27 Contingent — TheMLS
• 2024-01-24 Relisted — TheMLS
• 2023-12-28 Contingent — TheMLS
• 2023-10-12 Price Changed $997,000 TheMLS
• 2023-07-17 Listed $995,000 TheMLS

Property tax history

+17.0%/yr

Latest (2025): $11,778 · +1.1% YoY. Source: county tax records.