1256 S Westgate Ave · Los Angeles, CA 90025

$2,750,000

13 bd · 11.0 ba · 7,391 sqft · MultiFamily public records · 129 Days on market

Built 1960 7,204 sqft lot $372/sqft · 9% below area Est $3009k · 9% under

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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 +21.5/30.0
• ARV discount +11.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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 present 1256 S. Westgate Ave in a prime West Los Angeles submarket just a block south of Wilshire Blvd and adjacent to Brentwood, another premier rental pocket of LA's westside. The subject property is a 10 unit apartment building built in 1960. The building boasts an excellent unit mix including (7) 1 bed / 1 bath and (3) 2 bed / 1 bath units spread out over 7,391 square feet and sits on a 7,202 square foot LAR3 zoned lot. 1256 Westgate is a unique value-add opportunity in one of the best rental pockets of Los Angeles. With approximately 72% upside in rents a future investor will benefit from a well located asset and long term growth potential. LA's Westside has continued to prove to be one of the, if not the best, rental pockets in all of Los Angeles. With continued rent growth and low vacancy rates renters continue to seek out opportunities in the immediate area surrounding the subject property. With Santa Monica directly to the west, Brentwood directly to the north and Westwood just a short distance to the east, the property is strategically positioned. Area amenities include high end restaurants, bars and nightlife along with shopping and a robust office market making it a perennial economic hub in Southern California. The location and rental upside make this an opportunity to own a generational asset in one of LA's best neighborhoods.

Key facts

• Best rental pockets
• Low vacancy rates
• 7,204 sq ft lot

Tags

• ADJACENT TO BRENTWOOD
• UNIQUE VALUE-ADD OPPORTUNITY
• BEST RENTAL POCKETS
• LONG TERM GROWTH POTENTIAL
• LOW VACANCY RATES
• STRATEGICALLY POSITIONED

What this means for you Summary

Snapshot

• This is a 7×1bd/1ba + 3×2bd/1ba units multifamily listed at $2.75M.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.71M (1.5% below list).
• Recommended offer: $2.42M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $27,087/mo this rent would consume 313% 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 $19k of loan paydown is wiped out by about $28k 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 129 days — a 12% lower offer ($2.42M) is reasonable based on typical stale-listing flexibility.
• 4 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,420,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1960 — 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: 0.98% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $3,008,668
• List price: $2,750,000
• Delta: -8.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1253 Federal Ave	0.30mi	12/12.0 (-1)	7,208 (-2%)	8mo	$2,765,000	$384	66
11727 Ohio	0.28mi	12/13.0 (-1)	7,697 (+4%)	4mo	$2,597,000	$337	64
1236 Mcclellan Dr	0.53mi	13/12.0	7,527 (+2%)	8mo	$3,050,000	$405	62
11948 Darlington Ave	0.41mi	14/12.0 (+1)	7,979 (+8%)	14mo	$3,192,750	$400	47
1237 Amherst Ave	0.41mi	12/10.0 (-1)	6,959 (-6%)	19mo	$3,426,000	$492	46
11627 Mayfield Ave	0.47mi	14/10.0 (+1)	7,130 (-4%)	21mo	$3,700,000	$519	45
11707 Kiowa Ave	0.34mi	13/13.0	7,934 (+7%)	22mo	$3,700,000	$466	45
11933 Gorham Ave	0.58mi	12/11.0 (-1)	8,192 (+11%)	13mo	$3,600,000	$439	39
11933 Darlington Ave	0.43mi	14/16.0 (+1)	7,980 (+8%)	13mo	$3,750,000	$470	36

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-28,581
• Equity at exit: $659,646

10-year hold

• IRR: 3.4%
• Equity multiple: 1.29×
• Total profit: $223,572
• Equity at exit: $689,127

Cash invested: $770,000 (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 90025

• Home prices YoY: -0.3%
• Rents YoY: -0.4%
• Active inventory: 153
• Price-to-rent: 85.6×

Monthly cashflow live

• Estimated rent: $27,087 high
• Mortgage (P&I): −$14,421
• Tax from tax record: −$1,711 /mo · $20,533/yr
• Insurance: −$1,146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,688
• Net cashflow: $4,120

Break-even live

Break-even rent $21,871

Max offer price $2,750,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$18,732
▸ 3× units	2	1	$8,352
Total (10 units)			$27,087

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: $687,500
• Closing costs: $82,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $2,750,000 Active 129 DOM
2. 2026-06-17
   days on market $2,750,000 Active 128 DOM
3. 2026-06-16
   days on market $2,750,000 Active 127 DOM
4. 2026-06-15
   days on market $2,750,000 Active 126 DOM
5. 2026-06-13
   days on market $2,750,000 Active 124 DOM
6. 2026-06-09
   days on market $2,750,000 Active 120 DOM
7. 2026-06-08
   days on market $2,750,000 Active 119 DOM
8. 2026-06-07
   days on market $2,750,000 Active 118 DOM
9. 2026-06-04
   days on market $2,750,000 Active 115 DOM
10. 2026-06-03
    days on market $2,750,000 Active 114 DOM
11. 2026-06-02
    days on market $2,750,000 Active 113 DOM
12. 2026-06-01
    days on market $2,750,000 Active 112 DOM
13. 2026-05-31
    days on market $2,750,000 Active 111 DOM
14. 2026-02-09
    listed $2,750,000 Active 1380-char remark

    Show marketing remark (1380 chars)

    We are pleased to present 1256 S. Westgate Ave in a prime West Los Angeles submarket just a block south of Wilshire Blvd and adjacent to Brentwood, another premier rental pocket of LA's westside. The subject property is a 10 unit apartment building built in 1960. The building boasts an excellent unit mix including (7) 1 bed / 1 bath and (3) 2 bed / 1 bath units spread out over 7,391 square feet and sits on a 7,202 square foot LAR3 zoned lot. 1256 Westgate is a unique value-add opportunity in one of the best rental pockets of Los Angeles. With approximately 72% upside in rents a future investor will benefit from a well located asset and long term growth potential. LA's Westside has continued to prove to be one of the, if not the best, rental pockets in all of Los Angeles. With continued rent growth and low vacancy rates renters continue to seek out opportunities in the immediate area surrounding the subject property. With Santa Monica directly to the west, Brentwood directly to the north and Westwood just a short distance to the east, the property is strategically positioned. Area amenities include high end restaurants, bars and nightlife along with shopping and a robust office market making it a perennial economic hub in Southern California. The location and rental upside make this an opportunity to own a generational asset in one of LA's best neighborhoods.

15. 2025-06-25
    price
16. 2025-03-31
    price
17. 2025-01-21
    listed Active
18. 2024-07-16
    listed Active
19. 2024-03-12
    price
20. 2024-01-23
    listed 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: $20,533 · $1,711/mo
• Projected year-2 tax: $20,900 · $1,742/mo
• Expected delta: +$367/yr (+$31/mo · 1.8%)

ⓘ 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 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: $325,044
• − Mortgage interest: −$154,043
• − Property taxes: −$20,533
• − Insurance: −$13,750
• − Repairs & maintenance: −$26,004
• − Management: −$26,004
• − Depreciation: −$80,000
• Taxable income: $4,711
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $48,315/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

7 events — show timeline

• 2026-02-09 Listed $2,750,000 TheMLS
• 2025-06-25 Price Changed — TheMLS
• 2025-03-31 Price Changed — TheMLS
• 2025-01-21 Listed — TheMLS
• 2024-07-16 Listed — TheMLS
• 2024-03-12 Price Changed — TheMLS
• 2024-01-23 Listed — TheMLS

Property tax history

+9.5%/yr

Latest (2025): $20,533 · +78.8% YoY. Source: county tax records.