5460 White Oak Unit G101 · Los Angeles, CA 91316

$229,900

2 bd · 2.0 ba · 990 sqft · Condo public records · 118 Days on market

Built 1971 $232/sqft · 22% below area Est $296k · 22% under $978/mo HOA · 35% 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 +15.0/15.0
• Cash flow +7.3/30.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5460 White Oak Avenue, Unit G101, located in a convenient area of Encino. Residents enjoy a large pool and spa, three tennis courts, outdoor BBQ areas, a fully equipped fitness center, a sauna, a recreation room, and banquet space perfect for gatherings. Located just moments from the vibrant shops, restaurants, and entertainment along Ventura Boulevard, this property also offers easy access to the 101 and 405 freeways, making commuting throughout the Valley and Westside simple and convenient.

Key facts

• Large pool
• Spa
• Sauna

Tags

• LARGE POOL
• SPA
• THREE TENNIS COURTS
• OUTDOOR BBQ AREAS
• FULLY EQUIPPED FITNESS CENTER
• SAUNA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (28.8% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $164k (28.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 36% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $7k 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 118 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,780 (28.8% 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 118 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 6.8

CMA / ARV

• ARV (median comp): $296,215
• List price: $229,900
• Delta: -22.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.3%
• Equity multiple: -0.07×
• Total profit: $-68,642
• Equity at exit: $34,279

10-year hold

• IRR: -88.1%
• Equity multiple: -0.86×
• Total profit: $-119,517
• Equity at exit: $19,878

Cash invested: $64,372 (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 91316

• Rents YoY: -0.4%
• Active inventory: 198
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$240 /mo · $2,884/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$978
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-374

Break-even live

Break-even rent $3,274

Max offer price $163,780

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5460 White Oak Ave Encino, CA	1.0–2.0	1.5–2.0	851	$2,800	$3.29	43d	4	0.04mi
5460 White Oak Ave Encino, CA	1.0–2.0	1.0–2.0	836	$2,990	$3.57	7d	6	0.04mi
5460 White Oak Ave Encino, CA	1.0–2.0	1.0–2.0	836	$2,990	$3.57	15d	7	0.04mi
5460 White Oak Ave Encino, CA	1.0–2.0	1.0–2.0	836	$2,990	$3.57	2d	5	0.04mi
5464 Yarmouth Ave Encino, CA	1.0	1.0	700	$1,928	$2.75	43d	1	0.16mi
17625 Burbank Blvd Encino, CA	2.0	2.0	840	$3,100	$3.69	43d	1	0.17mi
17730 Burbank Blvd Encino, CA	1.0	1.0	860	$2,350	$2.73	10d	2	0.20mi
17658 Martha St Encino, CA	1.0	1.0	563	$3,000	$5.33	2d	1	0.22mi
17660 Martha St Encino, CA	2.0	1.0	1068	$4,800	$4.49	2d	1	0.22mi
17849 Margate St Encino, CA	2.0	2.0	1066	$2,595	$2.43	16d	1	0.27mi
5434 Zelzah Ave Encino, CA	1.0	1.0	788	$1,938	$2.46	22d	2	0.27mi
5303 Yarmouth Ave Encino, CA	2.0	2.0	1100	$2,250	$2.05	43d	1	0.29mi
5320 Zelzah Ave #314 Encino, CA	2.0	2.0	1080	$2,650	$2.45	43d	1	0.31mi
5320 Zelzah Ave #314 Encino, CA	2.0	2.0	1080	$2,350	$2.18	20d	1	0.31mi
5320 Zelzah Ave Encino, CA	2.0	2.0	1080	$2,422	$2.24	24d	2	0.31mi
5417 Zelzah Ave Encino, CA	1.0–2.0	1.0–2.5	1111	$3,495	$3.14	3d	4	0.33mi
17340 Burbank Blvd Encino, CA	1.0	1.0	650	$2,000	$3.08	7d	1	0.35mi
5424 Newcastle Ave Encino, CA	1.0–2.0	1.0–2.0	825	$2,350	$2.85	43d	6	0.38mi
5400 Newcastle Ave Encino, CA	1.0–2.0	1.0–2.0	930	$3,000	$3.22	7d	3	0.39mi
5400 Newcastle Ave Encino, CA	2.0–3.0	2.0	1007	$2,495	$2.48	43d	3	0.39mi
5400 Newcastle Ave #43 Encino, CA	2.0	2.0	903	$2,295	$2.54	18d	1	0.39mi
17320 Burbank Blvd Encino, CA	1.0	1.0	550	$2,095	$3.81	43d	1	0.40mi
5168 Yarmouth Ave Encino, CA	2.0	2.0	1100	$2,595	$2.36	43d	1	0.40mi
17600 Bromley St Encino, CA	2.0	1.0	1014	$3,250	$3.21	22d	1	0.40mi
5150 Yarmouth Ave Encino, CA	1.0	1.0	1000	$2,199	$2.20	24d	1	0.43mi
5403 Newcastle Ave #8 Encino, CA	2.0	2.0	970	$2,650	$2.73	22d	1	0.44mi
5139 White Oak Ave Unit 02 Encino, CA	1.0	1.0	800	$1,895	$2.37	43d	1	0.46mi
5139 White Oak Ave Unit 09 (2/2) Encino, CA	2.0	2.0	1033	$2,450	$2.37	18d	1	0.46mi
5130 Yarmouth Ave Encino, CA	2.0	1.0	814	$2,350	$2.89	14d	1	0.46mi
5415 Newcastle Ave Encino, CA	1.0–2.0	1.0–1.5	925	$2,395	$2.59	43d	3	0.46mi
5415 Newcastle Ave Encino, CA	2.0	1.5	1100	$2,075	$1.89	7d	1	0.46mi
17914 Magnolia Blvd #128 Encino, CA	2.0	2.0	1107	$3,250	$2.94	14d	1	0.47mi
17914 Magnolia Blvd #128 Encino, CA	2.0	2.0	1107	$3,250	$2.94	2d	1	0.47mi
5501 Newcastle Ave Encino, CA	1.0–3.0	1.0–2.5	1215	$3,242	$2.67	3d	8	0.47mi
5834 Balcom Ave Encino, CA	2.0	1.0	781	$3,500	$4.48	43d	1	0.48mi
5325 Newcastle Ave #322 Encino, CA	2.0	1.0	809	$2,450	$3.03	7d	1	0.50mi
5325 Newcastle Ave Encino, CA	2.0	1.0	642	$2,450	$3.82	12d	2	0.50mi
17447 Burma St Encino, CA	3.0	1.0	1051	$3,500	$3.33	19d	1	0.53mi
5500 Lindley Ave #222 Encino, CA	1.0	1.0	881	$2,300	$2.61	14d	1	0.54mi
5500 Lindley Ave Encino, CA	1.0	1.0	706	$1,800	$2.55	43d	1	0.55mi

HOA detail condo

• Monthly dues: $978 · $11,736/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $229,900 Active 118 DOM
2. 2026-06-17
   days on market $229,900 Active 117 DOM
3. 2026-06-16
   days on market $229,900 Active 116 DOM
4. 2026-06-15
   days on market $229,900 Active 115 DOM
5. 2026-06-13
   days on market $229,900 Active 113 DOM
6. 2026-06-09
   days on market $229,900 Active 109 DOM
7. 2026-06-08
   days on market $229,900 Active 108 DOM
8. 2026-06-07
   days on market $229,900 Active 107 DOM
9. 2026-06-04
   days on market $229,900 Active 104 DOM
10. 2026-06-03
    days on market $229,900 Active 103 DOM
11. 2026-06-02
    days on market $229,900 Active 102 DOM
12. 2026-06-01
    days on market $229,900 Active 101 DOM
13. 2026-05-31
    days on market $229,900 Active 100 DOM
14. 2026-04-28
    price $229,900 508-char remark

    Show marketing remark (508 chars)

    Welcome to 5460 White Oak Avenue, Unit G101, located in a convenient area of Encino. Residents enjoy a large pool and spa, three tennis courts, outdoor BBQ areas, a fully equipped fitness center, a sauna, a recreation room, and banquet space perfect for gatherings. Located just moments from the vibrant shops, restaurants, and entertainment along Ventura Boulevard, this property also offers easy access to the 101 and 405 freeways, making commuting throughout the Valley and Westside simple and convenient.

15. 2026-03-24
    historical $2,200
16. 2026-02-20
    listed $244,900 Active 508-char remark

    Show marketing remark (508 chars)

    Welcome to 5460 White Oak Avenue, Unit G101, located in a convenient area of Encino. Residents enjoy a large pool and spa, three tennis courts, outdoor BBQ areas, a fully equipped fitness center, a sauna, a recreation room, and banquet space perfect for gatherings. Located just moments from the vibrant shops, restaurants, and entertainment along Ventura Boulevard, this property also offers easy access to the 101 and 405 freeways, making commuting throughout the Valley and Westside simple and convenient.

17. 2025-09-29
    listed Active
18. 2025-09-10
    historical
19. 2025-08-13
    status Active
20. 2025-08-08
    historical Active Under Contract
21. 2025-08-04
    status Active
22. 2025-08-04
    price $225,000
23. 2025-07-08
    status Active Under Contract
24. 2025-07-04
    listed $199,000 Active
25. 2025-02-13
    status Pending Sale
26. 2025-02-12
    historical
27. 2025-02-06
    listed $100,000 Active
28. 2024-10-31
    price
29. 2024-10-02
    status Pending
30. 2024-08-23
    listed Active
31. 2024-06-20
    listed $2,200
32. 2024-06-14
    historical $2,199
33. 2024-05-29
    price $2,199
34. 2024-05-16
    price $2,299
35. 2024-05-04
    listed $2,399
36. 2024-05-03
    historical $2,399
37. 2024-04-26
    price $2,399
38. 2024-04-23
    price $2,499
39. 2024-04-12
    listed $2,600
40. 2007-02-17
    historical
41. 2006-03-17
    soldstatus $300,000
42. 2006-02-15
    soldstatus $300,000
43. 2006-01-16
    listed $299,950
44. 2005-09-28
    listed $319,950
45. 1993-06-24
    soldstatus $90,000
46. 1984-12-27
    soldstatus $76,600

ⓘ 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: $2,884 · $240/mo
• Projected year-2 tax: $2,884 · $240/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,598
• − Mortgage interest: −$12,878
• − Property taxes: −$2,884
• − Insurance: −$1,947
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$11,736
• − Depreciation: −$6,688
• Taxable loss: −$7,910
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-2,593/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): 29,491
• Household income: $92,311
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2008.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Two or more races 11% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Scotch-Irish 6% Romanian 4% Italian 3%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 57% English-only · Other Indo-European 21% Spanish 7% Russian/Polish/Slavic 7%

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: ▼ -1144.53%
• Current HPI: 392.7562
• Rent YoY: ▼ -0.41%
• 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

+200.1% since first listed

33 events — show timeline

• 2026-04-28 Price Changed $229,900 CRMLS
• 2026-03-24 Rental Removed $2,200 REDFIN
• 2026-02-20 Listed $244,900 CRMLS
• 2025-09-29 Listed — TheMLS
• 2025-09-10 Listing Removed — CRMLS
• 2025-08-13 Relisted — CRMLS
• 2025-08-08 Contingent — CRMLS
• 2025-08-04 Relisted — CRMLS
• 2025-08-04 Price Changed $225,000 CRMLS
• 2025-07-08 Relisted — CRMLS
• 2025-07-04 Listed $199,000 CRMLS
• 2025-02-13 Pending — CRMLS
• 2025-02-12 Listing Removed — CRMLS
• 2025-02-06 Listed $100,000 CRMLS
• 2024-10-31 Price Changed — TheMLS
• 2024-10-02 Pending — TheMLS
• 2024-08-23 Listed — TheMLS
• 2024-06-20 Listed for Rent $2,200 REDFIN
• 2024-06-14 Rental Removed $2,199 CRMLS
• 2024-05-29 Price Changed $2,199 CRMLS
• 2024-05-16 Price Changed $2,299 CRMLS
• 2024-05-04 Listed for Rent $2,399 CRMLS
• 2024-05-03 Rental Removed $2,399 CRMLS
• 2024-04-26 Price Changed $2,399 CRMLS
• 2024-04-23 Price Changed $2,499 CRMLS
• 2024-04-12 Listed for Rent $2,600 CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2006-03-17 Sold (Public Records) $300,000 Public Records
• 2006-02-15 Sold (MLS) $300,000 CRMLS
• 2006-01-16 Listed $299,950 CRMLS
• 2005-09-28 Listed $319,950 CRMLS
• 1993-06-24 Sold (Public Records) $90,000 Public Records
• 1984-12-27 Sold (Public Records) $76,600 Public Records

Property tax history

-0.5%/yr

Latest (2025): $2,884 · -18.4% YoY. Source: county tax records.