8629 S Vermont Ave · Westmont, CA 90044

$1,650,000

4 bd · 10.0 ba · 6,216 sqft · MultiFamily · 113 Days on market

Built 1927 10,401 sqft lot $265/sqft · 12% above area Est $1469k · 12% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

We are proud to present 8629 S Vermont Ave, a rare, creative compound in Los Angeles, offered at an 8.26 GRM and a 7.70% CAP on actual rents, with 19 parking spaces available on site. This mixed-use property is comprised of one, two-story building consisting of a total of 6,216 rentable square feet. Built in 1927 the property has undergone significant renovations and sits on an LCC3YY zoned two parcel assemblage corner lot with street access on two sides plus alley access totaling 10,401 square feet of land. The unit mix features four (4) studios, four (4) one-bedroom one-bathroom units, and two (2) commercial units currently occupied by the seller. The second parcel is a paved lot, currently being used as parking with gated and remote access, offering a total of 19 secure on-site parking spaces with fantastic ingress/egress with parking access from Vermont Ave and the alley. Located on the corner of W 87th St and Vermont Ave, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles, Inglewood, Lennox, Gardena and Crenshaw. Contact the listing broker for additional information.

Key facts

• Alley access
• Lcc3yy zoned
• Street access

Tags

• TWO STORY BUILDING
• SIGNIFICANT RENOVATIONS
• LCC3YY ZONED
• CORNER LOT
• STREET ACCESS
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/10.0-bath multifamily listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.65M).
• Recommended offer: $1.50M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.6% in Westmont — 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 59/100 on livability (#625 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, commute A+, housing B; Watch: crime F, amenities F, employment D-.
• 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 (-2.5%/yr); 172 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $22,065/mo this rent would consume 497% of the median local household income ($53k/yr) (locally 7490% 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 $11k of loan paydown is wiped out by about $50k 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 113 days — a 9% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $710k; list at $1.65M implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,501,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,469,462
• List price: $1,650,000
• Delta: 12.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $52,261
• Equity at exit: $246,020

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $291,374
• Equity at exit: $142,662

Cash invested: $462,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 68.5×

Monthly cashflow live

• Estimated rent: $22,065 high
• Mortgage (P&I): −$8,653
• Tax est. 1.5%: −$2,062 /mo · $24,750/yr
• Insurance: −$688
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,634
• Net cashflow: $6,029

Break-even live

Break-even rent $14,434

Max offer price $1,650,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 11× units	1	1	$22,066
Total (11 units)			$22,065

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $1,650,000 Active 113 DOM
2. 2026-06-17
   days on market $1,650,000 Active 112 DOM
3. 2026-06-16
   days on market $1,650,000 Active 111 DOM
4. 2026-06-15
   days on market $1,650,000 Active 110 DOM
5. 2026-06-13
   days on market $1,650,000 Active 108 DOM
6. 2026-06-09
   days on market $1,650,000 Active 104 DOM
7. 2026-06-08
   days on market $1,650,000 Active 103 DOM
8. 2026-06-07
   days on market $1,650,000 Active 102 DOM
9. 2026-06-04
   days on market $1,650,000 Active 99 DOM
10. 2026-06-03
    days on market $1,650,000 Active 98 DOM
11. 2026-06-02
    days on market $1,650,000 Active 97 DOM
12. 2026-06-01
    days on market $1,650,000 Active 96 DOM
13. 2026-05-31
    days on market $1,650,000 Active 95 DOM
14. 2026-02-25
    listed $1,650,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    We are proud to present 8629 S Vermont Ave, a rare, creative compound in Los Angeles, offered at an 8.26 GRM and a 7.70% CAP on actual rents, with 19 parking spaces available on site. This mixed-use property is comprised of one, two-story building consisting of a total of 6,216 rentable square feet. Built in 1927 the property has undergone significant renovations and sits on an LCC3YY zoned two parcel assemblage corner lot with street access on two sides plus alley access totaling 10,401 square feet of land. The unit mix features four (4) studios, four (4) one-bedroom one-bathroom units, and two (2) commercial units currently occupied by the seller. The second parcel is a paved lot, currently being used as parking with gated and remote access, offering a total of 19 secure on-site parking spaces with fantastic ingress/egress with parking access from Vermont Ave and the alley. Located on the corner of W 87th St and Vermont Ave, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles, Inglewood, Lennox, Gardena and Crenshaw. Contact the listing broker for additional information.

15. 2015-11-24
    soldstatus $710,000 Closed Sale 963-char remark

    Show marketing remark (963 chars)

    Estate sale, first time ever in MLS. 6216 sq. ft. 11 unit mixed use building on two 40 x 130 street to alley lot in unincorporated county area. 2nd APN is 6047-003-006. NOT City of L. A. , NO rent control. 9 residential units upstairs + 2 large commercial units downstairs. 10,400 sq. ft. of land, 24 car electric gated parking. Dual pane windows, high ceilings throughout, 7 skylights. 100% MPT, units are gutted. Owner had just started remodel then died suddenly. The plan was to convert the downstairs to 7 residential units + a community police station on the corner, and cell towers and a billboard on the roof. On service road west of Vermont, on northwest corner of 87th Street, right next to St. Michael's Catholic School. 1/2 block from future $100 million Vermont Entertainment Village. 4 blocks to Sutton Park and Recreation Center and Manchester Ave Elementary. 2 miles east of mega $ billion 238 acre Hollywood Park Tomorrow and probable NFL stadium.

16. 2015-10-19
    historical Active Under Contract 963-char remark

    Show marketing remark (963 chars)

    Estate sale, first time ever in MLS. 6216 sq. ft. 11 unit mixed use building on two 40 x 130 street to alley lot in unincorporated county area. 2nd APN is 6047-003-006. NOT City of L. A. , NO rent control. 9 residential units upstairs + 2 large commercial units downstairs. 10,400 sq. ft. of land, 24 car electric gated parking. Dual pane windows, high ceilings throughout, 7 skylights. 100% MPT, units are gutted. Owner had just started remodel then died suddenly. The plan was to convert the downstairs to 7 residential units + a community police station on the corner, and cell towers and a billboard on the roof. On service road west of Vermont, on northwest corner of 87th Street, right next to St. Michael's Catholic School. 1/2 block from future $100 million Vermont Entertainment Village. 4 blocks to Sutton Park and Recreation Center and Manchester Ave Elementary. 2 miles east of mega $ billion 238 acre Hollywood Park Tomorrow and probable NFL stadium.

17. 2015-10-16
    listed $700,000 Active 963-char remark

    Show marketing remark (963 chars)

    Estate sale, first time ever in MLS. 6216 sq. ft. 11 unit mixed use building on two 40 x 130 street to alley lot in unincorporated county area. 2nd APN is 6047-003-006. NOT City of L. A. , NO rent control. 9 residential units upstairs + 2 large commercial units downstairs. 10,400 sq. ft. of land, 24 car electric gated parking. Dual pane windows, high ceilings throughout, 7 skylights. 100% MPT, units are gutted. Owner had just started remodel then died suddenly. The plan was to convert the downstairs to 7 residential units + a community police station on the corner, and cell towers and a billboard on the roof. On service road west of Vermont, on northwest corner of 87th Street, right next to St. Michael's Catholic School. 1/2 block from future $100 million Vermont Entertainment Village. 4 blocks to Sutton Park and Recreation Center and Manchester Ave Elementary. 2 miles east of mega $ billion 238 acre Hollywood Park Tomorrow and probable NFL stadium.

18. 1998-08-06
    historical
19. 1998-05-07
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $264,780
• − Mortgage interest: −$92,426
• − Property taxes: −$24,750
• − Insurance: −$8,250
• − Repairs & maintenance: −$21,182
• − Management: −$21,182
• − Depreciation: −$48,000
• Taxable income: $48,990
• Est. tax owed @ 24.0%: −$11,757
• After-tax cash flow: $60,585/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 — Westmont

• Score: 59/100
• State rank: #625
• US rank: #19861

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment D- Housing B Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, CA
• County: Los Angeles County · 9,444,647 people
• City population: 95,859
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+135.7% since first listed

6 events — show timeline

• 2026-02-25 Listed $1,650,000 TheMLS
• 2015-11-24 Sold (MLS) $710,000 CRMLS
• 2015-10-19 Contingent — CRMLS
• 2015-10-16 Listed $700,000 CRMLS
• 1998-08-06 Delisted — TheMLS
• 1998-05-07 Listed — TheMLS