7245 Bakman · Los Angeles, CA 91352

$1,565,000

10 bd · 6.0 ba · 4,451 sqft · MultiFamily public records · 77 Days on market

Built 1957 6,398 sqft lot $352/sqft · 27% above area Est $1229k · 27% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• 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

Well-maintained 6-unit multifamily investment opportunity located in a strong rental pocket of Sun Valley. Property offers stable tenancy and long-term ownership opportunities in a desirable rental market. The property features a clean and functional layout with gated entry, on-site parking, spacious driveway access, and an attractive unit mix ideal for long-term occupancy. The building has been well-maintained with updated exterior improvements, open common areas, and strong overall curb appeal. Conveniently located near major freeways, employment centers, shopping, and public transportation, supporting continued tenant demand and long-term investment stability. Excellent opportunity to acquire a well-maintained multifamily property in the growing San Fernando Valley market. Buyer to independently verify future development potential and possible ADU opportunities.

Key facts

• Open common areas
• Spacious driveway
• Gated entry

Tags

• GATED ENTRY
• AMPLE ON-SITE PARKING
• SPACIOUS DRIVEWAY
• UPDATED EXTERIOR ELEMENTS
• OPEN COMMON AREAS
• DESIRABLE UNIT CONFIGURATION

What this means for you Summary

Snapshot

• This is a 6 × 6-bed/3.5-bath units multifamily listed at $1.56M.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.56M).
• Recommended offer: $1.47M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (-0.5%/yr); 78 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 $22,239/mo this rent would consume 341% of the median local household income ($78k/yr) (locally 2063% 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 $47k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $438k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($1.47M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask is 57863% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,471,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 1957 — 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: 1.42% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,228,774
• List price: $1,565,000
• Delta: 27.36%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7307 Vineland Ave	0.43mi	10/6.0	4,848 (+9%)	3mo	$1,200,000	$248	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.30×
• Total profit: $130,704
• Equity at exit: $233,347

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $441,132
• Equity at exit: $135,313

Cash invested: $438,200 (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 91352

• Rents YoY: -0.5%
• Active inventory: 78
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $22,239 medium
• Mortgage (P&I): −$8,207
• Tax from tax record: −$1,655 /mo · $19,859/yr
• Insurance: −$652
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,670
• Net cashflow: $7,055

Break-even live

Break-even rent $13,309

Max offer price $1,565,000

Occupancy floor 63%

Sensitivity live

Price	-10% $7,941	-5% $7,498	+0% $7,055	+5% $6,612	+10% $6,169
Rent	-10% $5,298	-5% $6,176	+0% $7,055	+5% $7,933	+10% $8,812
Rate	-1.0pp $7,843	-0.5pp $7,453	base $7,055	+0.5pp $6,649	+1.0pp $6,237

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

Units	Beds	Baths	Est. rent
▸ 6× units	6	3.5	$22,242
Total (6 units)			$22,239

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: $391,250
• Closing costs: $46,950
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $1,565,000 Active 77 DOM
2. 2026-06-17
   days on market $1,565,000 Active 76 DOM
3. 2026-06-16
   days on market $1,565,000 Active 75 DOM
4. 2026-06-15
   days on market $1,565,000 Active 74 DOM
5. 2026-06-13
   days on market $1,565,000 Active 72 DOM
6. 2026-06-09
   days on market $1,565,000 Active 68 DOM
7. 2026-06-08
   days on market $1,565,000 Active 67 DOM
8. 2026-06-07
   days on market $1,565,000 Active 66 DOM
9. 2026-06-04
   days on market $1,565,000 Active 63 DOM
10. 2026-06-03
    days on market $1,565,000 Active 62 DOM
11. 2026-06-02
    days on market $1,565,000 Active 61 DOM
12. 2026-06-01
    days on market $1,565,000 Active 60 DOM
13. 2026-05-31
    days on market $1,565,000 Active 59 DOM
14. 2026-05-15
    price $2,675
15. 2026-05-08
    listed $2,700
16. 2026-04-02
    listed $1,565,000 Active 877-char remark

    Show marketing remark (877 chars)

    Well-maintained 6-unit multifamily investment opportunity located in a strong rental pocket of Sun Valley. Property offers stable tenancy and long-term ownership opportunities in a desirable rental market. The property features a clean and functional layout with gated entry, on-site parking, spacious driveway access, and an attractive unit mix ideal for long-term occupancy. The building has been well-maintained with updated exterior improvements, open common areas, and strong overall curb appeal. Conveniently located near major freeways, employment centers, shopping, and public transportation, supporting continued tenant demand and long-term investment stability. Excellent opportunity to acquire a well-maintained multifamily property in the growing San Fernando Valley market. Buyer to independently verify future development potential and possible ADU opportunities.

17. 2025-04-17
    historical $2,795
18. 2025-03-13
    listed $2,795
19. 2024-12-24
    historical $1,850
20. 2024-12-18
    price $1,850
21. 2024-11-28
    price $1,950
22. 2024-11-07
    listed $2,200
23. 2024-10-23
    historical $2,200
24. 2024-10-09
    listed $2,200
25. 2023-08-21
    listed Active
26. 2023-08-18
    historical
27. 2021-08-04
    soldstatus $1,470,000
28. 2014-11-24
    soldstatus $690,000 Closed
29. 2014-11-24
    soldstatus $690,000
30. 2014-10-24
    status Pending
31. 2014-09-19
    listed $725,000 Active
32. 2012-08-28
    historical
33. 2012-07-30
    status Pending
34. 2012-06-12
    status Active
35. 2012-05-23
    status Pending
36. 2012-04-12
    listed $625,000 Active
37. 1988-01-26
    soldstatus $251,000

ⓘ 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: $19,859 · $1,655/mo
• Projected year-2 tax: $19,859 · $1,655/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 ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $266,868
• − Mortgage interest: −$87,664
• − Property taxes: −$19,859
• − Insurance: −$7,825
• − Repairs & maintenance: −$21,349
• − Management: −$21,349
• − Depreciation: −$45,527
• Taxable income: $63,294
• Est. tax owed @ 24.0%: −$15,191
• After-tax cash flow: $69,467/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): 46,899
• Household income: $78,239
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2063.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 23% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Foreign-born: 46% · Canada, South Korea, Vietnam
• Languages at home: 20% English-only · Spanish 61% Other Indo-European 13% Tagalog/Filipino 2%

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: ▼ -927.76%
• Current HPI: 470.8252
• Rent YoY: ▼ -0.53%
• 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

-98.9% since first listed

24 events — show timeline

• 2026-05-15 Price Changed $2,675 SHOWMOJO
• 2026-05-08 Listed for Rent $2,700 SHOWMOJO
• 2026-04-02 Listed $1,565,000 CRMLS
• 2025-04-17 Rental Removed $2,795 LEASESTAR
• 2025-03-13 Listed for Rent $2,795 LEASESTAR
• 2024-12-24 Rental Removed $1,850 LEASESTAR
• 2024-12-18 Price Changed $1,850 LEASESTAR
• 2024-11-28 Price Changed $1,950 LEASESTAR
• 2024-11-07 Listed for Rent $2,200 LEASESTAR
• 2024-10-23 Rental Removed $2,200 LEASESTAR
• 2024-10-09 Listed for Rent $2,200 LEASESTAR
• 2023-08-21 Listed — TheMLS
• 2023-08-18 Coming Soon — TheMLS
• 2021-08-04 Sold (Public Records) $1,470,000 Public Records
• 2014-11-24 Sold (Public Records) $690,000 Public Records
• 2014-11-24 Sold (MLS) $690,000 TheMLS
• 2014-10-24 Pending — TheMLS
• 2014-09-19 Listed $725,000 TheMLS
• 2012-08-28 Listing Removed — CRMLS
• 2012-07-30 Pending — CRMLS
• 2012-06-12 Relisted — CRMLS
• 2012-05-23 Pending — CRMLS
• 2012-04-12 Listed $625,000 CRMLS
• 1988-01-26 Sold (Public Records) $251,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $19,859 · +1.2% YoY. Source: county tax records.