1315 S Westmoreland Ave · Los Angeles, CA 90006

$1,290,000

8 bd · 4.0 ba · 4,532 sqft · MultiFamily public records · 131 Days on market

Built 1912 7,239 sqft lot $285/sqft · 6% below area Est $1379k · 6% 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).

• Cash flow +13.2/30.0
• ARV discount +10.4/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Don't miss this opportunity! Located in the prime R4 zone in the heart of Los Angeles, this four-unit income-generating property is ideal for rental or development. Situated at 1315 Westmoreland Ave. , this property offers exceptional versatility and long-term investment value. With easy access to the Pico and Westmoreland commercial districts, ample parking, and a separate, stand-alone building, this property offers tremendous potential. This is a prime investment opportunity, offering stable and high rental income.

Key facts

• Ample parking
• Stand-alone building
• R4 zone

Tags

• R4 ZONE
• INCOME-GENERATING PROPERTY
• AMPLE PARKING
• STAND-ALONE BUILDING
• LONG-TERM INVESTMENT VALUE
• PRIME INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative. Per door: $-7/mo.
• To cash-flow at today's rent, offer at most $1.29M (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $995k (22.9% below list).
• Recommended offer: $995k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-, crime F, cost of living 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.
• Zoned schools: Magnolia Avenue Elementary (550 students, 100% FRL); Berendo Middle (623 students, 98% FRL); West Adams Preparatory High (math 12% / reading 37%, grade F, #826 of 1,170 statewide, top 80%, 1,080 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Los Angeles Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.8%/yr); 165 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $39k 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 131 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $1.29M implies a 790% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $995,200 (22.9% 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 131 days. Have you received any prior offers? Is the seller open to a 23% 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 1912 — 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: 0.77% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (median comp): $1,379,334
• List price: $1,290,000
• Delta: -6.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 San Marino St	0.65mi	8/4.0	4,680 (+3%)	8mo	$1,737,000	$371	58
1125 S Lake St	0.46mi	9/4.0 (+1)	4,117 (-9%)	13mo	$880,000	$214	48
1445 W 20th St	0.58mi	9/3.0 (+1)	4,098 (-10%)	6mo	$1,370,000	$334	43
1116 S Berendo St #1	0.34mi	8/6.0	3,990 (-12%)	16mo	$1,480,000	$371	43
1631 W 11th Pl	0.75mi	7/6.0 (-1)	4,430 (-2%)	7mo	$860,000	$194	42
2743 James M Wood Blvd #8	0.66mi	8/8.0	4,320 (-5%)	14mo	$1,400,000	$324	34
851-857 S New Hampshire Ave	0.71mi	8/8.0	4,684 (+3%)	22mo	$1,550,000	$331	27

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-239,952
• Equity at exit: $192,343

10-year hold

• IRR: -19.1%
• Equity multiple: 0.10×
• Total profit: $-325,259
• Equity at exit: $111,536

Cash invested: $361,200 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 165
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $9,952 high
• Mortgage (P&I): −$6,765
• Tax from tax record: −$580 /mo · $6,955/yr
• Insurance: −$538
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,090
• Net cashflow: $-20

Break-even live

Break-even rent $9,977

Max offer price $1,286,486

Occupancy floor 95%

Sensitivity live

Price	-10% $710	-5% $345	+0% $-20	+5% $-385	+10% $-750
Rent	-10% $-806	-5% $-413	+0% $-20	+5% $373	+10% $766
Rate	-1.0pp $630	-0.5pp $308	base $-20	+0.5pp $-354	+1.0pp $-694

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$9,951
Total (3 units)			$9,952

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: $322,500
• Closing costs: $38,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Adams Blvd Los Angeles, CA	8.0	6.0	4700	$800	$0.17	45d	1	0.96mi
1804 Westmoreland Blvd Los Angeles, CA	7.0	3.5	3671	$10,000	$2.72	26d	1	1.02mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$10,886	$4.98	0d	2	1.07mi
2945 Raymond Ave Los Angeles, CA	7.0	3.0	4464	$9,975	$2.23	45d	1	1.41mi

Listing history 21 events

1. 2026-06-21
   days on market $1,290,000 Active 131 DOM
2. 2026-06-18
   days on market $1,290,000 Active 128 DOM
3. 2026-06-17
   days on market $1,290,000 Active 127 DOM
4. 2026-06-16
   days on market $1,290,000 Active 126 DOM
5. 2026-06-15
   days on market $1,290,000 Active 125 DOM
6. 2026-06-13
   days on market $1,290,000 Active 123 DOM
7. 2026-06-09
   days on market $1,290,000 Active 119 DOM
8. 2026-06-08
   days on market $1,290,000 Active 118 DOM
9. 2026-06-07
   days on market $1,290,000 Active 117 DOM
10. 2026-06-04
    days on market $1,290,000 Active 114 DOM
11. 2026-06-03
    days on market $1,290,000 Active 113 DOM
12. 2026-06-02
    days on market $1,290,000 Active 112 DOM
13. 2026-06-01
    days on market $1,290,000 Active 111 DOM
14. 2026-05-31
    days on market $1,290,000 Active 110 DOM
15. 2026-03-31
    price $1,290,000 522-char remark

    Show marketing remark (522 chars)

    Don't miss this opportunity! Located in the prime R4 zone in the heart of Los Angeles, this four-unit income-generating property is ideal for rental or development. Situated at 1315 Westmoreland Ave. , this property offers exceptional versatility and long-term investment value. With easy access to the Pico and Westmoreland commercial districts, ample parking, and a separate, stand-alone building, this property offers tremendous potential. This is a prime investment opportunity, offering stable and high rental income.

16. 2026-02-10
    listed $1,390,000 Active 522-char remark

    Show marketing remark (522 chars)

    Don't miss this opportunity! Located in the prime R4 zone in the heart of Los Angeles, this four-unit income-generating property is ideal for rental or development. Situated at 1315 Westmoreland Ave. , this property offers exceptional versatility and long-term investment value. With easy access to the Pico and Westmoreland commercial districts, ample parking, and a separate, stand-alone building, this property offers tremendous potential. This is a prime investment opportunity, offering stable and high rental income.

17. 2009-10-14
    historical
18. 2008-11-13
    listed $500,000
19. 2007-12-11
    historical
20. 2007-06-10
    listed $850,000
21. 1990-03-02
    soldstatus $145,000

ⓘ 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: $6,955 · $580/mo
• Projected year-2 tax: $9,804 · $817/mo
• Expected delta: +$2,849/yr (+$237/mo · 41.0%)

ⓘ 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 ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $119,424
• − Mortgage interest: −$72,260
• − Property taxes: −$6,955
• − Insurance: −$6,450
• − Repairs & maintenance: −$9,554
• − Management: −$9,554
• − Depreciation: −$37,527
• Taxable loss: −$22,876
• Est. tax savings @ 24.0%: +$5,490
• After-tax cash flow: $5,252/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 1%

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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+789.7% since first listed

7 events — show timeline

• 2026-03-31 Price Changed $1,290,000 TheMLS
• 2026-02-10 Listed $1,390,000 TheMLS
• 2009-10-14 Listing Removed — CRMLS
• 2008-11-13 Listed $500,000 CRMLS
• 2007-12-11 Listing Removed — CRMLS
• 2007-06-10 Listed $850,000 CRMLS
• 1990-03-02 Sold (Public Records) $145,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,955 · +1.6% YoY. Source: county tax records.