10594 National Blvd · Los Angeles, CA 90034

$2,090,000

12 bd · 8.0 ba · 7,151 sqft · MultiFamily public records · 37 Days on market

Built 1953 10,167 sqft lot $292/sqft · 28% below area Est $2910k · 28% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

10594 National Blvd is an 8-unit apartment building in the Palms neighborhood of West Los Angeles. Built in 1953, the property comprises 7,151 square feet and features a gated courtyard-style community with a desirable mix of four one-bedroom/one-bath units and four two-bedroom/one-bath units. Recent upgrades include a new roof in 2024 and exterior painting. T he average in-place rent is approximately $1,717/month for one-bedrooms and $2,066/month for two-bedrooms. Comparable one-bedroom units in the submarket rent for approximately $2,500, while two-bedrooms achieve approximately $2,750 representing a clear upside opportunity for a new owner through natural tenant turnover and modest unit upgrades. The property sits on an oversized 10,167 square foot lot zoned LAR3, with secure entry, on-site laundry, and a surface parking lot with rear alley access featuring five covered and five uncovered spaces. The lot presents a strong ADU opportunity for a new owner to explore (Buyer to verify). The location offers tenants excellent access to Culver City, Century City, Santa Monica, and UCLA, as well as nearby shopping, dining, and transit. The central Westside location demands premium rents in one of Los Angeles' most supply-constrained neighborhoods.

Key facts

• Surface parking lot
• Secure entry
• Rear alley access

Tags

• NEW ROOF
• EXTERIOR PAINTING
• SECURE ENTRY
• ON-SITE LAUNDRY
• SURFACE PARKING LOT
• REAR ALLEY ACCESS

🏷️ Possibly a rental listed for sale. The $2,090,000 price doesn't fit this home's estimated sale value (~$2,909,959) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 4×2bd/1ba units multifamily listed at $2.09M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $233/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 $1.99M (4.6% below list).
• Recommended offer: $1.99M (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 flat; 121 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 $19,945/mo this rent would consume 226% of the median local household income ($106k/yr) (locally 4507% 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 $14k of loan paydown is wiped out by about $63k 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 37 days — a 3% lower offer ($2.03M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $1.57M; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $1,994,500 (4.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $2,909,959
• List price: $2,090,000
• Delta: -28.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3329 Keystone Ave	0.27mi	12/12.0	7,900 (+10%)	8mo	$2,160,000	$273	47
3647 Vinton Ave	0.71mi	12/14.0	7,526 (+5%)	18mo	$2,400,000	$319	23

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-272,845
• Equity at exit: $311,626

10-year hold

• IRR: -9.1%
• Equity multiple: 0.50×
• Total profit: $-290,104
• Equity at exit: $180,705

Cash invested: $585,200 (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 90034

• Rents YoY: 0.3%
• Active inventory: 121
• Price-to-rent: 72.4×

Monthly cashflow live

• Estimated rent: $19,945 high
• Mortgage (P&I): −$10,960
• Tax from tax record: −$2,063 /mo · $24,756/yr
• Insurance: −$871
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,188
• Net cashflow: $1,862

Break-even live

Break-even rent $17,587

Max offer price $2,090,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,628
▸ 4× units	2	1	$10,316
Total (8 units)			$19,945

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: $522,500
• Closing costs: $62,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $2,090,000 Active 37 DOM
2. 2026-06-17
   days on market $2,090,000 Active 36 DOM
3. 2026-06-16
   days on market $2,090,000 Active 35 DOM
4. 2026-06-15
   days on market $2,090,000 Active 34 DOM
5. 2026-06-13
   days on market $2,090,000 Active 32 DOM
6. 2026-06-09
   days on market $2,090,000 Active 28 DOM
7. 2026-06-08
   days on market $2,090,000 Active 27 DOM
8. 2026-06-07
   days on market $2,090,000 Active 26 DOM
9. 2026-06-04
   days on market $2,090,000 Active 23 DOM
10. 2026-06-03
    days on market $2,090,000 Active 22 DOM
11. 2026-06-02
    days on market $2,090,000 Active 21 DOM
12. 2026-06-01
    days on market $2,090,000 Active 20 DOM
13. 2026-05-31
    days on market $2,090,000 Active 19 DOM
14. 2026-05-12
    listed $2,090,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    10594 National Blvd is an 8-unit apartment building in the Palms neighborhood of West Los Angeles. Built in 1953, the property comprises 7,151 square feet and features a gated courtyard-style community with a desirable mix of four one-bedroom/one-bath units and four two-bedroom/one-bath units. Recent upgrades include a new roof in 2024 and exterior painting. T he average in-place rent is approximately $1,717/month for one-bedrooms and $2,066/month for two-bedrooms. Comparable one-bedroom units in the submarket rent for approximately $2,500, while two-bedrooms achieve approximately $2,750 representing a clear upside opportunity for a new owner through natural tenant turnover and modest unit upgrades. The property sits on an oversized 10,167 square foot lot zoned LAR3, with secure entry, on-site laundry, and a surface parking lot with rear alley access featuring five covered and five uncovered spaces. The lot presents a strong ADU opportunity for a new owner to explore (Buyer to verify). The location offers tenants excellent access to Culver City, Century City, Santa Monica, and UCLA, as well as nearby shopping, dining, and transit. The central Westside location demands premium rents in one of Los Angeles' most supply-constrained neighborhoods.

15. 2023-10-01
    listed Active
16. 2011-06-29
    soldstatus $1,575,000 Closed
17. 2011-06-29
    soldstatus $1,575,000
18. 2010-09-02
    listed $1,600,000 Active
19. 2010-02-11
    historical Expired
20. 2009-12-13
    status Active
21. 2009-12-08
    historical Expired
22. 2009-09-08
    listed Active
23. 2005-06-02
    historical
24. 2005-03-01
    listed

ⓘ 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: $24,756 · $2,063/mo
• Projected year-2 tax: $24,756 · $2,063/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 ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $239,340
• − Mortgage interest: −$117,072
• − Property taxes: −$24,756
• − Insurance: −$10,450
• − Repairs & maintenance: −$19,147
• − Management: −$19,147
• − Depreciation: −$60,800
• Taxable loss: −$12,033
• Est. tax savings @ 24.0%: +$2,888
• After-tax cash flow: $25,238/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): 57,075
• Household income: $105,701
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 4507.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Hispanic / Latino 26% Asian 18% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 6% Chinese 4%

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: ▼ -1346.08%
• Current HPI: 445.7709
• Rent YoY: ▲ 0.30%
• 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

+30.6% since first listed

11 events — show timeline

• 2026-05-12 Listed $2,090,000 TheMLS
• 2023-10-01 Listed — TheMLS
• 2011-06-29 Sold (Public Records) $1,575,000 Public Records
• 2011-06-29 Sold (MLS) $1,575,000 TheMLS
• 2010-09-02 Listed $1,600,000 TheMLS
• 2010-02-11 Delisted — TheMLS
• 2009-12-13 Relisted — TheMLS
• 2009-12-08 Delisted — TheMLS
• 2009-09-08 Listed — TheMLS
• 2005-06-02 Delisted — TheMLS
• 2005-03-01 Listed — TheMLS

Property tax history

+9.8%/yr

Latest (2025): $24,756 · +1.3% YoY. Source: county tax records.