11452 Canton Dr · Los Angeles, CA 91604

$1,179,900

5 bd · 6.0 ba · 6,636 sqft · Land · 63 Days on market

Built 2025 0.25 ac lot $178/sqft · 74% below area ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.1/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a quiet, tree-lined street just across the street from Fryman Canyon, this stunning 6,636 sq ft modern farmhouse sits in one of LA's most coveted celebrity enclaves — within the top-rated Carpenter School District and surrounded by the natural beauty of the Santa Monica Mountains. The open-concept floor plan flows effortlessly across multiple levels, anchored by a spacious lower-level basement and spaces designed for effortless entertaining. This shovel-ready 10,935 sq ft lot comes with fully approved architectural plans, PAID building permits, all city clearances secured. No years of notorious permitting delays, no haul route, no caissons. Gentle 5% slope. Opportunities like this — where the hard work is done and the canvas is still blank — are extraordinarily rare in Studio City Hills. Seller financing available.

Key facts

• Fryman canyon
• Lower-level basement
• Shovel-ready lot

Tags

• FRYMAN CANYON
• CARPENTER SCHOOL DISTRICT
• SANTA MONICA MOUNTAINS
• OPEN-CONCEPT FLOOR PLAN
• LOWER-LEVEL BASEMENT
• SHOVEL-READY LOT

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath land listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $688k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $605k (48.7% below list).
• Recommended offer: $605k (48.7% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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 (-1.1%/yr); 171 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,054/mo this rent would consume 51% of the median local household income ($142k/yr) (locally 1988% 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 $8k of loan paydown is wiped out by about $35k 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 63 days — a 6% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y ago; this cycle's ask has dropped $169k (13%) 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.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $605,387 (48.7% 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 63 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.51% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.86%
• DSCR: 0.56
• GRM: 16.2

CMA / ARV

• ARV (median comp): $4,563,322
• List price: $1,179,900
• Delta: -74.14%
• 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: -37.5%
• Equity multiple: -0.17×
• Total profit: $-386,417
• Equity at exit: $175,927

10-year hold

• IRR: -75.0%
• Equity multiple: -0.92×
• Total profit: $-634,336
• Equity at exit: $102,016

Cash invested: $330,372 (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 91604

• Rents YoY: -1.1%
• Active inventory: 171
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $6,054 medium
• Mortgage (P&I): −$6,188
• Tax from tax record: −$819 /mo · $9,832/yr
• Insurance: −$492
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,271
• Net cashflow: $-2,782

Break-even live

Break-even rent $9,576

Max offer price $688,382

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: $294,975
• Closing costs: $35,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3254 Oakdell Rd Studio City, CA	5.0	6.0	6028	$16,999	$2.82	43d	1	0.42mi
7966 Mulholland Dr Los Angeles, CA	4.0	5.5	5554	$27,000	$4.86	15d	1	0.81mi
4226 Lemp Ave Studio City, CA	5.0	6.0	5254	$24,999	$4.76	43d	1	0.92mi
11955 Pinnacle Pl Beverly Hills, CA	4.0	6.0	5017	$25,000	$4.98	24d	1	0.98mi
12001 Crest Ct Beverly Hills, CA	5.0	6.0	5292	$40,000	$7.56	44d	1	1.12mi
12140 Summit Ct Beverly Hills, CA	6.0	5.5	9600	$60,000	$6.25	43d	1	1.14mi
2500 Briarcrest Rd Beverly Hills, CA	4.0	6.0	5860	$43,000	$7.34	43d	1	1.22mi
4435 Camellia Ave North Hollywood, CA	5.0	6.0	5130	$19,000	$3.70	1d	1	1.27mi
9530 Hidden Valley Rd Beverly Hills, CA	5.0	5.5	5096	$20,000	$3.92	18d	1	1.32mi
7940 Vulcan Dr Los Angeles, CA	4.0	6.0	5273	$19,900	$3.77	7d	1	1.36mi
3624 Avenida del Sol Studio City, CA	4.0	4.0	4694	$9,980	$2.13	43d	1	1.40mi
2463 Achilles Dr Los Angeles, CA	4.0	5.0	4727	$28,500	$6.03	43d	1	1.42mi
4156 Sunswept Dr Studio City, CA	6.0	7.0	5706	$15,000	$2.63	14d	1	1.43mi
9023 Alto Cedro Dr Beverly Hills, CA	6.0	6.0	5000	$25,000	$5.00	1d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $1,179,900 Active 63 DOM
2. 2026-06-17
   days on market $1,179,900 Active 62 DOM
3. 2026-06-16
   days on market $1,179,900 Active 61 DOM
4. 2026-06-15
   days on market $1,179,900 Active 60 DOM
5. 2026-06-13
   days on market $1,179,900 Active 58 DOM
6. 2026-06-09
   days on market $1,179,900 Active 54 DOM
7. 2026-06-08
   days on market $1,179,900 Active 53 DOM
8. 2026-06-07
   pricedays on market $1,179,900 Active 52 DOM
9. 2026-06-04
   days on market $1,349,000 Active 49 DOM
10. 2026-06-03
    days on market $1,349,000 Active 48 DOM
11. 2026-06-02
    days on market $1,349,000 Active 47 DOM
12. 2026-06-01
    days on market $1,349,000 Active 46 DOM
13. 2026-05-31
    days on market $1,349,000 Active 45 DOM
14. 2026-04-16
    listed $1,349,000 Active 851-char remark

    Show marketing remark (851 chars)

    Set on a quiet, tree-lined street just across the street from Fryman Canyon, this stunning 6,636 sq ft modern farmhouse sits in one of LA's most coveted celebrity enclaves — within the top-rated Carpenter School District and surrounded by the natural beauty of the Santa Monica Mountains. The open-concept floor plan flows effortlessly across multiple levels, anchored by a spacious lower-level basement and spaces designed for effortless entertaining. This shovel-ready 10,935 sq ft lot comes with fully approved architectural plans, PAID building permits, all city clearances secured. No years of notorious permitting delays, no haul route, no caissons. Gentle 5% slope. Opportunities like this — where the hard work is done and the canvas is still blank — are extraordinarily rare in Studio City Hills. Seller financing available.

15. 2026-04-16
    listed $1,349,000 Active 851-char remark

    Show marketing remark (851 chars)

    Set on a quiet, tree-lined street just across the street from Fryman Canyon, this stunning 6,636 sq ft modern farmhouse sits in one of LA's most coveted celebrity enclaves — within the top-rated Carpenter School District and surrounded by the natural beauty of the Santa Monica Mountains. The open-concept floor plan flows effortlessly across multiple levels, anchored by a spacious lower-level basement and spaces designed for effortless entertaining. This shovel-ready 10,935 sq ft lot comes with fully approved architectural plans, PAID building permits, all city clearances secured. No years of notorious permitting delays, no haul route, no caissons. Gentle 5% slope. Opportunities like this — where the hard work is done and the canvas is still blank — are extraordinarily rare in Studio City Hills. Seller financing available.

16. 2026-04-08
    historical
17. 2026-04-08
    historical
18. 2026-01-22
    status Active
19. 2026-01-20
    status Active
20. 2025-11-12
    listed $3,100,000 Active
21. 2025-11-12
    listed $3,100,000 Active
22. 2025-08-29
    historical
23. 2025-08-29
    historical
24. 2025-06-05
    listed $1,588,000 Active
25. 2025-05-28
    listed $1,588,000 Active
26. 2020-04-17
    historical Withdrawn
27. 2020-03-06
    historical Withdrawn
28. 2020-03-06
    historical
29. 2019-07-11
    historical Canceled
30. 2019-07-11
    listed Active
31. 2019-07-11
    historical Canceled
32. 2019-07-11
    listed Active
33. 2019-07-11
    listed $1,385,000
34. 2019-07-11
    historical
35. 2019-05-02
    listed Active
36. 2019-04-17
    listed Active
37. 2019-04-17
    listed $1,385,000

ⓘ 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: $9,832 · $819/mo
• Projected year-2 tax: $9,832 · $819/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥92°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: $72,646
• − Mortgage interest: −$66,093
• − Property taxes: −$9,832
• − Insurance: −$6,697
• − Repairs & maintenance: −$5,812
• − Management: −$5,812
• − Depreciation: −$34,324
• Taxable loss: −$55,923
• Est. tax savings @ 24.0%: +$13,422
• After-tax cash flow: $-19,967/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): 32,469
• Household income: $141,875
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1988.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 12% Hispanic / Latino 11% Asian 8% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 4%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 79% English-only · Other Indo-European 5% Spanish 5% Russian/Polish/Slavic 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: ▼ -826.89%
• Current HPI: 425.8112
• Rent YoY: ▼ -1.09%
• 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

-2.6% since first listed

24 events — show timeline

• 2026-04-16 Listed $1,349,000 CRMLS
• 2026-04-16 Listed $1,349,000 CRMLS
• 2026-04-08 Listing Removed — CRMLS
• 2026-04-08 Listing Removed — CRMLS
• 2026-01-22 Relisted — CRMLS
• 2026-01-20 Relisted — CRMLS
• 2025-11-12 Listed $3,100,000 CRMLS
• 2025-11-12 Listed $3,100,000 CRMLS
• 2025-08-29 Listing Removed — CRMLS
• 2025-08-29 Listing Removed — CRMLS
• 2025-06-05 Listed $1,588,000 CRMLS
• 2025-05-28 Listed $1,588,000 CRMLS
• 2020-04-17 Delisted — TheMLS
• 2020-03-06 Listing Removed — SDMLS
• 2020-03-06 Delisted — TheMLS
• 2019-07-11 Listing Removed — SDMLS
• 2019-07-11 Listed $1,385,000 SDMLS
• 2019-07-11 Listed — TheMLS
• 2019-07-11 Delisted — TheMLS
• 2019-07-11 Listed — TheMLS
• 2019-07-11 Delisted — TheMLS
• 2019-05-02 Listed — TheMLS
• 2019-04-17 Listed $1,385,000 SDMLS
• 2019-04-17 Listed — TheMLS

Property tax history

+2.0%/yr

Latest (2025): $9,832 · +0.6% YoY. Source: county tax records.