11144 LORNE St · Los Angeles, CA 91352

$2,150,000

1 bd · 1.0 ba · 529 sqft · MultiFamily public records · 134 Days on market

Built 1947 0.60 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Development opportunity! Offering includes two parcels sold together as a single assemblage with multiple addresses: 11144 Lorne St. , 11146–11148 Lorne St. , and 8032 N Fair Ave, Sun Valley. Approved plans in process for 17 unit townhome style apartment units (26,740 sq. ft) with attached garages. 15 units with 3 bedrooms and 3.5 bathrooms. 1 unit with 2 bedrooms and 2.5 bathrooms. 1 unit with 1 bedroom and 1.5 bathrooms. 33 private parking spaces. RTI anticipated in approximately 6–9 months. In the heart of Sun Valley just minutes from major freeways - I-5 and I-170, close to the Burbank airport, downtown LA and nearby major studios. This opportunity for redevelopment offers convenience and walkability to a nearby public park and new future 46-acre Rory M. Shaw Wetlands Park that will reinforce long-term neighborhood value and sustainability.

Key facts

• Nearby public park
• Two parcels
• Approved plans

Tags

• TWO PARCELS
• APPROVED PLANS
• ATTACHED GARAGES
• PRIVATE PARKING SPACES
• NEARBY PUBLIC PARK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $2.15M.

Deal economics

• At list price, monthly cash flow is $21k ($249k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($42k rent vs $2.15M).
• Recommended offer: $1.89M (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $42,128/mo this rent would consume 646% 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 $15k of loan paydown is wiped out by about $64k 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 $602k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($1.89M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $314k; list at $2.15M implies a 585% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $1,892,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
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: 1.96% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.41×
• Total profit: $846,691
• Equity at exit: $320,572

10-year hold

• IRR: 39.9%
• Equity multiple: 4.25×
• Total profit: $1,955,849
• Equity at exit: $185,893

Cash invested: $602,000 (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: 70.7×

Monthly cashflow live

• Estimated rent: $42,128 high
• Mortgage (P&I): −$11,275
• Tax from tax record: −$396 /mo · $4,752/yr
• Insurance: −$896
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,847
• Net cashflow: $20,714

Break-even live

Break-even rent $15,907

Max offer price $2,150,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 15× units	3	3.5	$38,025
1× unit	2	2.5	$2,160
1× unit	1	1.5	$1,950
Total (17 units)			$42,128

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: $537,500
• Closing costs: $64,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11038 Arminta St Sun Valley, CA	2.0–3.0	1.0–2.0	975	$2,350	$2.41	2d	3	0.28mi
10817 White St Sun Valley, CA	2.0	1.0	750	$1,895	$2.53	43d	1	0.36mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	43d	1	0.61mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	22d	1	0.61mi
8206 Wheatland Ave Sun Valley, CA	1.0	1.0	550	$1,800	$3.27	43d	1	0.73mi
8747 Lehigh Ave Sun Valley, CA	1.0	1.0	650	$2,200	$3.38	43d	1	0.75mi
7425 Vineland Ave Unit 7425-04 Sun Valley, CA	—	1.0	500	$1,250	$2.50	43d	1	0.81mi
7425 Vineland Ave Unit 7425-07 Sun Valley, CA	1.0	1.0	650	$1,500	$2.31	43d	1	0.81mi
7436 Cleon Ave Sun Valley, CA	2.0	1.0	620	$2,350	$3.79	43d	1	0.84mi
7742 Lankershim Blvd North Hollywood, CA	—	1.0	550	$1,650	$3.00	22d	1	0.85mi
10888 Dora St Sun Valley, CA	2.0	1.0	500	$2,600	$5.20	43d	1	0.91mi
7357 Cleon Ave Unit 1 Sun Valley, CA	1.0	1.0	400	$2,000	$5.00	43d	1	0.92mi
7245 Bakman Ave Unit 3 Sun Valley, CA	2.0	1.0	750	$2,500	$3.33	7d	1	1.02mi
7308 Farmdale Ave North Hollywood, CA	1.0	1.0	600	$2,500	$4.17	22d	1	1.02mi
11722 Saticoy St Apt 17 North Hollywood, CA	—	1.0	507	$1,495	$2.95	24d	1	1.04mi
8139 Radford Ave North Hollywood, CA	1.0	1.0	350	$1,000	$2.86	24d	1	1.06mi
11752 Saticoy St North Hollywood, CA	1.0	1.0	750	$1,695	$2.26	43d	1	1.07mi
8459 O'Melveny Ave Sun Valley, CA	—	1.0	420	$1,650	$3.93	19d	1	1.09mi
11669 Valerio St North Hollywood, CA	1.0	1.0	650	$1,895	$2.92	3d	5	1.11mi
11721 Runnymede St North Hollywood, CA	1.0–3.0	1.0–2.0	954	$2,250	$2.36	15d	2	1.13mi
7350 Lankershim Blvd North Hollywood, CA	1.0	1.0	700	$1,845	$2.64	43d	1	1.14mi
7401 Lankershim Blvd North Hollywood, CA	1.0–2.0	1.0–2.0	862	$2,350	$2.73	24d	4	1.17mi
7729 Gentry Ave North Hollywood, CA	1.0	2.0	600	$2,400	$4.00	43d	1	1.18mi
8372 Vine Valley Dr Sun Valley, CA	2.0	2.0	740	$2,500	$3.38	43d	1	1.19mi
10152 Stagg St Sun Valley, CA	—	1.0	470	$1,700	$3.62	43d	1	1.30mi
7755 Laurel Canyon Blvd Unit 24 North Hollywood, CA	1.0	1.0	700	$2,000	$2.86	43d	1	1.36mi
7745 Laurel Canyon Blvd North Hollywood, CA	—	1.0	700	$1,600	$2.29	43d	1	1.37mi
7701 Laurel Canyon Blvd North Hollywood, CA	1.0	1.0	623	$1,975	$3.17	43d	2	1.39mi
8027 Bellingham Ave North Hollywood, CA	—	1.0	500	$1,850	$3.70	43d	1	1.43mi
7572 Delia Ave Sun Valley, CA	1.0	1.0	610	$2,300	$3.77	7d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $2,150,000 Active 134 DOM
2. 2026-06-17
   days on market $2,150,000 Active 133 DOM
3. 2026-06-16
   days on market $2,150,000 Active 132 DOM
4. 2026-06-15
   days on market $2,150,000 Active 131 DOM
5. 2026-06-13
   days on market $2,150,000 Active 129 DOM
6. 2026-06-09
   days on market $2,150,000 Active 125 DOM
7. 2026-06-08
   days on market $2,150,000 Active 124 DOM
8. 2026-06-07
   days on market $2,150,000 Active 123 DOM
9. 2026-06-04
   days on market $2,150,000 Active 120 DOM
10. 2026-06-03
    days on market $2,150,000 Active 119 DOM
11. 2026-06-02
    days on market $2,150,000 Active 118 DOM
12. 2026-06-01
    days on market $2,150,000 Active 117 DOM
13. 2026-05-31
    days on market $2,150,000 Active 116 DOM
14. 2026-02-04
    listed $2,150,000 Active 868-char remark

    Show marketing remark (868 chars)

    Development opportunity! Offering includes two parcels sold together as a single assemblage with multiple addresses: 11144 Lorne St. , 11146–11148 Lorne St. , and 8032 N Fair Ave, Sun Valley. Approved plans in process for 17 unit townhome style apartment units (26,740 sq. ft) with attached garages. 15 units with 3 bedrooms and 3.5 bathrooms. 1 unit with 2 bedrooms and 2.5 bathrooms. 1 unit with 1 bedroom and 1.5 bathrooms. 33 private parking spaces. RTI anticipated in approximately 6–9 months. In the heart of Sun Valley just minutes from major freeways - I-5 and I-170, close to the Burbank airport, downtown LA and nearby major studios. This opportunity for redevelopment offers convenience and walkability to a nearby public park and new future 46-acre Rory M. Shaw Wetlands Park that will reinforce long-term neighborhood value and sustainability.

15. 2026-01-28
    historical
16. 2025-12-03
    listed $1,125,000 Active
17. 2015-07-01
    soldstatus $314,000 Closed
18. 2015-07-01
    soldstatus $314,000
19. 2015-07-01
    soldstatus $618,000
20. 2015-05-28
    status Pending
21. 2015-04-14
    status Active
22. 2015-03-14
    status Backup Offers Accepted
23. 2015-03-13
    historical Hold
24. 2015-03-01
    listed $314,000 Active
25. 2015-03-01
    listed $314,000
26. 2011-10-26
    historical
27. 2011-04-26
    listed $334,000 Active

ⓘ 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: $4,752 · $396/mo
• Projected year-2 tax: $16,340 · $1,362/mo
• Expected delta: +$11,588/yr (+$966/mo · 243.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $505,536
• − Mortgage interest: −$120,433
• − Property taxes: −$4,752
• − Insurance: −$10,750
• − Repairs & maintenance: −$40,443
• − Management: −$40,443
• − Depreciation: −$62,545
• Taxable income: $226,170
• Est. tax owed @ 24.0%: −$54,281
• After-tax cash flow: $194,293/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

+543.7% since first listed

14 events — show timeline

• 2026-02-04 Listed $2,150,000 CRMLS
• 2026-01-28 Listing Removed — CRMLS
• 2025-12-03 Listed $1,125,000 CRMLS
• 2015-07-01 Sold (Public Records) $618,000 Public Records
• 2015-07-01 Sold (MLS) $314,000 SDMLS
• 2015-07-01 Sold (MLS) $314,000 CRMLS
• 2015-05-28 Pending — CRMLS
• 2015-04-14 Relisted — CRMLS
• 2015-03-14 Pending — CRMLS
• 2015-03-13 Delisted — CRMLS
• 2015-03-01 Listed $314,000 CRMLS
• 2015-03-01 Listed $314,000 SDMLS
• 2011-10-26 Listing Removed — CRMLS
• 2011-04-26 Listed $334,000 CRMLS

Property tax history

+11.1%/yr

Latest (2025): $4,752 · +0.7% YoY. Source: county tax records.