14857 Hartsook St · Los Angeles, CA 91403

$1,725,000

10 bd · 10.0 ba · 5,958 sqft · MultiFamily public records · 206 Days on market

Built 1960 6,077 sqft lot $290/sqft · 38% below area Est $2766k · 38% 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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

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

14857 Hartsook Street is a classic 1960 garden-style apartment building located on a prominent corner lot in prime Sherman Oaks, one of the San Fernando Valley's most sought-after rental submarkets. Comprising six units across approximately 5,958 square feet on a 6,075-square-foot parcel, the property represents a low-maintenance, value-add opportunity with meaningful income growth potential through both traditional renovations and strategic property enhancements. The site's corner positioning, visibility, and location within a strong infill market support stable occupancy and long-term investor appeal. The asset features a highly functional and balanced unit mix consisting of three two-bedroom, one-and-a-half-bath units averaging roughly 991 square feet each and two one-bedroom, one-bath units ranging from approximately 694 to 773 square feet. These larger floor plans cater to family-oriented and long-term tenants, driving lower turnover and strong retention while allowing for substantial rent growth upon natural vacancy. Current in-place rents are estimated to trail neighborhood market levels by approximately 36%, offering a clear value creation pathway through market-standard interior upgrades such as flooring, finishes, appliance packages, and bath refresheswithout requiring a heavy repositioning effort. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. Operational risk is mitigated by a series of major capital improvements completed over the past two decades, significantly reducing near-term capital expenditure requirements. Key system upgrades include a Class A/B roof replacement completed in 2016 and a full soft-story seismic retrofit finalized in 2019 with a Certificate of Compliance issued by the City of Los Angeles. Additional recorded work includes a full plumbing re-pipe in 2004, installation of earthquake gas shut-off valves in 2003, wall heater replacements, kitchen hood duct upgrades, and minor garage repairs. These improvements address the most critical building systems for vintage multifamily assets and enhance lender confidence while supporting a turnkey value-add execution. Zoned [Q]RD1.5-1-RIO (Low Medium II Residential), the property lies within the Los Angeles River Implementation Overlay and is mapped along a High-Quality Transit Corridor, reinforcing long-term accessibility and planning strength. While located within a Liquefaction Zone, the parcel sits outside the FEMA Flood Zone per ZIMAS. The property is subject to the Los Angeles Rent Stabilization Ordinance (RSO). In sum, 14857 Hartsook Street offers investors a corner-lot Sherman Oaks multifamily asset with a proven physical plant, spacious and balanced unit mix, and approximately 36% achievable rent upside, complemented by the potential for ADU conversion and supported by extensive completed capital workall within one of the San Fernando Valley's most stable and supply-constrained neighborhoods.

Key facts

• Zoned qrd1.5-1-rio
• Corner lot
• 6,077 sq ft lot

Tags

• CORNER LOT
• ACCESSORY DWELLING UNITS
• FULL PLUMBING RE-PIPE
• KITCHEN HOOD DUCT UPGRADES
• ZONED QRD1.5-1-RIO
• HIGH-QUALITY TRANSIT CORRIDOR

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $1.73M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $218/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 $1.57M (9.3% below list).
• Recommended offer: $1.52M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (-0.6%/yr); 136 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,652/mo this rent would consume 162% of the median local household income ($116k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($12k loan paydown + $23k appreciation (1.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 0.0% rent growth), your $483k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$124k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($1.52M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $660k; list at $1.73M implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,518,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% 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 1960 — 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: 0.91% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $2,766,215
• List price: $1,725,000
• Delta: -37.64%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

1.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.20×
• Total profit: $97,900
• Equity at exit: $619,092

10-year hold

• IRR: 6.5%
• Equity multiple: 1.77×
• Total profit: $373,575
• Equity at exit: $846,599

Cash invested: $483,000 (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 91403

• Home prices YoY: 0.3%
• Rents YoY: -0.6%
• Active inventory: 136
• Price-to-rent: 55.1×

Monthly cashflow live

• Estimated rent: $15,652 high
• Mortgage (P&I): −$9,046
• Tax from tax record: −$1,291 /mo · $15,487/yr
• Insurance: −$719
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,287
• Net cashflow: $1,310

Break-even live

Break-even rent $13,994

Max offer price $1,725,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$15,654
Total (6 units)			$15,652

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: $431,250
• Closing costs: $51,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $1,725,000 Active 206 DOM
2. 2026-06-17
   days on market $1,725,000 Active 205 DOM
3. 2026-06-16
   days on market $1,725,000 Active 204 DOM
4. 2026-06-15
   days on market $1,725,000 Active 203 DOM
5. 2026-06-13
   days on market $1,725,000 Active 201 DOM
6. 2026-06-09
   days on market $1,725,000 Active 197 DOM
7. 2026-06-08
   days on market $1,725,000 Active 196 DOM
8. 2026-06-07
   days on market $1,725,000 Active 195 DOM
9. 2026-06-04
   days on market $1,725,000 Active 192 DOM
10. 2026-06-03
    days on market $1,725,000 Active 191 DOM
11. 2026-06-02
    days on market $1,725,000 Active 190 DOM
12. 2026-06-01
    days on market $1,725,000 Active 189 DOM
13. 2026-05-31
    days on market $1,725,000 Active 188 DOM
14. 2026-03-10
    status Active 3984-char remark

    Show marketing remark (3984 chars)

    14857 Hartsook Street is a classic 1960 garden-style apartment building located on a prominent corner lot in prime Sherman Oaks, one of the San Fernando Valley's most sought-after rental submarkets. Comprising six units across approximately 5,958 square feet on a 6,075-square-foot parcel, the property represents a low-maintenance, value-add opportunity with meaningful income growth potential through both traditional renovations and strategic property enhancements. The site's corner positioning, visibility, and location within a strong infill market support stable occupancy and long-term investor appeal. The asset features a highly functional and balanced unit mix consisting of three two-bedroom, one-and-a-half-bath units averaging roughly 991 square feet each and two one-bedroom, one-bath units ranging from approximately 694 to 773 square feet. These larger floor plans cater to family-oriented and long-term tenants, driving lower turnover and strong retention while allowing for substantial rent growth upon natural vacancy. Current in-place rents are estimated to trail neighborhood market levels by approximately 36%, offering a clear value creation pathway through market-standard interior upgrades such as flooring, finishes, appliance packages, and bath refresheswithout requiring a heavy repositioning effort. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. Operational risk is mitigated by a series of major capital improvements completed over the past two decades, significantly reducing near-term capital expenditure requirements. Key system upgrades include a Class A/B roof replacement completed in 2016 and a full soft-story seismic retrofit finalized in 2019 with a Certificate of Compliance issued by the City of Los Angeles. Additional recorded work includes a full plumbing re-pipe in 2004, installation of earthquake gas shut-off valves in 2003, wall heater replacements, kitchen hood duct upgrades, and minor garage repairs. These improvements address the most critical building systems for vintage multifamily assets and enhance lender confidence while supporting a turnkey value-add execution. Zoned [Q]RD1.5-1-RIO (Low Medium II Residential), the property lies within the Los Angeles River Implementation Overlay and is mapped along a High-Quality Transit Corridor, reinforcing long-term accessibility and planning strength. While located within a Liquefaction Zone, the parcel sits outside the FEMA Flood Zone per ZIMAS. The property is subject to the Los Angeles Rent Stabilization Ordinance (RSO). In sum, 14857 Hartsook Street offers investors a corner-lot Sherman Oaks multifamily asset with a proven physical plant, spacious and balanced unit mix, and approximately 36% achievable rent upside, complemented by the potential for ADU conversion and supported by extensive completed capital workall within one of the San Fernando Valley's most stable and supply-constrained neighborhoods.

15. 2025-11-05
    listed $1,775,000 Active 3984-char remark

    Show marketing remark (3984 chars)

    14857 Hartsook Street is a classic 1960 garden-style apartment building located on a prominent corner lot in prime Sherman Oaks, one of the San Fernando Valley's most sought-after rental submarkets. Comprising six units across approximately 5,958 square feet on a 6,075-square-foot parcel, the property represents a low-maintenance, value-add opportunity with meaningful income growth potential through both traditional renovations and strategic property enhancements. The site's corner positioning, visibility, and location within a strong infill market support stable occupancy and long-term investor appeal. The asset features a highly functional and balanced unit mix consisting of three two-bedroom, one-and-a-half-bath units averaging roughly 991 square feet each and two one-bedroom, one-bath units ranging from approximately 694 to 773 square feet. These larger floor plans cater to family-oriented and long-term tenants, driving lower turnover and strong retention while allowing for substantial rent growth upon natural vacancy. Current in-place rents are estimated to trail neighborhood market levels by approximately 36%, offering a clear value creation pathway through market-standard interior upgrades such as flooring, finishes, appliance packages, and bath refresheswithout requiring a heavy repositioning effort. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. In addition to standard renovation potential, the property offers a compelling long-term upside through the possible conversion of existing garage spaces into one or two Accessory Dwelling Units (ADUs), subject to City of Los Angeles review and permitting. This potential ADU addition provides an opportunity to unlock new revenue streams and further enhance yield while preserving operational simplicity. The combination of under-market rents and physical adaptability makes Hartsook an ideal candidate for investors seeking multiple levers of growth. Operational risk is mitigated by a series of major capital improvements completed over the past two decades, significantly reducing near-term capital expenditure requirements. Key system upgrades include a Class A/B roof replacement completed in 2016 and a full soft-story seismic retrofit finalized in 2019 with a Certificate of Compliance issued by the City of Los Angeles. Additional recorded work includes a full plumbing re-pipe in 2004, installation of earthquake gas shut-off valves in 2003, wall heater replacements, kitchen hood duct upgrades, and minor garage repairs. These improvements address the most critical building systems for vintage multifamily assets and enhance lender confidence while supporting a turnkey value-add execution. Zoned [Q]RD1.5-1-RIO (Low Medium II Residential), the property lies within the Los Angeles River Implementation Overlay and is mapped along a High-Quality Transit Corridor, reinforcing long-term accessibility and planning strength. While located within a Liquefaction Zone, the parcel sits outside the FEMA Flood Zone per ZIMAS. The property is subject to the Los Angeles Rent Stabilization Ordinance (RSO). In sum, 14857 Hartsook Street offers investors a corner-lot Sherman Oaks multifamily asset with a proven physical plant, spacious and balanced unit mix, and approximately 36% achievable rent upside, complemented by the potential for ADU conversion and supported by extensive completed capital workall within one of the San Fernando Valley's most stable and supply-constrained neighborhoods.

16. 2014-01-25
    historical
17. 2013-02-16
    status Pending
18. 2013-02-12
    listed $710,000 Active
19. 2003-07-30
    soldstatus $660,000
20. 1988-10-05
    soldstatus $399,000
21. 1988-10-05
    soldstatus $399,000
22. 1985-04-24
    soldstatus $272,500

ⓘ 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: $15,487 · $1,291/mo
• Projected year-2 tax: $15,487 · $1,291/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 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $187,824
• − Mortgage interest: −$96,627
• − Property taxes: −$15,487
• − Insurance: −$8,625
• − Repairs & maintenance: −$15,026
• − Management: −$15,026
• − Depreciation: −$50,182
• Taxable loss: −$13,148
• Est. tax savings @ 24.0%: +$3,156
• After-tax cash flow: $18,872/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): 25,793
• Household income: $116,170
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1750.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 8% Romanian 4% Subsaharan African 3%
• Foreign-born: 24% · Canada, South Korea, Dominican Republic
• Languages at home: 67% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 5%

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: ▲ 1.33%
• Current HPI: 441.2872
• Rent YoY: ▼ -0.56%
• 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

+551.4% since first listed

9 events — show timeline

• 2026-03-10 Relisted — TheMLS
• 2025-11-05 Listed $1,775,000 TheMLS
• 2014-01-25 Listing Removed — CRMLS
• 2013-02-16 Pending — CRMLS
• 2013-02-12 Listed $710,000 CRMLS
• 2003-07-30 Sold (Public Records) $660,000 Public Records
• 1988-10-05 Sold (Public Records) $399,000 Public Records
• 1988-10-05 Sold (Public Records) $399,000 Public Records
• 1985-04-24 Sold (Public Records) $272,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $15,487 · +1.4% YoY. Source: county tax records.