1217 Westerly Ter · Los Angeles, CA 90026

$1,595,000

7 bd · 5.0 ba · 4,043 sqft · MultiFamily public records · 12 Days on market

Built 1967 5,082 sqft lot $395/sqft · at area comps Est $1638k · at est.

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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 +21.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

Key facts

• Strong rental demand
• Hillside fourplex
• 94 walk score

Tags

• HILLSIDE FOURPLEX
• 94 WALK SCORE
• TIERED LAYOUT
• ENHANCED PRIVACY
• STRONG RENTAL DEMAND
• DESIRABLE UNIT MIX

Property features AI

Finance

• Other: One building
• Financial info: Gross income: $127,536; Gross operating income: $123,710; Net operating income: $94,132; Total annual expenses: $29,578; Cap rate: 5.9%; Gross rent multiplier: 12.51; Vacancy rate: 2%; Income figures are reported as Actual
• HOA & community: Total of 4 units in the complex

Exterior

• Parking: Driveway; Garage
• Home design: Residential income property; Multi-level
• Construction: Zoning: LAR2
• Exterior features: No additional exterior structures

Interior

• Kitchen: No specific appliances listed
• Bedrooms: One 1-bedroom unit; Three 2-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Other heating; Other cooling
• Interior features: Multi-level building
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 7-bed/5.0-bath multifamily listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.59M).
• Cap rate 8.0% 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 (-0.0%/yr); 190 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 $16,230/mo this rent would consume 223% of the median local household income ($87k/yr) (locally 4974% 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 $11k of loan paydown is wiped out by about $48k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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 $1.26M; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $1,595,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,638,306
• List price: $1,595,000
• Delta: 3.46%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Silver Lake Blvd	0.42mi	7/5.0	3,850 (-5%)	8mo	$1,025,000	$266	66
743 N Occidental Blvd	0.36mi	7/5.0	4,058 (+0%)	22mo	$2,715,000	$669	64
3370 Hamilton Way	0.23mi	6/6.0 (-1)	3,538 (-12%)	11mo	$1,825,000	$516	50
756 Hyperion Ave	0.59mi	8/5.0 (+1)	3,680 (-9%)	11mo	$1,350,000	$367	43
1421 Waterloo St	0.53mi	8/5.0 (+1)	3,457 (-14%)	11mo	$1,450,000	$419	37
855 Waterloo St	0.63mi	6/5.0 (-1)	3,461 (-14%)	18mo	$1,200,000	$347	26

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-157,509
• Equity at exit: $237,820

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-129,968
• Equity at exit: $137,906

Cash invested: $446,600 (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 90026

• Rents YoY: -0.0%
• Active inventory: 190
• Price-to-rent: 32.8×

Monthly cashflow live

• Estimated rent: $16,230 high
• Mortgage (P&I): −$8,364
• Tax from tax record: −$1,460 /mo · $17,516/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,408
• Net cashflow: $2,333

Break-even live

Break-even rent $13,277

Max offer price $1,595,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,236	-5% $2,785	+0% $2,333	+5% $1,882	+10% $1,430
Rent	-10% $1,051	-5% $1,692	+0% $2,333	+5% $2,974	+10% $3,615
Rate	-1.0pp $3,136	-0.5pp $2,739	base $2,333	+0.5pp $1,920	+1.0pp $1,499

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$16,232
Total (4 units)			$16,230

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,595,000 Active 12 DOM
2. 2026-06-18
   days on market $1,595,000 Active 9 DOM
3. 2026-06-17
   days on market $1,595,000 Active 8 DOM
4. 2026-06-16
   days on market $1,595,000 Active 7 DOM
5. 2026-06-15
   days on market $1,595,000 Active 6 DOM
6. 2026-06-13
   days on market $1,595,000 Active 4 DOM
7. 2026-06-10
   pricedays on marketlisting id $1,595,000 Active 1 DOM
8. 2026-06-01
   days on market $1,695,000 Active 40 DOM
9. 2026-05-31
   days on market $1,695,000 Active 39 DOM
10. 2026-04-22
    listed $1,695,000 Active 1234-char remark
11. 2018-01-17
    soldstatus $1,257,500
12. 2018-01-10
    status Pending 987-char remark

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

13. 2018-01-07
    soldstatus $1,257,500 Closed 987-char remark

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

14. 2018-01-07
    soldstatus $1,257,500

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

15. 2017-11-30
    status Backup Offers Accepted 987-char remark

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

16. 2017-11-15
    listed $1,449,000 Active 987-char remark

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

17. 2017-11-15
    listed $1,449,000

    Show marketing remark (987 chars)

    Presenting a clean 4 unit architecturally interesting opportunity. This well located Silverlake property features three 2 + 1 Units and one 1 + 1 with 4,043 total square feet of living space on a 5,061 square foot lot. Each two bedroom unit, including a lovely top story penthouse, boasts extraordinarily spacious private balconies, great light and spectacular elevated views of the city. Two storage areas provide added value as well as a third space that might be possible to make into a 5th unit (no guarantee implied). This value-add property is very solid at: $7,078/month; $84,936/year. At the $1,449,000 asking price, the property is: $362,500/Unit; a 17.01 current GRM; a 3.93% current CAP; and $359/SF, and a pro forma cap rate of 5.5%. Rents are 35% below market value with real upside and units have capacity to be improved. Perfect for long term investors. Walking distance to Sunset Junction, restaurants, schools, shops and the recently uplifted Reservoir parks and trails.

18. 1998-04-10
    soldstatus $240,000
19. 1998-04-10
    soldstatus $240,000
20. 1997-11-05
    listed $269,000
21. 1989-03-29
    soldstatus $403,000
22. 1986-05-06
    soldstatus $276,000

ⓘ 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: $17,516 · $1,460/mo
• Projected year-2 tax: $17,516 · $1,460/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 ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $194,760
• − Mortgage interest: −$89,345
• − Property taxes: −$17,516
• − Insurance: −$7,975
• − Repairs & maintenance: −$15,581
• − Management: −$15,581
• − Depreciation: −$46,400
• Taxable income: $2,363
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $27,430/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): 62,692
• Household income: $87,334
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 4974.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 31% Asian 13% Two or more races 13% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 39% Tagalog/Filipino 5% Chinese 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: ▼ -1087.70%
• Current HPI: 456.3465
• Rent YoY: ▬ -0.01%
• 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

+477.9% since first listed

14 events — show timeline

• 2026-06-09 Listed $1,595,000 TheMLS
• 2026-04-22 Listed — TheMLS
• 2018-01-17 Sold (Public Records) $1,257,500 Public Records
• 2018-01-10 Pending — TheMLS
• 2018-01-07 Sold (MLS) $1,257,500 SDMLS
• 2018-01-07 Sold (MLS) $1,257,500 TheMLS
• 2017-11-30 Pending — TheMLS
• 2017-11-15 Listed $1,449,000 TheMLS
• 2017-11-15 Listed $1,449,000 SDMLS
• 1998-04-10 Sold (Public Records) $240,000 Public Records
• 1998-04-10 Sold (MLS) $240,000 CRMLS
• 1997-11-05 Listed $269,000 CRMLS
• 1989-03-29 Sold (Public Records) $403,000 Public Records
• 1986-05-06 Sold (Public Records) $276,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $17,516 · +1.2% YoY. Source: county tax records.