1429 Havenhurst Dr · West Hollywood, CA 90046

$4,900,000

20 bd · 19.0 ba · 13,824 sqft · MultiFamily public records · 104 Days on market

Built 1949 0.35 ac lot $354/sqft · at area comps Est $4732k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +5.9/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 18 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

Now offered at just $277K per door! 100% occupied with 2.76% assumable financing in place! We are pleased to present 1429 N. Havenhurst Drive, an exceptional 18-unit multifamily investment opportunity in the most prime West Hollywood location, one of the most coveted and supply-constrained rental markets in Southern California. Situated on a quiet, tree-lined street just moments from the Sunset Strip and Melrose Avenue, the property offers a rare opportunity to acquire immediate scale in a high-demand submarket driven by affluent demographics, walkability, and consistent rental growth. Built in 1957, the asset features an attractive mix of spacious one- and two-bedroom units, many of which offer abundant natural light, functional layouts, and timeless mid-century design. The property is 100% occupied and has been well maintained, with beautiful landscaping, strong curb appeal, and all new windows throughout, enhancing both tenant appeal and long-term asset quality. From an investment perspective, the opportunity is particularly compelling. The property delivers stable in-place income today with significant upside potential through strategic interior renovations and operational improvements, allowing investors to meaningfully increase rents and overall asset value over time. A standout feature is the 2.76% interest-only assumable loan through 2030, providing immediate positive leverage and an estimated 10% + cash-on-cash return, a rare advantage in today's elevated interest rate environment. Residents benefit from walkable access to West Hollywood's premier dining, nightlife, and lifestyle amenities, with close proximity to Beverly Hills, the Sunset Strip, and Melrose's top retail corridors. This highly desirable location continues to attract a strong base of high-income tenants across the entertainment, media, and tech sectors. Recent capital improvements include a completed seismic retrofit and property-wide window upgrades, minimizing near-term capital expenditures. 1429 N. Havenhurst Drive represents a rare opportunity to acquire a fully occupied, well-maintained asset with below-market financing, significant income upside, and long-term appreciation potential in one of Los Angeles' most prestigious rental markets.

Key facts

• Walkable access
• Strong mix of units
• 64 units

Tags

• 64 UNITS
• PREMIER INFILL LOCATIONS
• EXCEPTIONAL PROXIMITY
• WALKABLE ACCESS
• STRONG MIX OF UNITS
• CONSISTENT RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 18 × 20-bed/19.0-bath units multifamily listed at $4.90M.

Deal economics

• At list price, monthly cash flow is $21k ($257k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($68k rent vs $4.90M).
• Recommended offer: $4.46M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 1.5% in West Hollywood — 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 70/100 on livability (#239 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living 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 (-1.5%/yr); 343 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 $68,099/mo this rent would consume 849% of the median local household income ($96k/yr) (locally 5563% 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 $34k of loan paydown is wiped out by about $147k 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 $1.37M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($4.46M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $1.10M (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3.20M; list at $4.90M implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,459,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 1949 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.39% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $4,732,464
• List price: $4,900,000
• Delta: 3.54%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8218 De Longpre Ave	0.15mi	21/21.0 (+1)	15,090 (+9%)	10mo	$4,710,000	$312	56

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $370,688
• Equity at exit: $730,606

10-year hold

• IRR: 13.8%
• Equity multiple: 1.95×
• Total profit: $1,308,561
• Equity at exit: $423,662

Cash invested: $1,372,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90046

• Rents YoY: -1.5%
• Active inventory: 343
• Price-to-rent: 107.9×

Monthly cashflow live

• Estimated rent: $68,099 medium
• Mortgage (P&I): −$25,696
• Tax from tax record: −$4,642 /mo · $55,703/yr
• Insurance: −$2,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,301
• Net cashflow: $21,418

Break-even live

Break-even rent $40,987

Max offer price $4,900,000

Occupancy floor 64%

Sensitivity live

Price	-10% $24,192	-5% $22,805	+0% $21,418	+5% $20,032	+10% $18,645
Rent	-10% $16,039	-5% $18,729	+0% $21,418	+5% $24,108	+10% $26,798
Rate	-1.0pp $23,886	-0.5pp $22,665	base $21,418	+0.5pp $20,149	+1.0pp $18,857

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

Units	Beds	Baths	Est. rent
▸ 18× units	20	19	$68,094
Total (18 units)			$68,099

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: $1,225,000
• Closing costs: $147,000
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $4,900,000 Active 104 DOM
2. 2026-06-18
   days on market $4,900,000 Active 101 DOM
3. 2026-06-17
   days on market $4,900,000 Active 100 DOM
4. 2026-06-16
   days on market $4,900,000 Active 99 DOM
5. 2026-06-15
   days on market $4,900,000 Active 98 DOM
6. 2026-06-13
   days on market $4,900,000 Active 96 DOM
7. 2026-06-09
   days on market $4,900,000 Active 92 DOM
8. 2026-06-08
   days on market $4,900,000 Active 91 DOM
9. 2026-06-07
   days on market $4,900,000 Active 90 DOM
10. 2026-06-04
    pricedays on market $4,900,000 Active 87 DOM
11. 2026-06-03
    days on market $5,000,000 Active 86 DOM
12. 2026-06-02
    days on market $5,000,000 Active 85 DOM
13. 2026-06-01
    days on market $5,000,000 Active 84 DOM
14. 2026-05-31
    days on market $5,000,000 Active 83 DOM
15. 2026-04-27
    price $5,000,000 2257-char remark

    Show marketing remark (2257 chars)

    Now offered at just $277K per door! 100% occupied with 2.76% assumable financing in place! We are pleased to present 1429 N. Havenhurst Drive, an exceptional 18-unit multifamily investment opportunity in the most prime West Hollywood location, one of the most coveted and supply-constrained rental markets in Southern California. Situated on a quiet, tree-lined street just moments from the Sunset Strip and Melrose Avenue, the property offers a rare opportunity to acquire immediate scale in a high-demand submarket driven by affluent demographics, walkability, and consistent rental growth. Built in 1957, the asset features an attractive mix of spacious one- and two-bedroom units, many of which offer abundant natural light, functional layouts, and timeless mid-century design. The property is 100% occupied and has been well maintained, with beautiful landscaping, strong curb appeal, and all new windows throughout, enhancing both tenant appeal and long-term asset quality. From an investment perspective, the opportunity is particularly compelling. The property delivers stable in-place income today with significant upside potential through strategic interior renovations and operational improvements, allowing investors to meaningfully increase rents and overall asset value over time. A standout feature is the 2.76% interest-only assumable loan through 2030, providing immediate positive leverage and an estimated 10% + cash-on-cash return, a rare advantage in today's elevated interest rate environment. Residents benefit from walkable access to West Hollywood's premier dining, nightlife, and lifestyle amenities, with close proximity to Beverly Hills, the Sunset Strip, and Melrose's top retail corridors. This highly desirable location continues to attract a strong base of high-income tenants across the entertainment, media, and tech sectors. Recent capital improvements include a completed seismic retrofit and property-wide window upgrades, minimizing near-term capital expenditures. 1429 N. Havenhurst Drive represents a rare opportunity to acquire a fully occupied, well-maintained asset with below-market financing, significant income upside, and long-term appreciation potential in one of Los Angeles' most prestigious rental markets.

16. 2026-03-09
    listed $6,000,000 Active 2257-char remark

    Show marketing remark (2257 chars)

    Now offered at just $277K per door! 100% occupied with 2.76% assumable financing in place! We are pleased to present 1429 N. Havenhurst Drive, an exceptional 18-unit multifamily investment opportunity in the most prime West Hollywood location, one of the most coveted and supply-constrained rental markets in Southern California. Situated on a quiet, tree-lined street just moments from the Sunset Strip and Melrose Avenue, the property offers a rare opportunity to acquire immediate scale in a high-demand submarket driven by affluent demographics, walkability, and consistent rental growth. Built in 1957, the asset features an attractive mix of spacious one- and two-bedroom units, many of which offer abundant natural light, functional layouts, and timeless mid-century design. The property is 100% occupied and has been well maintained, with beautiful landscaping, strong curb appeal, and all new windows throughout, enhancing both tenant appeal and long-term asset quality. From an investment perspective, the opportunity is particularly compelling. The property delivers stable in-place income today with significant upside potential through strategic interior renovations and operational improvements, allowing investors to meaningfully increase rents and overall asset value over time. A standout feature is the 2.76% interest-only assumable loan through 2030, providing immediate positive leverage and an estimated 10% + cash-on-cash return, a rare advantage in today's elevated interest rate environment. Residents benefit from walkable access to West Hollywood's premier dining, nightlife, and lifestyle amenities, with close proximity to Beverly Hills, the Sunset Strip, and Melrose's top retail corridors. This highly desirable location continues to attract a strong base of high-income tenants across the entertainment, media, and tech sectors. Recent capital improvements include a completed seismic retrofit and property-wide window upgrades, minimizing near-term capital expenditures. 1429 N. Havenhurst Drive represents a rare opportunity to acquire a fully occupied, well-maintained asset with below-market financing, significant income upside, and long-term appreciation potential in one of Los Angeles' most prestigious rental markets.

17. 2024-05-03
    historical $1,995
18. 2024-04-27
    price $1,995
19. 2024-04-10
    listed $2,195
20. 2024-04-10
    historical $2,195
21. 2024-04-03
    price $2,195
22. 2024-03-13
    listed $2,300
23. 2023-10-31
    historical $3,495
24. 2023-10-20
    listed $3,495
25. 2023-10-15
    historical $3,495
26. 2023-10-05
    listed $3,495
27. 2007-01-12
    soldstatus $3,200,000
28. 2006-11-30
    historical
29. 2006-10-20
    historical
30. 2006-02-23
    listed
31. 2006-02-23
    listed $3,400,000

ⓘ 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: $55,703 · $4,642/mo
• Projected year-2 tax: $55,703 · $4,642/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 8 d/yr ≥88°F today · 23 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: $817,188
• − Mortgage interest: −$274,476
• − Property taxes: −$55,703
• − Insurance: −$24,500
• − Repairs & maintenance: −$65,375
• − Management: −$65,375
• − Depreciation: −$142,545
• Taxable income: $189,213
• Est. tax owed @ 24.0%: −$45,411
• After-tax cash flow: $211,611/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 — West Hollywood

• Score: 70/100
• State rank: #239
• US rank: #7852

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B+ Housing C Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hollywood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 20,961
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,296
• Household income: $96,250
• Rent vs Own: 77.8% rent · 22.2% own
• Severe rent burden: 5563.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Romanian 4%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Russian/Polish/Slavic 8% Other Indo-European 3%

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: ▼ -571.28%
• Current HPI: 365.8036
• Rent YoY: ▼ -1.48%
• 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

+47.1% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $5,000,000 TheMLS
• 2026-03-09 Listed $6,000,000 TheMLS
• 2024-05-03 Rental Removed $1,995 APPFOLIO
• 2024-04-27 Price Changed $1,995 APPFOLIO
• 2024-04-10 Listed for Rent $2,195 APPFOLIO
• 2024-04-10 Rental Removed $2,195 APPFOLIO
• 2024-04-03 Price Changed $2,195 APPFOLIO
• 2024-03-13 Listed for Rent $2,300 APPFOLIO
• 2023-10-31 Rental Removed $3,495 CLAW
• 2023-10-20 Listed for Rent $3,495 CLAW
• 2023-10-15 Rental Removed $3,495 CLAW
• 2023-10-05 Listed for Rent $3,495 CLAW
• 2007-01-12 Sold (Public Records) $3,200,000 Public Records
• 2006-11-30 Listing Removed — SDMLS
• 2006-10-20 Delisted — TheMLS
• 2006-02-23 Listed $3,400,000 SDMLS
• 2006-02-23 Listed — TheMLS

Property tax history

+1.7%/yr

Latest (2025): $55,703 · +2.2% YoY. Source: county tax records.