836 Hilldale Ave · West Hollywood, CA 90069

$2,199,000

1 bd · 1.0 ba · 322 sqft · MultiFamily public records · 16 Days on market

Built 1947 4,300 sqft lot $6829/sqft · 736% above area Est $2206k · at est.

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Why this score? — see what drove the D 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 +11.1/30.0
• ARV discount +7.6/15.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• 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: 1 unit. estimate disagrees with records

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

Location! Location! Prime West Hollywood, Norma Triangle - An amazing value legacy property, Excellent GRM/CAP income with future Upside Potential and always rented! All 5 units, each with private courtyard/garden space, made up of 2-Two bedroom townhouses, 1-One bedroom and 2-Studio apartments. Located in one of the most exclusive West Hollywood neighborhoods, known as the Norma Triangle, adjacent to Beverly Hills and steps from the Pacific Design Center and the shopping & entertainment avenues of Robertson, Doheny, Melrose, Santa Monica & Sunset Blvd. A gated, Spanish style, garden architectural compound. Excellent income Plus future upside value, with three of the units already updated, and offering good higher income potential for the other 2 units. An amazing opportunity for this A+ location with a 93 Walk-Score! Buyer has the opportunity to assume an excellent assumable loan ($880,000) with 30 year fixed financing at 4.97%! This allows investors an opportunity to acquire a high cash-flowing well-located asset poised for strong long-term appreciation. Please note that the subject property is being sold "As-Is" . Showing with accepted offer only.

Key facts

• 91 walk-score
• 4,300 sq ft lot
• 2 parking spots

Tags

• PRIVATE COURTYARD GARDEN SPACE
• GATED SPANISH STYLE GARDEN
• 91 WALK-SCORE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $-871 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.05M (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.68M (23.5% below list).
• Recommended offer: $1.68M (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (-0.5%/yr); 379 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,819/mo this rent would consume 187% of the median local household income ($108k/yr) (locally 2412% 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 $32k of equity ($15k loan paydown + $17k appreciation (0.8% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$153k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($2.17M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $196k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.36M; list at $2.20M implies a 62% 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 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,681,900 (23.5% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (median comp): $2,205,516
• List price: $2,199,000
• Delta: 1.97%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

0.76% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.85×
• Total profit: $-89,447
• Equity at exit: $723,636

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $40,587
• Equity at exit: $941,056

Cash invested: $615,720 (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 90069

• Home prices YoY: 0.2%
• Rents YoY: -0.5%
• Active inventory: 379
• Price-to-rent: 51.2×

Monthly cashflow live

• Estimated rent: $16,819 high
• Mortgage (P&I): −$11,532
• Tax from tax record: −$1,710 /mo · $20,515/yr
• Insurance: −$916
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,532
• Net cashflow: $-871

Break-even live

Break-even rent $17,921

Max offer price $2,045,195

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,158
▸ 3× units	1	1	$9,663
Total (5 units)			$16,819

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: $549,750
• Closing costs: $65,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 Palm Ave West Hollywood, CA	—	1.0	351	$1,950	$5.56	2d	1	0.29mi
1218 Larrabee St Unit 11 West Hollywood, CA	—	1.0	220	$1,650	$7.50	24d	1	0.46mi
320 Arnaz Dr Los Angeles, CA	1.0	1.0	440	$3,180	$7.23	20d	5	0.91mi
8377 Blackburn Ave Los Angeles, CA	1.0	1.0	286	$1,824	$6.38	1d	19	1.18mi
360 N Hayworth Ave Los Angeles, CA	—	1.0	237	$1,574	$6.63	2d	22	1.41mi
131 N Hamilton Dr Beverly Hills, CA	1.0	1.0	534	$2,650	$4.96	7d	6	1.43mi

Listing history 40 events

1. 2026-06-18
   days on market $2,199,000 Active 16 DOM
2. 2026-06-17
   days on market $2,199,000 Active 15 DOM
3. 2026-06-16
   days on market $2,199,000 Active 14 DOM
4. 2026-06-15
   days on market $2,199,000 Active 13 DOM
5. 2026-06-13
   days on market $2,199,000 Active 11 DOM
6. 2026-06-09
   days on market $2,199,000 Active 7 DOM
7. 2026-06-08
   days on market $2,199,000 Active 6 DOM
8. 2026-06-07
   days on market $2,199,000 Active 5 DOM
9. 2026-06-04
   days on market $2,199,000 Active 2 DOM
10. 2026-06-03
    pricedays on marketlisting id $2,199,000 Active 1 DOM
11. 2026-06-02
    days on market $2,249,000 Active 266 DOM
12. 2026-06-01
    days on market $2,249,000 Active 265 DOM
13. 2026-05-31
    days on market $2,249,000 Active 264 DOM
14. 2026-01-26
    price $2,249,000 1190-char remark

    Show marketing remark (1190 chars)

    Location! Location! Prime West Hollywood, Norma Triangle - An amazing value legacy property, Excellent GRM/CAP income with future Upside Potential and always rented! All 5 units, each with private courtyard/garden space, made up of 2-Two bedroom townhouses, 1-One bedroom and 2-Studio apartments. Located in one of the most exclusive West Hollywood neighborhoods, known as the Norma Triangle, adjacent to Beverly Hills and steps from the Pacific Design Center and the shopping & entertainment avenues of Robertson, Doheny, Melrose, Santa Monica & Sunset Blvd. A gated, Spanish style, garden architectural compound. Excellent income Plus future upside value, with three of the units already updated, and offering good higher income potential for the other 2 units. An amazing opportunity for this A+ location with a 93 Walk-Score! Buyer has the opportunity to assume an excellent assumable loan ($880,000) with 30 year fixed financing at 4.97%! This allows investors an opportunity to acquire a high cash-flowing well-located asset poised for strong long-term appreciation. Please note that the subject property is being sold "As-Is" . Showing with accepted offer only.

15. 2025-09-09
    listed $2,395,000 Active 1190-char remark

    Show marketing remark (1190 chars)

    Location! Location! Prime West Hollywood, Norma Triangle - An amazing value legacy property, Excellent GRM/CAP income with future Upside Potential and always rented! All 5 units, each with private courtyard/garden space, made up of 2-Two bedroom townhouses, 1-One bedroom and 2-Studio apartments. Located in one of the most exclusive West Hollywood neighborhoods, known as the Norma Triangle, adjacent to Beverly Hills and steps from the Pacific Design Center and the shopping & entertainment avenues of Robertson, Doheny, Melrose, Santa Monica & Sunset Blvd. A gated, Spanish style, garden architectural compound. Excellent income Plus future upside value, with three of the units already updated, and offering good higher income potential for the other 2 units. An amazing opportunity for this A+ location with a 93 Walk-Score! Buyer has the opportunity to assume an excellent assumable loan ($880,000) with 30 year fixed financing at 4.97%! This allows investors an opportunity to acquire a high cash-flowing well-located asset poised for strong long-term appreciation. Please note that the subject property is being sold "As-Is" . Showing with accepted offer only.

16. 2021-03-01
    listed Active
17. 2014-10-14
    soldstatus $1,360,000 Closed
18. 2014-10-14
    soldstatus $1,360,000
19. 2014-09-12
    status Backup Offers Accepted
20. 2013-01-02
    status Active
21. 2013-01-02
    historical Expired
22. 2012-01-05
    listed $1,395,000 Active
23. 2011-06-17
    historical Expired
24. 2010-06-28
    status Active
25. 2010-06-07
    historical Expired
26. 2009-12-11
    price Active
27. 2009-12-11
    status Active
28. 2009-12-07
    historical Expired
29. 2009-07-18
    status Active
30. 2009-06-07
    historical
31. 2009-01-22
    price
32. 2008-12-02
    status
33. 2008-12-01
    historical
34. 2008-11-15
    price
35. 2008-05-30
    listed
36. 2007-09-28
    historical
37. 2007-03-28
    listed
38. 2007-03-20
    historical
39. 2005-06-06
    listed
40. 1984-06-01
    soldstatus $305,000

ⓘ 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: $20,515 · $1,710/mo
• Projected year-2 tax: $20,515 · $1,710/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 2/10 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: $201,828
• − Mortgage interest: −$123,178
• − Property taxes: −$20,515
• − Insurance: −$10,995
• − Repairs & maintenance: −$16,146
• − Management: −$16,146
• − Depreciation: −$63,971
• Taxable loss: −$49,124
• Est. tax savings @ 24.0%: +$11,790
• After-tax cash flow: $1,342/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): 20,961
• Household income: $107,987
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2412.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Italian 4%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 7% Other Indo-European 4% Russian/Polish/Slavic 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: ▲ 0.76%
• Current HPI: 323.1842
• Rent YoY: ▼ -0.54%
• 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

+637.4% since first listed

27 events — show timeline

• 2026-01-26 Price Changed $2,249,000 TheMLS
• 2025-09-09 Listed $2,395,000 TheMLS
• 2021-03-01 Listed — TheMLS
• 2014-10-14 Sold (Public Records) $1,360,000 Public Records
• 2014-10-14 Sold (MLS) $1,360,000 TheMLS
• 2014-09-12 Pending — TheMLS
• 2013-01-02 Relisted — TheMLS
• 2013-01-02 Delisted — TheMLS
• 2012-01-05 Listed $1,395,000 TheMLS
• 2011-06-17 Delisted — TheMLS
• 2010-06-28 Relisted — TheMLS
• 2010-06-07 Delisted — TheMLS
• 2009-12-11 Relisted — TheMLS
• 2009-12-11 Price Changed — TheMLS
• 2009-12-07 Delisted — TheMLS
• 2009-07-18 Relisted — TheMLS
• 2009-06-07 Delisted — TheMLS
• 2009-01-22 Price Changed — TheMLS
• 2008-12-02 Relisted — TheMLS
• 2008-12-01 Delisted — TheMLS
• 2008-11-15 Price Changed — TheMLS
• 2008-05-30 Listed — TheMLS
• 2007-09-28 Delisted — TheMLS
• 2007-03-28 Listed — TheMLS
• 2007-03-20 Delisted — TheMLS
• 2005-06-06 Listed — TheMLS
• 1984-06-01 Sold (Public Records) $305,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $20,515 · +1.7% YoY. Source: county tax records.