17226 Palisades Cir · Los Angeles, CA 90272

$1,250,000

3 bd · 3.0 ba · 2,725 sqft · Condo public records · 55 Days on market

Built 1983 $459/sqft · 12% below area Est $1416k · 12% under $820/mo HOA · 9% of rent

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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).

• ARV discount +12.8/15.0
• Cash flow +8.3/30.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

Welcome to 17226 Palisades Circle, nestled in the tranquil and highly sought-after Pacific Palisades. This spacious 2,725 sq. ft. split-level corner unit offers 3 bedrooms and 3 bathrooms, perfectly balancing convenience and privacy. Just a few feet from the sparkling community pool, the home provides easy access to leisure and relaxation. Inside, an open, sunlit layout features high ceilings and a living room with a cozy fireplace that opens to a large patio overlooking the pool. A powder room on the main level is ideal for guests, while all bedrooms and two additional bathrooms are located upstairs. The attached two-car garage offers direct access for effortless daily living, along with a large storage room/office off the garage. Experience the coveted Palisades lifestyle with this well-positioned and inviting home. Trust sale, court confirmation is not required.

Key facts

• Community pool
• Large patio
• Large storage room

Tags

• COMMUNITY POOL
• LARGE PATIO
• COZY FIREPLACE
• LARGE STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.05M (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $946k (24.3% below list).
• Recommended offer: $946k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 rising fast (+7.4%/yr); 317 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,459/mo this rent would consume 60% of the median local household income ($190k/yr) (locally 688% 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 $9k of loan paydown is wiped out by about $38k 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

• It's been on market 55 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $240k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $367k; list at $1.25M implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $945,889 (24.3% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $1,416,209
• List price: $1,250,000
• Delta: -11.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.34×
• Total profit: $-231,256
• Equity at exit: $186,379

10-year hold

• IRR: -3.6%
• Equity multiple: 0.72×
• Total profit: $-98,513
• Equity at exit: $108,077

Cash invested: $350,000 (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 90272

• Home prices YoY: -2.6%
• Rents YoY: 7.4%
• Active inventory: 317
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $9,459 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$713 /mo · $8,550/yr
• Insurance: −$521
• HOA: −$820
• Vacancy / Maint / Mgmt: −$1,986
• Net cashflow: $-1,136

Break-even live

Break-even rent $10,897

Max offer price $1,049,328

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-782	+0% $-1,136	+5% $-1,490	+10% $-1,844
Rent	-10% $-1,883	-5% $-1,510	+0% $-1,136	+5% $-762	+10% $-389
Rate	-1.0pp $-506	-0.5pp $-818	base $-1,136	+0.5pp $-1,460	+1.0pp $-1,789

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17241 Palisades Cir Pacific Palisades, CA	3.0	2.5	1963	$6,300	$3.21	25d	1	0.06mi
16891 Avenida de Santa Ynez Pacific Palisades, CA	4.0	3.0	3098	$8,500	$2.74	44d	1	0.11mi
17097 Palisades Cir Pacific Palisades, CA	3.0	2.5	1998	$6,950	$3.48	44d	1	0.14mi
17083 Palisades Cir Pacific Palisades, CA	3.0	3.5	2086	$6,850	$3.28	44d	1	0.14mi
1394 Avenida de Cortez Pacific Palisades, CA	4.0	3.0	2976	$12,500	$4.20	22d	1	0.18mi
17230 Avenida de la Herradura Pacific Palisades, CA	3.0	2.5	2773	$10,050	$3.62	44d	1	0.25mi
15270 Palisades Dr Los Angeles, CA	2.0–3.0	2.0–2.5	1872	$27,650	$14.77	0d	4	0.25mi
17265 Avenida de la Herradura Pacific Palisades, CA	4.0	3.5	3130	$9,500	$3.04	16d	1	0.30mi
17265 Avenida de la Herradura Pacific Palisades, CA	4.0	3.5	3130	$10,000	$3.19	25d	1	0.30mi
1666 Michael Ln Pacific Palisades, CA	4.0	3.5	2467	$8,000	$3.24	44d	1	0.33mi
1316 Avenida de Cortez Pacific Palisades, CA	3.0	2.0	1995	$9,500	$4.76	22d	1	0.38mi
1288 Calle de Sevilla Pacific Palisades, CA	4.0	3.0	3164	$9,000	$2.84	15d	1	0.48mi
1470 Paseo de Oro Pacific Palisades, CA	4.0	4.0	3183	$12,000	$3.77	44d	1	0.68mi
16718 Calle Arbolada Pacific Palisades, CA	4.0	3.5	3502	$13,750	$3.93	18d	1	0.75mi
16646 Calle Brittany Pacific Palisades, CA	3.0	3.5	3466	$13,500	$3.89	44d	1	0.88mi
1409 Lachman Ln Pacific Palisades, CA	4.0	3.5	3280	$25,000	$7.62	2d	1	1.28mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-18
   status Pending 877-char remark

   Show marketing remark (877 chars)

   Welcome to 17226 Palisades Circle, nestled in the tranquil and highly sought-after Pacific Palisades. This spacious 2,725 sq. ft. split-level corner unit offers 3 bedrooms and 3 bathrooms, perfectly balancing convenience and privacy. Just a few feet from the sparkling community pool, the home provides easy access to leisure and relaxation. Inside, an open, sunlit layout features high ceilings and a living room with a cozy fireplace that opens to a large patio overlooking the pool. A powder room on the main level is ideal for guests, while all bedrooms and two additional bathrooms are located upstairs. The attached two-car garage offers direct access for effortless daily living, along with a large storage room/office off the garage. Experience the coveted Palisades lifestyle with this well-positioned and inviting home. Trust sale, court confirmation is not required.

2. 2026-04-28
   price $1,250,000 877-char remark

   Show marketing remark (877 chars)

   Welcome to 17226 Palisades Circle, nestled in the tranquil and highly sought-after Pacific Palisades. This spacious 2,725 sq. ft. split-level corner unit offers 3 bedrooms and 3 bathrooms, perfectly balancing convenience and privacy. Just a few feet from the sparkling community pool, the home provides easy access to leisure and relaxation. Inside, an open, sunlit layout features high ceilings and a living room with a cozy fireplace that opens to a large patio overlooking the pool. A powder room on the main level is ideal for guests, while all bedrooms and two additional bathrooms are located upstairs. The attached two-car garage offers direct access for effortless daily living, along with a large storage room/office off the garage. Experience the coveted Palisades lifestyle with this well-positioned and inviting home. Trust sale, court confirmation is not required.

3. 2026-03-24
   listed $1,490,000 Active 877-char remark

   Show marketing remark (877 chars)

   Welcome to 17226 Palisades Circle, nestled in the tranquil and highly sought-after Pacific Palisades. This spacious 2,725 sq. ft. split-level corner unit offers 3 bedrooms and 3 bathrooms, perfectly balancing convenience and privacy. Just a few feet from the sparkling community pool, the home provides easy access to leisure and relaxation. Inside, an open, sunlit layout features high ceilings and a living room with a cozy fireplace that opens to a large patio overlooking the pool. A powder room on the main level is ideal for guests, while all bedrooms and two additional bathrooms are located upstairs. The attached two-car garage offers direct access for effortless daily living, along with a large storage room/office off the garage. Experience the coveted Palisades lifestyle with this well-positioned and inviting home. Trust sale, court confirmation is not required.

4. 2025-03-05
   status Active
5. 2024-11-04
   listed Active
6. 1987-02-25
   soldstatus $367,000

ⓘ 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: $8,550 · $713/mo
• Projected year-2 tax: $9,500 · $792/mo
• Expected delta: +$950/yr (+$79/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone D · 27% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $113,507
• − Mortgage interest: −$70,019
• − Property taxes: −$8,550
• − Insurance: −$6,250
• − Repairs & maintenance: −$9,081
• − Management: −$9,081
• − HOA: −$9,840
• − Depreciation: −$36,364
• Taxable loss: −$35,678
• Est. tax savings @ 24.0%: +$8,563
• After-tax cash flow: $-5,069/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): 21,390
• Household income: $189,713
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 688.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Romanian 6% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% 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: ▼ -9.51%
• Current HPI: 350.2712
• Rent YoY: ▲ 7.38%
• 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

+240.6% since first listed

6 events — show timeline

• 2026-05-18 Pending — TheMLS
• 2026-04-28 Price Changed $1,250,000 TheMLS
• 2026-03-24 Listed $1,490,000 TheMLS
• 2025-03-05 Relisted — TheMLS
• 2024-11-04 Listed — TheMLS
• 1987-02-25 Sold (Public Records) $367,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $8,550 · -5.0% YoY. Source: county tax records.