3718 Vinton Ave · Los Angeles, CA 90034

$2,400,000

12 bd · 8.0 ba · 6,516 sqft · MultiFamily public records · 65 Days on market

Built 1958 7,501 sqft lot $368/sqft · 7% below area Est $2569k · 7% under

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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 +27.4/30.0
• ARV discount +10.5/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

We are pleased to present 3718 Vinton Ave, Los Angeles, CA 90034, an exceptional 8-unit multifamily investment opportunity in the highly desirablePalms neighborhood on the Westside of Los Angeles. Situated in a vibrant, dense urban area known for its walkability, proximity to trendy Culver City, Sony Studios (now part of the thriving creative and tech ecosystem), coffee shops, restaurants, parks, and major employment hubs, this location benefits from strong rental demand driven by young professionals, families, and proximity to attractions like the Culver City Promenade. Palms offers a mix of apartment buildings and commercial ribbons, with excellent access to freeways, public transit, and nearby institutions such as West LosAngeles College. The broader Westside multifamily market continues to show resilience, with positive appreciation forecasts for 2026 in areas likePalms and adjacent Culver City, supported by limited inventory and ongoing buyer interest in value-add assets. Built in 1958, this 2-story building (approximately 6,500+ sq ft on a ~7,500 sq ft lot) has been owned by the same family for over 40 years and is now onthe market for the first time in decades, presenting a rare chance to acquire a stabilized asset with tremendous upside potential. The unit mix includes one spacious 3 bed/2 bath, two 2 bed/1 bath, and five 1 bed/1 bath units, offering diversified rental appeal in a market where larger units command premium rents near employment centers. With several units below current market rates given the long-term ownership, this property represents an incredible value-add opportunity through turnover and cosmetic upgrades to capture higher market rents in this strong Westside submarket.

Key facts

• 7,501 sq ft lot
• 5 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 8 × 12-bed/8.0-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive. Per door: $877/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.40M).
• Recommended offer: $2.26M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 flat; 121 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 $29,879/mo this rent would consume 339% of the median local household income ($106k/yr) (locally 4507% 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 $17k of loan paydown is wiped out by about $72k 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 65 days — a 6% lower offer ($2.26M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $2,256,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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 1958 — 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $2,568,529
• List price: $2,400,000
• Delta: -6.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3754 Vinton Ave	0.07mi	12/9.0	6,570 (+1%)	22mo	$2,250,000	$342	73
3729 Delmas Ter	0.31mi	13/9.0 (+1)	6,930 (+6%)	23mo	$3,585,000	$517	47
3720 Midvale Ave	0.55mi	13/9.0 (+1)	7,229 (+11%)	8mo	$2,700,000	$373	40
4100 Le Bourget Ave	0.54mi	11/11.0 (-1)	5,840 (-10%)	8mo	$1,620,000	$277	34

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-20,478
• Equity at exit: $357,848

10-year hold

• IRR: 5.8%
• Equity multiple: 1.38×
• Total profit: $252,329
• Equity at exit: $207,508

Cash invested: $672,000 (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 90034

• Rents YoY: 0.3%
• Active inventory: 121
• Price-to-rent: 53.5×

Monthly cashflow live

• Estimated rent: $29,879 medium
• Mortgage (P&I): −$12,586
• Tax est. 1.5%: −$3,000 /mo · $36,000/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,275
• Net cashflow: $7,019

Break-even live

Break-even rent $20,995

Max offer price $2,400,000

Occupancy floor 72%

Sensitivity live

Price	-10% $8,677	-5% $7,848	+0% $7,019	+5% $6,189	+10% $5,360
Rent	-10% $4,658	-5% $5,838	+0% $7,019	+5% $8,199	+10% $9,379
Rate	-1.0pp $8,227	-0.5pp $7,629	base $7,019	+0.5pp $6,397	+1.0pp $5,764

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

Units	Beds	Baths	Est. rent
▸ 8× units	12	8	$29,880
Total (8 units)			$29,879

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: $600,000
• Closing costs: $72,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $2,400,000 Active 65 DOM
2. 2026-06-17
   days on market $2,400,000 Active 64 DOM
3. 2026-06-16
   days on market $2,400,000 Active 63 DOM
4. 2026-06-15
   days on market $2,400,000 Active 62 DOM
5. 2026-06-13
   days on market $2,400,000 Active 60 DOM
6. 2026-06-09
   days on market $2,400,000 Active 56 DOM
7. 2026-06-08
   days on market $2,400,000 Active 55 DOM
8. 2026-06-07
   days on market $2,400,000 Active 54 DOM
9. 2026-06-04
   days on market $2,400,000 Active 51 DOM
10. 2026-06-03
    days on market $2,400,000 Active 50 DOM
11. 2026-06-02
    days on market $2,400,000 Active 49 DOM
12. 2026-06-01
    days on market $2,400,000 Active 48 DOM
13. 2026-05-31
    days on market $2,400,000 Active 47 DOM
14. 2026-04-13
    listed $2,400,000 Active 1727-char remark

    Show marketing remark (1727 chars)

    We are pleased to present 3718 Vinton Ave, Los Angeles, CA 90034, an exceptional 8-unit multifamily investment opportunity in the highly desirablePalms neighborhood on the Westside of Los Angeles. Situated in a vibrant, dense urban area known for its walkability, proximity to trendy Culver City, Sony Studios (now part of the thriving creative and tech ecosystem), coffee shops, restaurants, parks, and major employment hubs, this location benefits from strong rental demand driven by young professionals, families, and proximity to attractions like the Culver City Promenade. Palms offers a mix of apartment buildings and commercial ribbons, with excellent access to freeways, public transit, and nearby institutions such as West LosAngeles College. The broader Westside multifamily market continues to show resilience, with positive appreciation forecasts for 2026 in areas likePalms and adjacent Culver City, supported by limited inventory and ongoing buyer interest in value-add assets. Built in 1958, this 2-story building (approximately 6,500+ sq ft on a ~7,500 sq ft lot) has been owned by the same family for over 40 years and is now onthe market for the first time in decades, presenting a rare chance to acquire a stabilized asset with tremendous upside potential. The unit mix includes one spacious 3 bed/2 bath, two 2 bed/1 bath, and five 1 bed/1 bath units, offering diversified rental appeal in a market where larger units command premium rents near employment centers. With several units below current market rates given the long-term ownership, this property represents an incredible value-add opportunity through turnover and cosmetic upgrades to capture higher market rents in this strong Westside submarket.

15. 2024-04-10
    historical $3,095
16. 2023-11-10
    listed $3,095
17. 2023-11-04
    historical $3,225
18. 2023-10-15
    price $3,225
19. 2023-09-27
    price $3,295
20. 2023-07-31
    listed $3,345

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $358,548
• − Mortgage interest: −$134,437
• − Property taxes: −$36,000
• − Insurance: −$12,000
• − Repairs & maintenance: −$28,684
• − Management: −$28,684
• − Depreciation: −$69,818
• Taxable income: $48,925
• Est. tax owed @ 24.0%: −$11,742
• After-tax cash flow: $72,481/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): 57,075
• Household income: $105,701
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 4507.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Hispanic / Latino 26% Asian 18% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 6% Chinese 4%

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: ▼ -1346.08%
• Current HPI: 445.7709
• Rent YoY: ▲ 0.30%
• 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

+71648.9% since first listed

7 events — show timeline

• 2026-04-13 Listed $2,400,000 TheMLS
• 2024-04-10 Rental Removed $3,095 APPFOLIO
• 2023-11-10 Listed for Rent $3,095 APPFOLIO
• 2023-11-04 Rental Removed $3,225 APPFOLIO
• 2023-10-15 Price Changed $3,225 APPFOLIO
• 2023-09-27 Price Changed $3,295 APPFOLIO
• 2023-07-31 Listed for Rent $3,345 APPFOLIO

Property tax history

+1.9%/yr

Latest (2025): $4,228 · +2.9% YoY. Source: county tax records.