10701 Wilshire #1204 · Los Angeles, CA 90024

$795,000

2 bd · 2.0 ba · 1,537 sqft · Condo public records · 42 Days on market

Built 1964 $517/sqft · 26% below area Est $1074k · 26% under $1900/mo HOA · 31% 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 +15.0/15.0
• Appreciation +6.0/10.0
• Cash flow +4.8/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Welcome to Crown Towers, an iconic full-service luxury high-rise offering premier Westside living. This residence features 2 bedrooms and 2 bathrooms. Step inside to an open-concept floor plan filled with natural light from expansive walls of windows, showcasing sweeping panoramic views. The spacious living and dining areas flow seamlessly together, creating an effortless layout that is both elegant and functional. A large private terrace overlooking Wilshire Blvd extends the living space and offers a peaceful outdoor retreat. perfect for entertaining or enjoying spectacular sunset views. The primary suite is a true sanctuary, featuring both a walk-in closet and an additional standard close

Key facts

• 24-hour doorman
• Walk-in closet
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE PRIVATE TERRACE
• SWEEPING PANORAMIC VIEWS
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• 24-HOUR DOORMAN

Property features AI

Finance

• Other: Parcel number 4360011101
• Financial info: Assessments: Sewer Bonds
• HOA & community: Part of an association named hoa; HOA fee $1,900 monthly; Community has 118–119 units

Exterior

• Parking: 2 garage spaces; 2 parking spaces total
• Utilities: Public/district water; Sewer: other
• Home design: Condominium; Attached property; House structure type; 17 total stories; Entry on level 1
• Construction: Year built recorded by assessor
• Exterior features: Association pool; Association spa; Park in community

Interior

• Bedrooms: 1 bedroom on the main level; Walk-in closet
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Balcony; One level; Has view
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $795k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $620k (22.0% below list).
• Recommended offer: $449k (43.5% below list) — sets the bar for cash-flow.
• Cap rate 3.3% 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; 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,200/mo this rent would consume 97% of the median local household income ($77k/yr) (locally 5508% 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 $22k of equity ($5k loan paydown + $16k appreciation (2.0% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($771k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $117k; list at $795k implies a 579% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,039 (43.5% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.56%
• DSCR: 0.53
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,073,785
• List price: $795,000
• Delta: -25.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.01% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-85,883
• Equity at exit: $314,186

10-year hold

• IRR: -3.3%
• Equity multiple: 0.56×
• Total profit: $-97,212
• Equity at exit: $452,907

Cash invested: $222,600 (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 90024

• Home prices YoY: 0.7%
• Rents YoY: 0.2%
• Active inventory: 226
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $6,200 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$456 /mo · $5,468/yr
• Insurance: −$331
• HOA: −$1,900
• Vacancy / Maint / Mgmt: −$1,302
• Net cashflow: $-1,958

Break-even live

Break-even rent $8,678

Max offer price $449,039

Occupancy floor —

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10701 Wilshire Blvd #1903 Los Angeles, CA	2.0	2.0	1304	$5,800	$4.45	20d	1	0.02mi
10717 Wilshire Blvd Los Angeles, CA	3.0	1.0–2.5	1438	$4,917	$3.42	18d	15	0.04mi
10655 Wilshire Blvd Unit 201 Los Angeles, CA	2.0	2.0	1400	$4,000	$2.86	43d	1	0.04mi
10655 Wilshire Blvd Los Angeles, CA	2.0	2.0	1100	$3,650	$3.32	43d	1	0.04mi
10655 Wilshire Blvd Unit 303 Los Angeles, CA	2.0	2.0	1100	$3,350	$3.05	43d	1	0.04mi
10655 Wilshire Blvd Unit 301 Los Angeles, CA	2.0	2.0	1400	$4,200	$3.00	20d	1	0.04mi
10655 Wilshire Blvd Ph 5 Los Angeles, CA	2.0	2.0	1100	$3,650	$3.32	24d	1	0.04mi
10645 Wilshire Blvd #101 Los Angeles, CA	2.0	2.0	1540	$4,950	$3.21	16d	1	0.05mi
10700 Wilshire Blvd Los Angeles, CA	1.0–2.0	1.0–2.0	1457	$7,425	$5.10	1d	3	0.05mi
10660 Wilshire Blvd Los Angeles, CA	3.0	1.0–4.5	1529	$10,733	$7.02	10d	3	0.06mi
10660 Wilshire Blvd Los Angeles, CA	3.0	1.0–4.5	1529	$10,733	$7.02	43d	2	0.06mi
10727 Wilshire Blvd Los Angeles, CA	2.0	3.0–3.5	2279	$17,425	$7.65	43d	2	0.07mi
10747 Wilshire Blvd #1103 Los Angeles, CA	1.0	2.0	1076	$3,799	$3.53	18d	1	0.11mi
10600 Wilshire Blvd Los Angeles, CA	2.0	2.0	1161	$3,600	$3.10	43d	1	0.12mi
10750 Wilshire Blvd #1602 Los Angeles, CA	2.0	2.5	2162	$8,750	$4.05	43d	1	0.14mi
10777 Wilshire Blvd Los Angeles, CA	2.0	2.0–3.0	1470	$8,725	$5.94	10d	2	0.17mi
10777 Wilshire Blvd Los Angeles, CA	1.0–2.0	2.0–3.0	1325	$8,950	$6.75	43d	2	0.17mi
10777 Wilshire Blvd #205 Los Angeles, CA	2.0	3.0	1720	$8,950	$5.20	24d	1	0.17mi
10762 Ashton Ave Los Angeles, CA	3.0	2.0	1947	$9,000	$4.62	43d	1	0.18mi
10630 Wellworth Ave Los Angeles, CA	3.0	2.0	2077	$7,800	$3.76	43d	1	0.19mi
10777 Ashton Ave Los Angeles, CA	1.0–8.0	1.0–2.0	785	$2,464	$3.14	24d	58	0.19mi
10795 Wilshire Blvd #304 Los Angeles, CA	2.0	2.5	2056	$9,500	$4.62	43d	1	0.21mi
10560 Wilshire Blvd #1706 Los Angeles, CA	1.0	1.5	1828	$10,500	$5.74	43d	1	0.22mi
10535 Wilshire Blvd Los Angeles, CA	2.0	2.0	1211	$5,000	$4.13	43d	3	0.23mi
10535 Wilshire Blvd Los Angeles, CA	1.0–2.0	2.0	1341	$11,000	$8.20	2d	4	0.23mi
10550 Wilshire Blvd #1204 Los Angeles, CA	2.0	2.0	1711	$9,000	$5.26	43d	1	0.24mi
10800 Lindbrook Dr Unit 10804 Los Angeles, CA	2.0	1.0	1600	$4,300	$2.69	7d	1	0.24mi
10564 Ashton Ave Los Angeles, CA	3.0	2.5	2009	$8,950	$4.45	24d	1	0.26mi
10520 Wilshire Blvd Los Angeles, CA	2.0–3.0	2.0–3.0	1646	$6,500	$3.95	5d	2	0.28mi
10520 Wilshire Blvd #1207 Los Angeles, CA	3.0	3.0	1889	$10,500	$5.56	43d	1	0.28mi
10833 Wilshire Blvd Los Angeles, CA	2.0–3.0	2.0–3.0	1411	$5,601	$3.97	1d	4	0.29mi
10720 Ohio Ave #22 Los Angeles, CA	3.0	2.5	1738	$5,990	$3.45	2d	1	0.29mi
10523 Ashton Ave #202 Los Angeles, CA	2.0	2.5	1820	$6,250	$3.43	44d	1	0.30mi
10824 Lindbrook Dr Los Angeles, CA	2.0	1.0–2.0	908	$6,555	$7.22	1d	9	0.32mi
888 Hilgard Ave Unit 205B Los Angeles, CA	2.0	2.0	1124	$6,440	$5.73	15d	1	0.35mi
10630 Wilkins Ave Los Angeles, CA	2.0–3.0	2.0–3.0	1750	$6,800	$3.89	3d	5	0.37mi
10490 Wilshire Blvd #1102 Los Angeles, CA	2.0	3.0	1682	$8,500	$5.05	18d	1	0.37mi
1580 Manning Ave Apt 301 Los Angeles, CA	2.0	2.0	1800	$4,400	$2.44	43d	1	0.38mi
1575 Manning Ave Los Angeles, CA	2.0	2.0	1200	$3,662	$3.05	43d	1	0.39mi
10650 Kinnard Ave #206 Los Angeles, CA	2.0	2.0	1370	$4,200	$3.07	43d	1	0.42mi

HOA detail condo

• Monthly dues: $1,900 · $22,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $795,000 Active 42 DOM
2. 2026-06-17
   days on market $795,000 Active 41 DOM
3. 2026-06-16
   days on market $795,000 Active 40 DOM
4. 2026-06-15
   days on market $795,000 Active 39 DOM
5. 2026-06-13
   days on market $795,000 Active 37 DOM
6. 2026-06-09
   days on market $795,000 Active 33 DOM
7. 2026-06-08
   days on market $795,000 Active 32 DOM
8. 2026-06-07
   days on market $795,000 Active 31 DOM
9. 2026-06-04
   days on market $795,000 Active 28 DOM
10. 2026-06-03
    days on market $795,000 Active 27 DOM
11. 2026-06-02
    days on market $795,000 Active 26 DOM
12. 2026-06-01
    days on market $795,000 Active 25 DOM
13. 2026-05-31
    days on market $795,000 Active 24 DOM
14. 2026-05-07
    listed $795,000 Active 1673-char remark
15. 2024-07-30
    historical $5,500
16. 2024-05-03
    price $5,500
17. 2024-01-10
    listed $6,000
18. 1979-05-07
    soldstatus $117,000

ⓘ 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: $5,468 · $456/mo
• Projected year-2 tax: $6,042 · $504/mo
• Expected delta: +$574/yr (+$48/mo · 10.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥85°F today · 19 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: $74,394
• − Mortgage interest: −$44,532
• − Property taxes: −$5,468
• − Insurance: −$3,975
• − Repairs & maintenance: −$5,952
• − Management: −$5,952
• − HOA: −$22,800
• − Depreciation: −$23,127
• Taxable loss: −$37,412
• Est. tax savings @ 24.0%: +$8,979
• After-tax cash flow: $-14,522/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): 51,675
• Household income: $76,583
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 5508.0

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: White 49% Asian 27% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Scotch-Irish 3% Romanian 3%
• Foreign-born: 28% · China, Canada, South Korea
• Languages at home: 53% English-only · Other Indo-European 13% Spanish 10% Chinese 9%

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: ▲ 2.01%
• Current HPI: 302.6832
• Rent YoY: ▲ 0.17%
• 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

+579.5% since first listed

5 events — show timeline

• 2026-05-07 Listed $795,000 CRMLS
• 2024-07-30 Rental Removed $5,500 CLAW
• 2024-05-03 Price Changed $5,500 CLAW
• 2024-01-10 Listed for Rent $6,000 CLAW
• 1979-05-07 Sold (Public Records) $117,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $5,468 · +1.4% YoY. Source: county tax records.