11100 Camarillo St · Los Angeles, CA 91602

$1,995,000

96 bd · 88.0 ba · 7,236 sqft · MultiFamily · 103 Days on market

Built 1962 Fair condition 7,500 sqft lot $276/sqft · 29% below area Est $2793k · 29% under

---

Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• 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

This opportunity is an 8-unit multifamily investment opportunity located in a prime West Toluca Lake / North Hollywood neighborhood, one of the San Fernando Valley’s most desirable and supply-constrained rental markets. Built in 1962, the property consists of approximately 7,236 square feet of improvements situated on a 7,500 square foot LAR3-zoned parcel, offering both strong in-place income and future upside potential. The unit mix includes five one-bedroom units, two two-bedroom/two-bath units, and one spacious three-bedroom/two-bath unit, providing an attractive diversity of layouts that appeal to a wide tenant base. The building has been improved over time, featuring a roof replacement completed in 2024, upgraded copper plumbing, and completed Soft-Story seismic retrofit. In addition, the property is not subject to SB 721 balcony inspection requirements, reducing future capital expenditure concerns. A shared on-site laundry room provides additional tenant convenience and supplemental income potential. Offered for sale for the first time in more than 50 years, this generational asset presents a unique opportunity to acquire a well-located apartment building with strong fundamentals, operational simplicity, and long-term growth potential. The property is ideally positioned near the border of North Hollywood and Toluca Lake, two highly sought-after rental submarkets known for strong tenant demand, walkability, and proximity to major employment centers. The location benefits from convenient access to the NoHo Arts District, Universal Studios, Studio City, Burbank Media District, and major entertainment and production hubs that continue to drive housing demand. Residents enjoy close proximity to restaurants, cafes, retail amenities, and entertainment venues along Lankershim Boulevard and Riverside Drive, as well as easy access to the Metro Red Line, Hollywood Freeway (101), Ventura Freeway (134), and Interstate 5, providing seamless connectivity throughout Los Angeles. The surrounding area attracts professionals working in entertainment, media, healthcare, and technology sectors, supporting long-term rental stability and consistent occupancy levels. With ongoing neighborhood revitalization and continued investment throughout North Hollywood, the location remains one of the Valley’s most dynamic and growth-oriented multifamily markets.

Key facts

• Lar3-zoned parcel
• Roof replacement
• 7,500 sq ft lot

Tags

• LAR3-ZONED PARCEL
• ROOF REPLACEMENT
• UPGRADED COPPER PLUMBING
• SOFT-STORY SEISMIC RETROFIT
• SHARED ON-SITE LAUNDRY ROOM
• EASY ACCESS TO METRO RED LINE

🏷️ Possibly a rental listed for sale. The $1,995,000 price doesn't fit this home's estimated sale value (~$2,792,727) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5×1bd/1ba + 2×2bd/2ba + 1×3bd/2ba units multifamily listed at $2.00M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $315/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $2.00M).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 soft (-1.2%/yr); 86 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 $20,642/mo this rent would consume 241% of the median local household income ($103k/yr) (locally 1972% 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 $14k of loan paydown is wiped out by about $60k 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 103 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $105k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $2,792,727
• List price: $1,995,000
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-222,946
• Equity at exit: $297,461

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-219,972
• Equity at exit: $172,491

Cash invested: $558,600 (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 91602

• Rents YoY: -1.2%
• Active inventory: 86
• Price-to-rent: 67.0×

Monthly cashflow live

• Estimated rent: $20,642 high
• Mortgage (P&I): −$10,462
• Tax est. 1.5%: −$2,494 /mo · $29,925/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,335
• Net cashflow: $2,520

Break-even live

Break-even rent $17,452

Max offer price $1,995,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$12,410
▸ 2× units	2	2	$5,246
1× unit	3	2	$2,988
Total (8 units)			$20,642

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $1,995,000 Active 103 DOM
2. 2026-06-17
   days on market $1,995,000 Active 102 DOM
3. 2026-06-16
   days on market $1,995,000 Active 101 DOM
4. 2026-06-15
   days on market $1,995,000 Active 100 DOM
5. 2026-06-13
   days on market $1,995,000 Active 98 DOM
6. 2026-06-09
   days on market $1,995,000 Active 94 DOM
7. 2026-06-08
   days on market $1,995,000 Active 93 DOM
8. 2026-06-07
   days on market $1,995,000 Active 92 DOM
9. 2026-06-04
   days on market $1,995,000 Active 89 DOM
10. 2026-06-03
    days on market $1,995,000 Active 88 DOM
11. 2026-06-02
    days on market $1,995,000 Active 87 DOM
12. 2026-06-01
    days on market $1,995,000 Active 86 DOM
13. 2026-05-31
    days on market $1,995,000 Active 85 DOM
14. 2026-05-16
    price $1,995,000 2388-char remark

    Show marketing remark (2388 chars)

    This opportunity is an 8-unit multifamily investment opportunity located in a prime West Toluca Lake / North Hollywood neighborhood, one of the San Fernando Valley’s most desirable and supply-constrained rental markets. Built in 1962, the property consists of approximately 7,236 square feet of improvements situated on a 7,500 square foot LAR3-zoned parcel, offering both strong in-place income and future upside potential. The unit mix includes five one-bedroom units, two two-bedroom/two-bath units, and one spacious three-bedroom/two-bath unit, providing an attractive diversity of layouts that appeal to a wide tenant base. The building has been improved over time, featuring a roof replacement completed in 2024, upgraded copper plumbing, and completed Soft-Story seismic retrofit. In addition, the property is not subject to SB 721 balcony inspection requirements, reducing future capital expenditure concerns. A shared on-site laundry room provides additional tenant convenience and supplemental income potential. Offered for sale for the first time in more than 50 years, this generational asset presents a unique opportunity to acquire a well-located apartment building with strong fundamentals, operational simplicity, and long-term growth potential. The property is ideally positioned near the border of North Hollywood and Toluca Lake, two highly sought-after rental submarkets known for strong tenant demand, walkability, and proximity to major employment centers. The location benefits from convenient access to the NoHo Arts District, Universal Studios, Studio City, Burbank Media District, and major entertainment and production hubs that continue to drive housing demand. Residents enjoy close proximity to restaurants, cafes, retail amenities, and entertainment venues along Lankershim Boulevard and Riverside Drive, as well as easy access to the Metro Red Line, Hollywood Freeway (101), Ventura Freeway (134), and Interstate 5, providing seamless connectivity throughout Los Angeles. The surrounding area attracts professionals working in entertainment, media, healthcare, and technology sectors, supporting long-term rental stability and consistent occupancy levels. With ongoing neighborhood revitalization and continued investment throughout North Hollywood, the location remains one of the Valley’s most dynamic and growth-oriented multifamily markets.

15. 2026-03-07
    listed $2,100,000 Active 2388-char remark

    Show marketing remark (2388 chars)

    This opportunity is an 8-unit multifamily investment opportunity located in a prime West Toluca Lake / North Hollywood neighborhood, one of the San Fernando Valley’s most desirable and supply-constrained rental markets. Built in 1962, the property consists of approximately 7,236 square feet of improvements situated on a 7,500 square foot LAR3-zoned parcel, offering both strong in-place income and future upside potential. The unit mix includes five one-bedroom units, two two-bedroom/two-bath units, and one spacious three-bedroom/two-bath unit, providing an attractive diversity of layouts that appeal to a wide tenant base. The building has been improved over time, featuring a roof replacement completed in 2024, upgraded copper plumbing, and completed Soft-Story seismic retrofit. In addition, the property is not subject to SB 721 balcony inspection requirements, reducing future capital expenditure concerns. A shared on-site laundry room provides additional tenant convenience and supplemental income potential. Offered for sale for the first time in more than 50 years, this generational asset presents a unique opportunity to acquire a well-located apartment building with strong fundamentals, operational simplicity, and long-term growth potential. The property is ideally positioned near the border of North Hollywood and Toluca Lake, two highly sought-after rental submarkets known for strong tenant demand, walkability, and proximity to major employment centers. The location benefits from convenient access to the NoHo Arts District, Universal Studios, Studio City, Burbank Media District, and major entertainment and production hubs that continue to drive housing demand. Residents enjoy close proximity to restaurants, cafes, retail amenities, and entertainment venues along Lankershim Boulevard and Riverside Drive, as well as easy access to the Metro Red Line, Hollywood Freeway (101), Ventura Freeway (134), and Interstate 5, providing seamless connectivity throughout Los Angeles. The surrounding area attracts professionals working in entertainment, media, healthcare, and technology sectors, supporting long-term rental stability and consistent occupancy levels. With ongoing neighborhood revitalization and continued investment throughout North Hollywood, the location remains one of the Valley’s most dynamic and growth-oriented multifamily markets.

16. 2024-04-10
    historical $1,695
17. 2024-03-22
    price $1,695
18. 2024-03-13
    price $1,795
19. 2024-02-04
    price $1,895
20. 2024-01-24
    listed $1,995
21. 2023-08-06
    historical $2,295
22. 2023-07-20
    price $2,295

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $247,704
• − Mortgage interest: −$111,751
• − Property taxes: −$29,925
• − Insurance: −$9,975
• − Repairs & maintenance: −$19,816
• − Management: −$19,816
• − Depreciation: −$58,036
• Taxable loss: −$1,616
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $30,630/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. Painting the exterior siding and interior walls, replacing the windows, and reconditioning the HVAC components would significantly increase its resale and rental value.

Repairs flagged

• Minor Exterior siding — There is some discoloration and wear visible on the siding.
• Minor Interior paint — There is some discoloration and wear visible on the paint.
• Minor Windows — There is some discoloration and wear visible on the window frames.
• Minor HVAC components — There is some wear visible on the components.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding will improve the curb appeal and make the property look more attractive to potential buyers.
• Resale Painting the interior walls — Painting the interior walls will improve the appearance of the property and make it more attractive to potential buyers.
• Resale Replacing the windows — Replacing the windows will improve the energy efficiency of the property and make it more attractive to potential buyers.
• Rental Reconditioning the HVAC components — Reconditioning the HVAC components will ensure that the property is comfortable for tenants and will make it more attractive to potential tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · There is some discoloration and wear visible on the siding.	Minor	$500–3,000
Interior paint · There is some discoloration and wear visible on the paint.	Minor	$500–3,000
Windows · There is some discoloration and wear visible on the window frames.	Minor	$500–3,000
HVAC components · There is some wear visible on the components.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding will improve the curb appeal and make the property look more attractive to potential buyers. ↑
• Resale Painting the interior walls — Painting the interior walls will improve the appearance of the property and make it more attractive to potential buyers. ↑
• Resale Replacing the windows — Replacing the windows will improve the energy efficiency of the property and make it more attractive to potential buyers. ↑
• Rental Reconditioning the HVAC components — Reconditioning the HVAC components will ensure that the property is comfortable for tenants and will make it more attractive to potential tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,957
• Household income: $102,914
• Rent vs Own: 66.7% rent · 33.3% own
• Severe rent burden: 1972.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 13% Asian 9% Black 7%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 3% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 72% English-only · Spanish 14% Other Indo-European 7% Other Asian/Pacific 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: ▼ -515.77%
• Current HPI: 373.0313
• Rent YoY: ▼ -1.16%
• 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

+86828.1% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $1,995,000 CRMLS
• 2026-03-07 Listed $2,100,000 CRMLS
• 2024-04-10 Rental Removed $1,695 APPFOLIO
• 2024-03-22 Price Changed $1,695 APPFOLIO
• 2024-03-13 Price Changed $1,795 APPFOLIO
• 2024-02-04 Price Changed $1,895 APPFOLIO
• 2024-01-24 Listed for Rent $1,995 APPFOLIO
• 2023-08-06 Rental Removed $2,295 APPFOLIO
• 2023-07-20 Price Changed $2,295 APPFOLIO