5850 W Olympic · Los Angeles, CA 90036

$3,950,000

33 bd · 25.3 ba · 2,304 sqft · MultiFamily · 68 Days on market

Built 1949 Fair condition 3,436 sqft lot $1714/sqft · 186% above area

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 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

Located at 5850 W Olympic Blvd, the Olympic Motor Lodge represents a premier investment and development opportunity in the heart of Los Angeles’ high demand Miracle Mile and Mid-Wilshire corridor. This strategic location places the property in a world-class cultural hub, situated just blocks from the Academy Museum of Motion Pictures, LACMA, and the La Brea Tar Pits, while remaining steps away from the vibrant dining scene of Little Ethiopia. Centrally positioned between the luxury of Beverly Hills and the commercial energy of Downtown LA, the property sits on a prime parcel of land where potential rezoning for multifamily residential use offers a lucrative long-term play for developers looking to capitalize on the city’s increasing density. The property has undergone a comprehensive series of high-end infrastructure and cosmetic upgrades that ensure a turnkey experience with virtually no deferred maintenance. In 2024 and 2025 alone, the motel was outfitted with brand-new Pergo laminate flooring, energy-efficient double-pane windows, and wall-mounted mini-split HVAC units for modern climate control. The plumbing and water systems were similarly revolutionized in 2024 with the installation of a new tankless water heater and a building-wide water softener system. These recent improvements build upon a solid foundation of copper plumbing and a fully redone electrical system—including a new main panel—and fully insulated walls, all completed to ensure long-term structural integrity and efficiency. Beyond its physical excellence, the motel offers a robust, three-tiered revenue model that provides immediate financial stability. In addition to steady lodging income, the property features a guaranteed passive income stream through a billboard currently leased by Lennar. There is significant untapped upside for a new owner-operator; by converting the current owner’s unit—which features a private gas stove and washer/dryer—back into a guest room and renting out the second family unit, the monthly rent roll can be substantially increased. Whether viewed as a high-performing boutique hospitality asset or a strategic land-bank for future multi-family development, this Miracle Mile gem is perfectly positioned for the sophisticated investor.

Key facts

• Vibrant dining scene
• 3,436 sq ft lot
• 4 parking spots

Tags

• PREMIER INVESTMENT OPPORTUNITY
• DEVELOPMENT OPPORTUNITY
• HIGH DEMAND MIRACLE MILE
• MID-WILSHIRE CORRIDOR
• WORLD-CLASS CULTURAL HUB
• VIBRANT DINING SCENE

What this means for you Summary

Snapshot

• This is a 11 × 3-bed/?-bath units multifamily listed at $3.95M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $699/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($44k rent vs $3.95M).
• Recommended offer: $3.71M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (-1.1%/yr); 94 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 $44,284/mo this rent would consume 484% of the median local household income ($110k/yr) (locally 4924% 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 $128k of equity ($27k loan paydown + $101k appreciation (2.5% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 0.0% rent growth), your $1.11M cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$321k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($3.71M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,713,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1949 — 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,383,094
• List price: $3,950,000
• Delta: 185.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.55% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.67×
• Total profit: $743,748
• Equity at exit: $1,677,631

10-year hold

• IRR: 13.1%
• Equity multiple: 2.74×
• Total profit: $1,927,728
• Equity at exit: $2,511,337

Cash invested: $1,106,000 (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 90036

• Home prices YoY: 0.6%
• Rents YoY: -1.1%
• Active inventory: 94
• Price-to-rent: 81.8×

Monthly cashflow live

• Estimated rent: $44,284 high
• Mortgage (P&I): −$20,714
• Tax est. 1.5%: −$4,938 /mo · $59,250/yr
• Insurance: −$1,646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,300
• Net cashflow: $7,687

Break-even live

Break-even rent $34,554

Max offer price $3,950,000

Occupancy floor 78%

Sensitivity live

Price	-10% $10,417	-5% $9,052	+0% $7,687	+5% $6,322	+10% $4,957
Rent	-10% $4,188	-5% $5,938	+0% $7,687	+5% $9,436	+10% $11,185
Rate	-1.0pp $9,676	-0.5pp $8,691	base $7,687	+0.5pp $6,663	+1.0pp $5,622

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

Units	Beds	Baths	Est. rent
▸ 11× units	3	—	$44,286
Total (11 units)			$44,284

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: $987,500
• Closing costs: $118,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $3,950,000 Active 68 DOM
2. 2026-06-08
   days on market $3,950,000 Active 67 DOM
3. 2026-06-07
   days on market $3,950,000 Active 66 DOM
4. 2026-06-04
   days on market $3,950,000 Active 63 DOM
5. 2026-06-03
   days on market $3,950,000 Active 62 DOM
6. 2026-06-02
   days on market $3,950,000 Active 61 DOM
7. 2026-06-01
   days on market $3,950,000 Active 60 DOM
8. 2026-05-31
   days on market $3,950,000 Active 59 DOM
9. 2026-04-02
   listed $3,950,000 Active 2310-char remark

   Show marketing remark (2310 chars)

   Located at 5850 W Olympic Blvd, the Olympic Motor Lodge represents a premier investment and development opportunity in the heart of Los Angeles’ high demand Miracle Mile and Mid-Wilshire corridor. This strategic location places the property in a world-class cultural hub, situated just blocks from the Academy Museum of Motion Pictures, LACMA, and the La Brea Tar Pits, while remaining steps away from the vibrant dining scene of Little Ethiopia. Centrally positioned between the luxury of Beverly Hills and the commercial energy of Downtown LA, the property sits on a prime parcel of land where potential rezoning for multifamily residential use offers a lucrative long-term play for developers looking to capitalize on the city’s increasing density. The property has undergone a comprehensive series of high-end infrastructure and cosmetic upgrades that ensure a turnkey experience with virtually no deferred maintenance. In 2024 and 2025 alone, the motel was outfitted with brand-new Pergo laminate flooring, energy-efficient double-pane windows, and wall-mounted mini-split HVAC units for modern climate control. The plumbing and water systems were similarly revolutionized in 2024 with the installation of a new tankless water heater and a building-wide water softener system. These recent improvements build upon a solid foundation of copper plumbing and a fully redone electrical system—including a new main panel—and fully insulated walls, all completed to ensure long-term structural integrity and efficiency. Beyond its physical excellence, the motel offers a robust, three-tiered revenue model that provides immediate financial stability. In addition to steady lodging income, the property features a guaranteed passive income stream through a billboard currently leased by Lennar. There is significant untapped upside for a new owner-operator; by converting the current owner’s unit—which features a private gas stove and washer/dryer—back into a guest room and renting out the second family unit, the monthly rent roll can be substantially increased. Whether viewed as a high-performing boutique hospitality asset or a strategic land-bank for future multi-family development, this Miracle Mile gem is perfectly positioned for the sophisticated investor.

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

Taxation est. · year 1

• Rental income: $531,408
• − Mortgage interest: −$221,261
• − Property taxes: −$59,250
• − Insurance: −$19,750
• − Repairs & maintenance: −$42,513
• − Management: −$42,513
• − Depreciation: −$114,909
• Taxable income: $31,212
• Est. tax owed @ 24.0%: −$7,491
• After-tax cash flow: $84,751/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 repairs and maintenance needed, particularly to the roof and exterior walls. Upgrades to the roof and exterior will significantly increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior walls — The exterior walls are in fair condition, with some discoloration and wear visible.
• Moderate HVAC/mechanicals — The HVAC and mechanical systems appear to be in fair condition, with some wear and tear visible.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the property's appearance and functionality, making it more attractive to buyers and renters.
• Both paint exterior walls and trim — Painting the exterior walls and trimming will improve the property's curb appeal and make it more attractive to buyers and renters.
• Both landscape and maintain curb appeal — A well-maintained landscape and curb appeal will make the property more attractive to buyers and renters and improve its overall appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior walls · The exterior walls are in fair condition, with some discoloration and wear visible.	Moderate	$3,000–15,000
HVAC/mechanicals · The HVAC and mechanical systems appear to be in fair condition, with some wear and tear visible.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both repair and replace roof — A new roof will significantly improve the property's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both paint exterior walls and trim — Painting the exterior walls and trimming will improve the property's curb appeal and make it more attractive to buyers and renters. ↑
• Both landscape and maintain curb appeal — A well-maintained landscape and curb appeal will make the property more attractive to buyers and renters and improve its overall appearance. ↑

ⓘ 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): 39,278
• Household income: $109,785
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 4924.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Hispanic / Latino 13% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 9% Korean 6% Other Indo-European 5%

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: ▲ 2.55%
• Current HPI: 439.6946
• Rent YoY: ▼ -1.13%
• 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

1 event — show timeline

• 2026-04-02 Listed $3,950,000 CRMLS