25260 Malibu Rd · Malibu, CA 90265

$8,500,000

4 bd · 4.0 ba · 2,400 sqft · MultiFamily public records · 21 Days on market

Built 1954 7,863 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.2/10.0
• Appreciation +5.3/10.0
• Livability +2.7/5.0
• Cash flow +2.5/30.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity on Malibu Road, located on one of the best sections of the beach. The property is zoned for 4 units with 3 addresses; Buyer to verify. There are 2 separate ocean view 1B/1B units with kitchens, fireplaces, high-beamed ceilings and private decks. The main house has a massive wrap-around upper deck with a built-in BBQ and a lower deck under the house. High-beamed wood ceilings and fireplaces in the great room and master bedroom. Updated kitchen and bathrooms. Hardwood floors throughout. 2 bonus/media rooms that could be additional bedrooms. 4 car garage plus 4 more parking spaces. Presently bringing in about $35K in monthly income.

Key facts

• Completed seawall
• Malibu road frontage
• Fully approved plans

Tags

• MALIBU ROAD FRONTAGE
• COMPLETED SEAWALL
• READY-TO-BUILD OPPORTUNITY
• FULLY APPROVED PLANS
• OPEN-CONCEPT LAYOUT
• EXPANSIVE LIVING SPACES

Property features AI

Finance

• Other: Assessor Parcel Number 4459-016-009

Exterior

• Home design: Residential land; Zoned LCR3*
• Construction: Building plans and building permit available
• Exterior features: Lot approximately 7,863 sq ft; Coastal Commission special zoning; Located on PCH (Pacific Coast Highway) at Malibu Rd

Interior

• Interior features: Has views of Catalina, coastline, ocean, panoramic water and white water

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $8.50M.

Deal economics

• At list price, monthly cash flow is $-30k ($-361k/yr) — negative.
• To cash-flow at today's rent, offer at most $3.19M (62.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.39M (60.1% below list).
• Recommended offer: $3.19M (62.5% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 0.7% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.4%/yr); 627 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $33,873/mo this rent would consume 207% of the median local household income ($197k/yr) (locally 420% 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 $111k of equity ($59k loan paydown + $53k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$543k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($8.37M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $7.30M; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,188,373 (62.5% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.40% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.82%
• DSCR: 0.34
• GRM: 20.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.15×
• Total profit: $-2,013,705
• Equity at exit: $2,734,011

10-year hold

• IRR: -12.0%
• Equity multiple: -0.34×
• Total profit: $-3,200,609
• Equity at exit: $3,506,882

Cash invested: $2,380,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 627
• Price-to-rent: 72.3×

Monthly cashflow live

• Estimated rent: $33,873 medium
• Mortgage (P&I): −$44,575
• Tax from tax record: −$8,042 /mo · $96,504/yr
• Insurance: −$3,542
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,113
• Net cashflow: $-30,068

Break-even live

Break-even rent $71,934

Max offer price $3,188,373

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$19,606
▸ 2× units	1	1	$14,266
Total (4 units)			$33,873

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: $2,125,000
• Closing costs: $255,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24942 Malibu Rd Malibu, CA	4.0	3.0	1600	$35,000	$21.88	43d	1	0.41mi
24920 Malibu Rd Malibu, CA	3.0	4.5	3375	$49,500	$14.67	43d	1	0.45mi
26044 Pacific Coast Hwy Malibu, CA	4.0	4.0	2389	$27,500	$11.51	43d	1	0.96mi
24456 Malibu Rd Malibu, CA	4.0	3.0	2950	$50,000	$16.95	43d	1	1.02mi
24246 Malibu Rd Malibu, CA	3.0	3.0	1781	$45,000	$25.27	43d	1	1.29mi
24150 Malibu Rd Malibu, CA	3.0	3.0	2714	$22,250	$8.20	43d	1	1.40mi
26508 Latigo Shore Dr Malibu, CA	3.0	3.5	2817	$45,000	$15.97	24d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $8,500,000 Active 21 DOM
2. 2026-06-17
   days on market $8,500,000 Active 20 DOM
3. 2026-06-16
   days on market $8,500,000 Active 19 DOM
4. 2026-06-15
   days on market $8,500,000 Active 18 DOM
5. 2026-06-13
   days on market $8,500,000 Active 16 DOM
6. 2026-06-13
   days on market $8,500,000 Active 15 DOM
7. 2026-06-09
   days on market $8,500,000 Active 12 DOM
8. 2026-06-08
   days on market $8,500,000 Active 11 DOM
9. 2026-06-07
   days on market $8,500,000 Active 10 DOM
10. 2026-06-04
    days on market $8,500,000 Active 7 DOM
11. 2026-06-03
    days on market $8,500,000 Active 6 DOM
12. 2026-06-02
    days on market $8,500,000 Active 5 DOM
13. 2026-06-01
    days on market $8,500,000 Active 4 DOM
14. 2026-05-31
    days on market $8,500,000 Active 3 DOM

ⓘ 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: $96,504 · $8,042/mo
• Projected year-2 tax: $96,504 · $8,042/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥83°F today · 19 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: $406,476
• − Mortgage interest: −$476,132
• − Property taxes: −$96,504
• − Insurance: −$50,528
• − Repairs & maintenance: −$32,518
• − Management: −$32,518
• − Depreciation: −$247,273
• Taxable loss: −$528,997
• Est. tax savings @ 24.0%: +$126,959
• After-tax cash flow: $-233,856/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: Santa Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing C- Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malibu, CA
• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 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: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• 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

+750.0% since first listed

19 events — show timeline

• 2026-05-28 Listed $8,500,000 TheMLS
• 2015-12-18 Sold (Public Records) $7,300,000 Public Records
• 2015-12-18 Sold (MLS) $7,300,000 CRMLS
• 2015-12-04 Pending — CRMLS
• 2015-09-28 Pending — CRMLS
• 2015-08-20 Listed $7,495,000 CRMLS
• 2015-07-24 Delisted — TheMLS
• 2015-06-12 Relisted — TheMLS
• 2015-06-06 Delisted — TheMLS
• 2015-04-23 Price Changed — TheMLS
• 2015-04-23 Price Changed — TheMLS
• 2015-01-27 Listed — TheMLS
• 2014-06-12 Delisted — TheMLS
• 2013-10-09 Listed — TheMLS
• 2013-09-02 Delisted — TheMLS
• 2013-08-17 Price Changed — TheMLS
• 2013-08-16 Price Changed — TheMLS
• 2013-06-21 Listed — TheMLS
• 1997-08-07 Sold (Public Records) $1,000,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $96,504 · -2.1% YoY. Source: county tax records.