2430 Ocean View Ave · Los Angeles, CA 90057

$7,750,000

312 bd · 364.0 ba · 52,871 sqft · MultiFamily public records · 36 Days on market

Built 1929 0.30 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 52 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

2430 Ocean View Ave | Chateau Nob Hill Apartments | 52-Unit Multifamily Investment in Westlake, Los Angeles. Originally constructed in 1929 on a ~13,024 SF lot with ~52,871 SF of improvements, this centrally located Los Angeles asset features a well-balanced unit mix consisting of (29) studio units, (17) 1-bed/1-bath units, (3) 2-bed/2-bath units, (2) 3-bed/2-bath units, and (1) bachelor unit. The property offers strong in-place income with approximately $555K in current NOI and a 7.17% in-place cap rate, supported by diversified revenue streams including parking, RUBS, laundry, storage, and other ancillary income. Offered at $7,750,000 ($149,038/unit | ~$147/SF) with a 7.21 current GRM and

Key facts

• 0.3 acre lot
• Garage
• Built 1929

Property features AI

Finance

• Other: Property located on a 0.2991-acre lot (13,028 sq ft); One building on the parcel
• Financial info: Gross operating income approximately $1,103,982; Gross income approximately $1,074,105; Net operating income approximately $551,535; Total annual expenses approximately $552,446; Cap rate about 6.89; Gross rent multiplier about 7.45; Vacancy rate about 5.77%; Unit mix (by bedroom count): studios, 1-bed, 2-bed, 3-bed; Unit counts and rents by type include: 1 studio at $1,305; 29 studios at avg $1,411.30; 17 one-bed units at avg $1,912.60; 3 two-bed units at avg $2,498.60; 2 three-bed units at avg $3,633.60
• HOA & community: Total of 52 units in the complex

Exterior

• Parking: Subterranean parking; Total of 20 parking spaces
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Residential income building; Multi-level property
• Construction: Construction details not provided
• Exterior features: No other external structures; Lot zoning LAR4

Interior

• Kitchen: Information on specific kitchen appliances not provided
• Bedrooms: Includes studios (0 beds) and 1–3 bedroom units across the property
• Flooring: Flooring details not provided
• Bathrooms: Units include one-bath and two-bath layouts
• Heating & cooling: Wall heat; Wall unit cooling
• Interior features: Elevator
• Laundry & utility: Information on laundry and utility equipment not provided

What this means for you Summary

Snapshot

• This is a 46×1bd/1ba + 5×2bd/2ba + 1×3bd/2ba units multifamily listed at $7.75M.

Deal economics

• At list price, monthly cash flow is $32k ($378k/yr) — positive. Per door: $606/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($114k rent vs $7.75M).
• Recommended offer: $7.52M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 falling (-4.1%/yr); 45 active listings in the ZIP; lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $114,034/mo this rent would consume 3053% of the median local household income ($45k/yr) (locally 5064% 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 $54k of loan paydown is wiped out by about $232k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $2.17M cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($7.52M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 1929 — 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 $7,517,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.47% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.19×
• Total profit: $422,239
• Equity at exit: $1,155,550

10-year hold

• IRR: 11.5%
• Equity multiple: 1.77×
• Total profit: $1,680,594
• Equity at exit: $670,078

Cash invested: $2,170,000 (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 90057

• Home prices YoY: -1.1%
• Rents YoY: -4.1%
• Active inventory: 45
• Price-to-rent: 298.9×

Monthly cashflow live

• Estimated rent: $114,034 high
• Mortgage (P&I): −$40,642
• Tax from tax record: −$14,697 /mo · $176,362/yr
• Insurance: −$3,229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$23,947
• Net cashflow: $31,519

Break-even live

Break-even rent $74,137

Max offer price $7,750,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 46× units	1	1	$99,406
▸ 5× units	2	2	$11,905
1× unit	3	2	$2,740
Total (52 units)			$114,034

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: $1,937,500
• Closing costs: $232,500
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $7,750,000 Active 36 DOM
2. 2026-06-17
   days on market $7,750,000 Active 35 DOM
3. 2026-06-16
   days on market $7,750,000 Active 34 DOM
4. 2026-06-15
   days on market $7,750,000 Active 33 DOM
5. 2026-06-13
   days on market $7,750,000 Active 31 DOM
6. 2026-06-09
   days on market $7,750,000 Active 27 DOM
7. 2026-06-08
   days on market $7,750,000 Active 26 DOM
8. 2026-06-07
   days on market $7,750,000 Active 25 DOM
9. 2026-06-04
   days on market $7,750,000 Active 22 DOM
10. 2026-06-03
    days on market $7,750,000 Active 21 DOM
11. 2026-06-02
    days on market $7,750,000 Active 20 DOM
12. 2026-06-01
    days on market $7,750,000 Active 19 DOM
13. 2026-05-31
    days on market $7,750,000 Active 18 DOM
14. 2026-05-05
    listed $8,000,000 Active
15. 2023-08-28
    status Active
16. 2023-01-17
    price
17. 2023-01-06
    listed Active
18. 2017-08-04
    soldstatus $12,600,000
19. 2006-03-23
    soldstatus $7,350,000
20. 2006-01-28
    historical
21. 2005-11-27
    listed
22. 2003-10-28
    soldstatus $3,550,000
23. 2003-10-28
    soldstatus $3,550,000
24. 2003-10-28
    soldstatus $3,550,000
25. 2003-08-25
    historical
26. 2003-08-08
    historical
27. 2003-07-29
    listed $3,500,000
28. 2003-07-27
    listed $3,500,000
29. 1986-11-14
    soldstatus $1,450,000

ⓘ 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: $176,362 · $14,697/mo
• Projected year-2 tax: $176,362 · $14,697/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $1,368,408
• − Mortgage interest: −$434,120
• − Property taxes: −$176,362
• − Insurance: −$38,750
• − Repairs & maintenance: −$109,473
• − Management: −$109,473
• − Depreciation: −$225,455
• Taxable income: $274,775
• Est. tax owed @ 24.0%: −$65,946
• After-tax cash flow: $312,282/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): 46,629
• Household income: $44,823
• Rent vs Own: 96.2% rent · 3.8% own
• Severe rent burden: 5064.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Asian 18% Two or more races 11% Black 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 55% · Canada, South Korea, China
• Languages at home: 19% English-only · Spanish 62% Korean 10% Tagalog/Filipino 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: ▼ -4.79%
• Current HPI: 446.8368
• Rent YoY: ▼ -4.06%
• 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

+451.7% since first listed

16 events — show timeline

• 2026-05-05 Listed $8,000,000 TheMLS
• 2023-08-28 Relisted — TheMLS
• 2023-01-17 Price Changed — TheMLS
• 2023-01-06 Listed — TheMLS
• 2017-08-04 Sold (Public Records) $12,600,000 Public Records
• 2006-03-23 Sold (Public Records) $7,350,000 Public Records
• 2006-01-28 Delisted — TheMLS
• 2005-11-27 Listed — TheMLS
• 2003-10-28 Sold (Public Records) $3,550,000 Public Records
• 2003-10-28 Sold (MLS) $3,550,000 CRMLS
• 2003-10-28 Sold (MLS) $3,550,000 TheMLS
• 2003-08-25 Delisted — TheMLS
• 2003-08-08 Delisted — CRMLS
• 2003-07-29 Listed $3,500,000 TheMLS
• 2003-07-27 Listed $3,500,000 CRMLS
• 1986-11-14 Sold (Public Records) $1,450,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $176,362 · +1.3% YoY. Source: county tax records.