10372 Ashton Ave · Los Angeles, CA 90024

$1,950,000

16 bd · 16.0 ba · 3,064 sqft · MultiFamily · 44 Days on market

Built 1940 Fair condition 4,785 sqft lot $636/sqft · 10% below area Est $2159k · 10% under ↓ 2% since listing

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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 +11.9/15.0
• Cash flow +8.1/30.0
• Appreciation +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Call or Text to coordinate a tour for Upstairs rear unit - Supra Available TWO UNITS VACANT AT COE - TWO BED AND STUDIO. Positioned in the heart of Westwood, 10372 Ashton Ave stands out as a four-unit multifamily opportunity on the West Side offered with 2 vacancies at close of escrow. A two bedroom and a studio unit will be delivered vacant. This well-maintained, income-producing asset features four spacious units across 3,064 SF with a great mix of two 2-bed units and two studios. The property is a short distance to UCLA. Why pay rent for your son or daughter? Buy a 4 Plex that makes money for them. A core appeal for value-add investors lies in the two detached garages, offering potent

Key facts

• 4,785 sq ft lot
• 4 garage spots
• Built 1940

Property features AI

Finance

• Other: Property generates laundry income (reported $100); Designed as investment multifamily property with 4 units
• Financial info: Gross scheduled income approximately $103,008; Gross income approximately $99,918; Net operating income approximately $63,073; Total operating/other expenses around $36,845–$36,848; Insurance expense approximately $3,830; Units are subject to rent control
• HOA & community: Community features include golf course access, biking, hiking, parks, and suburban setting

Exterior

• Parking: Total of 4 parking spaces; Each unit includes a garage space; Garages with rear entry
• Utilities: Public sewer; District/public water; Four separate electric meters; Four separate gas meters; Four separate water meters
• Home design: Attached community apartment; Two-story building; One building with 4 total units; One common wall
• Construction: Building area approximately 3,064 (total); Year built per assessor
• Exterior features: No pool; Has a view; 0–1 unit/acre lot characteristic

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Dishwashers in 2 of the units; Refrigerators provided in all 4 units
• Bedrooms: Some units are 2-bedroom (unit types listed); Other units are 1-bedroom (unit types listed)
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Cooling available (see remarks)
• Interior features: Two levels; Entry on main level; Living room fireplace
• Laundry & utility: Community laundry area; Laundry income paid (laundry coin-op)

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.95M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative. Per door: $-476/mo.
• To cash-flow at today's rent, offer at most $1.67M (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.47M (24.9% below list).
• Recommended offer: $1.47M (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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-, crime F, cost of living 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.
• Zoned schools: Fairburn Avenue Elementary (436 students, 20% FRL); Emerson Community Charter (492 students, 51% FRL, charter); University High School Charter (math 40% / reading 66%, grade C-, #285 of 1,170 statewide, top 25%, 1,338 students, 72% FRL, charter) — zoned schools average 47% FRL vs 67% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 230 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 $14,650/mo this rent would consume 230% 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 $53k of equity ($13k loan paydown + $39k 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 ~$134k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.89M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $145k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,465,000 (24.9% 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 44 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
11. 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.
12. 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.
13. 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $2,159,304
• List price: $1,950,000
• Delta: -9.69%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-26,403
• Equity at exit: $770,645

10-year hold

• IRR: 2.2%
• Equity multiple: 1.29×
• Total profit: $157,526
• Equity at exit: $1,110,904

Cash invested: $546,000 (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 90024

• Home prices YoY: 0.7%
• Rents YoY: 0.2%
• Active inventory: 230
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $14,650 high
• Mortgage (P&I): −$10,226
• Tax est. 1.5%: −$2,438 /mo · $29,250/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,076
• Net cashflow: $-1,903

Break-even live

Break-even rent $17,058

Max offer price $1,674,704

Occupancy floor —

Sensitivity live

Price	-10% $-555	-5% $-1,229	+0% $-1,903	+5% $-2,576	+10% $-3,250
Rent	-10% $-3,060	-5% $-2,481	+0% $-1,903	+5% $-1,324	+10% $-745
Rate	-1.0pp $-920	-0.5pp $-1,407	base $-1,903	+0.5pp $-2,408	+1.0pp $-2,922

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,724
▸ 2× units	1	1	$6,926
Total (4 units)			$14,650

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $1,950,000 Active 44 DOM
2. 2026-06-18
   days on market $1,950,000 Active 41 DOM
3. 2026-06-17
   days on market $1,950,000 Active 40 DOM
4. 2026-06-16
   days on market $1,950,000 Active 39 DOM
5. 2026-06-15
   days on market $1,950,000 Active 38 DOM
6. 2026-06-13
   days on market $1,950,000 Active 36 DOM
7. 2026-06-09
   days on market $1,950,000 Active 32 DOM
8. 2026-06-08
   days on market $1,950,000 Active 31 DOM
9. 2026-06-07
   days on market $1,950,000 Active 30 DOM
10. 2026-06-04
    days on market $1,950,000 Active 27 DOM
11. 2026-06-03
    days on market $1,950,000 Active 26 DOM
12. 2026-06-02
    days on market $1,950,000 Active 25 DOM
13. 2026-06-01
    days on market $1,950,000 Active 24 DOM
14. 2026-05-31
    days on market $1,950,000 Active 23 DOM
15. 2026-05-08
    listed $2,095,000 Active 1408-char remark
16. 2026-05-08
    historical $2,095,000 1408-char remark
17. 2025-12-09
    listed $1,998,000 Active
18. 2025-12-09
    listed $1,998,000 Active
19. 2025-12-06
    historical
20. 2025-12-06
    historical

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥86°F today · 22 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: $175,800
• − Mortgage interest: −$109,230
• − Property taxes: −$29,250
• − Insurance: −$9,750
• − Repairs & maintenance: −$14,064
• − Management: −$14,064
• − Depreciation: −$56,727
• Taxable loss: −$57,286
• Est. tax savings @ 24.0%: +$13,749
• After-tax cash flow: $-9,082/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 · 1 photo

Fair 45/100 Moderate rehab

This four-unit multifamily property requires moderate repairs to exterior siding and landscaping to improve its curb appeal and overall condition.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting
• Minor Landscaping — Some plants appear overgrown

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value
• Both Trim overgrown plants — Improves landscaping and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Landscaping · Some plants appear overgrown	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Trim overgrown plants — Improves landscaping and enhances curb appeal ↑

ⓘ 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): 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

-2.4% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $1,950,000 CRMLS
• 2026-05-08 Listed $2,095,000 CRMLS
• 2026-05-08 Coming Soon $2,095,000 CRMLS
• 2025-12-09 Listed $1,998,000 CRMLS
• 2025-12-09 Listed $1,998,000 CRMLS
• 2025-12-06 Coming Soon — CRMLS
• 2025-12-06 Coming Soon — CRMLS