1808 Franklin Canyon Dr · Los Angeles, CA 90210

$2,795,000

4 bd · 3.0 ba · 4,335 sqft · SingleFamily public records · 151 Days on market

Built 1985 7,524 sqft lot $645/sqft · 35% below area Est $4317k · 35% under

---

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 +15.0/15.0
• Appreciation +9.8/10.0
• Cash flow +3.6/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Looking for a deal in a Seller's market?! Look no further. With almost 4,400 sf, this is one of the best deals in the city, especially prime BHPO. Nestled in the lush hills, 1808 Franklin Canyon Drive is reminiscent of an Italian Villa and presents an amazing opportunity to live on a quiet street with serene hiking trails and lush parks at your doorstep. Flooded with natural sunlight from almost every room, the almost 4,400 sf home is thoughtfully spread out on 3 levels, all of which are seamlessly serviced by a well-maintained elevator. Most of the public rooms are on the 2nd floor including the formal dining room, temperature-controlled wine cellar, gourmet eat-in kitchen and huge living/family room with high ceilings, fireplace and wet bar all framed with banks of sunlit windows looking at the views. An additional large room on the lower level is ideal as a media room, office, gym or combination. Located on the top floor, there are 3 bedrooms including the over-sized primary suite replete with canyon views, fireplace and oversized walk-in closet. The primary bath boasts a spa tub, walk-in glass enclosed shower and separate sinks with private access out to the private yard. An additional en-suite bedroom on the first floor is perfect for teens or guests. This architectural home presents an exceptional opportunity for a designer's vision, allowing you to personalize the spacious layout and unlock significant value in a prime location. Minutes to Sunset Blvd and Beverly Hills where you'll find the world's best shopping with fine and casual dining. This is townhouse style living at it's finest. Located in the highly sought after Warner Avenue School District. Entertain on a large or intimate scale backdropped by the Santa Monica mountains. Tranquil and quiet Franklin Canyon Park with its amazing trails is steps away as is Coldwater Canyon Park.

Key facts

• 7,524 sq ft lot
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.79M.

Deal economics

• At list price, monthly cash flow is $-8k ($-101k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.30M (53.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.07M (61.6% below list).
• Recommended offer: $1.07M (61.6% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 2.1% in Los Angeles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+1.7%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $10,742/mo this rent would consume 69% of the median local household income ($188k/yr) (locally 911% 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 $286k of equity ($19k loan paydown + $267k appreciation (9.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$460k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($2.46M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $660k; list at $2.79M implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,074,232 (61.6% 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 151 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.38% ✗
• Cap rate: 2.70%
• Cash-on-cash: -12.84%
• DSCR: 0.43
• GRM: 21.7

CMA / ARV

• ARV (median comp): $4,317,029
• List price: $2,795,000
• Delta: -35.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9774 Millboro Pl	0.59mi	5/4.0 (+1)	3,950 (-9%)	18mo	$3,130,000	$792	34
2229 San Ysidro Dr	0.72mi	5/4.0 (+1)	3,984 (-8%)	22mo	$3,565,000	$895	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.56% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $885,513
• Equity at exit: $2,428,124

10-year hold

• IRR: 13.8%
• Equity multiple: 4.81×
• Total profit: $2,980,992
• Equity at exit: $5,143,602

Cash invested: $782,600 (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 90210

• Home prices YoY: 2.0%
• Rents YoY: 1.7%
• Active inventory: 308
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $10,742 medium
• Mortgage (P&I): −$14,657
• Tax from tax record: −$1,036 /mo · $12,431/yr
• Insurance: −$1,165
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,256
• Net cashflow: $-8,438

Break-even live

Break-even rent $21,423

Max offer price $1,304,420

Occupancy floor —

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: $698,750
• Closing costs: $83,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1857 N Beverly Dr Beverly Hills, CA	5.0	6.0	4043	$15,400	$3.81	44d	1	0.10mi
1922 N Beverly Dr Beverly Hills, CA	4.0	4.5	3120	$19,500	$6.25	20d	1	0.13mi
1735 Summitridge Dr Beverly Hills, CA	4.0	5.0	3200	$19,500	$6.09	44d	1	0.24mi
2048 N Beverly Dr Beverly Hills, CA	4.0	4.5	3483	$19,500	$5.60	25d	1	0.31mi
1739 San Ysidro Dr Beverly Hills, CA	5.0	4.5	3485	$19,900	$5.71	44d	1	0.47mi
1739 San Ysidro Dr Beverly Hills, CA	5.0	4.5	3485	$19,900	$5.71	15d	1	0.47mi
1436 Summitridge Dr Beverly Hills, CA	4.0	5.5	6341	$45,000	$7.10	44d	1	0.50mi
2108 San Ysidro Dr Beverly Hills, CA	5.0	5.5	4853	$19,995	$4.12	44d	1	0.53mi
2120 San Ysidro Dr Beverly Hills, CA	4.0	3.5	3665	$16,000	$4.37	25d	1	0.55mi
1847 Coldwater Canyon Dr Beverly Hills, CA	5.0	6.0	4633	$28,900	$6.24	1d	1	0.64mi
1300 Summitridge Dr Beverly Hills, CA	5.0	5.0	3835	$19,995	$5.21	44d	1	0.65mi
2177 Summitridge Dr Beverly Hills, CA	4.0	3.5	3491	$16,900	$4.84	44d	1	0.71mi
1316 Beverly Grove Pl Beverly Hills, CA	5.0	6.5	5875	$21,500	$3.66	25d	1	0.72mi
2189 Summitridge Dr Beverly Hills, CA	4.0	6.0	4200	$30,000	$7.14	3d	1	0.73mi
1591 Lindacrest Dr Beverly Hills, CA	3.0	3.0	3010	$9,850	$3.27	44d	1	0.75mi
1121 N Beverly Dr Beverly Hills, CA	5.0	6.5	5000	$26,950	$5.39	15d	1	0.86mi
9416 Beverly Crest Dr Beverly Hills, CA	5.0	3.5	3000	$24,500	$8.17	44d	1	0.91mi
1131 Miradero Rd Beverly Hills, CA	5.0	6.0	5000	$34,500	$6.90	44d	1	0.93mi
9305 Beverly Crest Dr Beverly Hills, CA	3.0	4.5	3100	$13,500	$4.35	21d	1	0.95mi
1357 Schuyler Rd Beverly Hills, CA	5.0	6.0	5097	$30,000	$5.89	1d	1	1.01mi
9625 Oak Pass Rd Beverly Hills, CA	5.0	4.5	5100	$17,500	$3.43	44d	1	1.02mi
9653 Oak Pass Rd Beverly Hills, CA	5.0	5.5	5717	$18,500	$3.24	25d	1	1.05mi
510 Leslie Ln Unit B Beverly Hills, CA	3.0	4.0	4500	$12,999	$2.89	8d	1	1.06mi
1201 Loma Vista Dr Beverly Hills, CA	4.0	6.0	4066	$23,500	$5.78	22d	1	1.08mi
2271 Gloaming Way Beverly Hills, CA	4.0	4.5	4778	$21,500	$4.50	1d	1	1.08mi
2258 Gloaming Way Beverly Hills, CA	4.0	5.0	4456	$24,000	$5.39	44d	1	1.08mi
1085 Carolyn Way Beverly Hills, CA	5.0	5.0	4441	$36,000	$8.11	44d	1	1.09mi
2328 Benedict Canyon Dr Beverly Hills, CA	4.0	4.0	3710	$19,995	$5.39	44d	1	1.18mi
1075 Wallace Rdg Beverly Hills, CA	5.0	7.0	5479	$52,000	$9.49	44d	1	1.19mi
1575 Alexis Pl Beverly Hills, CA	5.0	5.0	5650	$38,500	$6.81	44d	1	1.22mi
9987 Reevesbury Dr Beverly Hills, CA	4.0	5.0	4019	$22,500	$5.60	44d	1	1.26mi
1725 Loma Vista Dr Beverly Hills, CA	5.0	5.5	5322	$35,500	$6.67	25d	1	1.26mi
2766 Ellison Dr Beverly Hills, CA	5.0	6.5	4179	$34,500	$8.26	25d	1	1.26mi
560 Chalette Dr Beverly Hills, CA	5.0	6.0	5000	$45,000	$9.00	44d	1	1.31mi
1845 Loma Vista Dr Beverly Hills, CA	5.0	6.0	5200	$22,950	$4.41	44d	1	1.42mi
1915 Carla Rdg Beverly Hills, CA	5.0	5.5	5715	$26,500	$4.64	44d	1	1.43mi
2630 Eden Pl Beverly Hills, CA	5.0	5.5	3793	$39,500	$10.41	44d	1	1.45mi
811 N Hillcrest Rd Beverly Hills, CA	5.0	6.0	5177	$35,000	$6.76	22d	1	1.47mi
9300 Warbler Way Los Angeles, CA	3.0	3.5	3200	$24,000	$7.50	1d	1	1.48mi
1862 Loma Vista Dr Beverly Hills, CA	5.0	5.5	6200	$80,000	$12.90	44d	1	1.48mi

Listing history 21 events

1. 2026-06-15
   days on market $2,795,000 Active 151 DOM
2. 2026-06-13
   days on market $2,795,000 Active 149 DOM
3. 2026-06-09
   days on market $2,795,000 Active 145 DOM
4. 2026-06-08
   days on market $2,795,000 Active 144 DOM
5. 2026-06-07
   days on market $2,795,000 Active 143 DOM
6. 2026-06-04
   days on market $2,795,000 Active 140 DOM
7. 2026-06-03
   days on market $2,795,000 Active 139 DOM
8. 2026-06-02
   days on market $2,795,000 Active 138 DOM
9. 2026-06-01
   days on market $2,795,000 Active 137 DOM
10. 2026-05-31
    days on market $2,795,000 Active 136 DOM
11. 2026-01-15
    listed $2,795,000 Active 1893-char remark

    Show marketing remark (1893 chars)

    MOTIVATED SELLER! Looking for a deal in a Seller's market?! Look no further. With almost 4,400 sf, this is one of the best deals in the city, especially prime BHPO. Nestled in the lush hills, 1808 Franklin Canyon Drive is reminiscent of an Italian Villa and presents an amazing opportunity to live on a quiet street with serene hiking trails and lush parks at your doorstep. Flooded with natural sunlight from almost every room, the almost 4,400 sf home is thoughtfully spread out on 3 levels, all of which are seamlessly serviced by a well-maintained elevator. Most of the public rooms are on the 2nd floor including the formal dining room, temperature-controlled wine cellar, gourmet eat-in kitchen and huge living/family room with high ceilings, fireplace and wet bar all framed with banks of sunlit windows looking at the views. An additional large room on the lower level is ideal as a media room, office, gym or combination. Located on the top floor, there are 3 bedrooms including the over-sized primary suite replete with canyon views, fireplace and oversized walk-in closet. The primary bath boasts a spa tub, walk-in glass enclosed shower and separate sinks with private access out to the private yard. An additional en-suite bedroom on the first floor is perfect for teens or guests. This architectural home presents an exceptional opportunity for a designer's vision, allowing you to personalize the spacious layout and unlock significant value in a prime location. Minutes to Sunset Blvd and Beverly Hills where you'll find the world's best shopping with fine and casual dining. This is townhouse style living at it's finest. Located in the highly sought after Warner Avenue School District. Entertain on a large or intimate scale backdropped by the Santa Monica mountains. Tranquil and quiet Franklin Canyon Park with its amazing trails is steps away as is Coldwater Canyon Park.

12. 2025-09-26
    listed Active
13. 2025-09-26
    historical
14. 2000-11-22
    soldstatus $660,000
15. 2000-11-22
    soldstatus $3,360,000
16. 2000-08-22
    historical
17. 2000-04-11
    listed $699,000
18. 1998-09-18
    soldstatus $630,000
19. 1998-09-18
    soldstatus $630,000
20. 1998-08-18
    historical
21. 1997-11-03
    listed $650,000

ⓘ 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: $12,431 · $1,036/mo
• Projected year-2 tax: $21,242 · $1,770/mo
• Expected delta: +$8,811/yr (+$734/mo · 70.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $128,908
• − Mortgage interest: −$156,563
• − Property taxes: −$12,431
• − Insurance: −$14,772
• − Repairs & maintenance: −$10,313
• − Management: −$10,313
• − Depreciation: −$81,309
• Taxable loss: −$156,794
• Est. tax savings @ 24.0%: +$37,631
• After-tax cash flow: $-63,624/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): 19,004
• Household income: $187,801
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 911.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Italian 4% Romanian 3%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 59% English-only · Other Indo-European 21% Spanish 4% French/Haitian/Cajun 3%

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: ▲ 9.56%
• Current HPI: 495.052
• Rent YoY: ▲ 1.73%
• 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

+330.0% since first listed

11 events — show timeline

• 2026-01-15 Listed $2,795,000 TheMLS
• 2025-09-26 Listed — TheMLS
• 2025-09-26 Coming Soon — TheMLS
• 2000-11-22 Sold (Public Records) $3,360,000 Public Records
• 2000-11-22 Sold (MLS) $660,000 TheMLS
• 2000-08-22 Delisted — TheMLS
• 2000-04-11 Listed $699,000 TheMLS
• 1998-09-18 Sold (Public Records) $630,000 Public Records
• 1998-09-18 Sold (MLS) $630,000 TheMLS
• 1998-08-18 Delisted — TheMLS
• 1997-11-03 Listed $650,000 TheMLS

Property tax history

+1.7%/yr

Latest (2025): $12,431 · +2.0% YoY. Source: county tax records.