14690 Hubbard St · Los Angeles, CA 91342

$1,388,000

11 bd · 8.0 ba · 5,608 sqft · MultiFamily public records · 286 Days on market

Built 1959 7,684 sqft lot $248/sqft · 28% below area Est $1941k · 28% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

This commercial building at 14690 Hubbard Street, Sylmar, CA 91342 features a total of 11 bedrooms and 8 bathrooms across 7 units: Unit 1 is 2b/1b, Unit 2 is 1b/1b, Unit 3 is 2b/2b, Unit 4 is 2b/1b, Unit 5 is 1b/1b, Unit 6 is 1b/1b, and Unit 7 is 2b/1b. The property is currently tenant-occupied, generating immediate rental income. The roof is less than 5 years old, and most galvanized pipes have been upgraded to copper, reducing future maintenance costs. Located in the fast-growing Sylmar area of Los Angeles, this property offers investors long-term stability and strong rental demand. Hubbard Street is minutes from the 210, 5, and 118 freeways, providing excellent commuter access to Burbank, Pasadena, and downtown Los Angeles. The neighborhood is close to shopping centers, schools, parks, and employment hubs, making it attractive to tenants seeking convenience and affordability compared to neighboring San Fernando Valley markets. With low vacancy rates and continued appreciation in the Sylmar rental market, this is an exceptional opportunity for investors looking to secure consistent cash flow and future property value growth.

Key facts

• Close to parks
• Close to schools
• 7,684 sq ft lot

Tags

• IMMEDIATE RENTAL INCOME
• ROOF LESS THAN 5 YEARS OLD
• EXCELLENT COMMUTER ACCESS
• CLOSE TO SHOPPING CENTERS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

🏷️ Possibly a rental listed for sale. The $1,388,000 price doesn't fit this home's estimated sale value (~$1,940,955) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $1.39M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.39M).
• Recommended offer: $1.22M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 flat; 184 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 $13,930/mo this rent would consume 170% of the median local household income ($98k/yr) (locally 2559% 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 $10k of loan paydown is wiped out by about $42k 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.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $700k; list at $1.39M implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,221,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.00% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,940,955
• List price: $1,388,000
• Delta: -28.49%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-160,356
• Equity at exit: $206,955

10-year hold

• IRR: -7.5%
• Equity multiple: 0.59×
• Total profit: $-160,905
• Equity at exit: $120,009

Cash invested: $388,640 (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 91342

• Rents YoY: 0.0%
• Active inventory: 184
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $13,930 high
• Mortgage (P&I): −$7,279
• Tax from tax record: −$1,498 /mo · $17,977/yr
• Insurance: −$578
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,925
• Net cashflow: $1,649

Break-even live

Break-even rent $11,842

Max offer price $1,388,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,435	-5% $2,042	+0% $1,649	+5% $1,257	+10% $864
Rent	-10% $549	-5% $1,099	+0% $1,649	+5% $2,200	+10% $2,750
Rate	-1.0pp $2,348	-0.5pp $2,002	base $1,649	+0.5pp $1,290	+1.0pp $924

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$13,928
Total (4 units)			$13,930

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: $347,000
• Closing costs: $41,640
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $1,388,000 Active 286 DOM
2. 2026-06-18
   days on market $1,388,000 Active 283 DOM
3. 2026-06-17
   days on market $1,388,000 Active 282 DOM
4. 2026-06-16
   days on market $1,388,000 Active 281 DOM
5. 2026-06-15
   days on market $1,388,000 Active 280 DOM
6. 2026-06-13
   days on market $1,388,000 Active 278 DOM
7. 2026-06-09
   days on market $1,388,000 Active 274 DOM
8. 2026-06-08
   days on market $1,388,000 Active 273 DOM
9. 2026-06-07
   days on market $1,388,000 Active 272 DOM
10. 2026-06-04
    days on market $1,388,000 Active 269 DOM
11. 2026-06-03
    days on market $1,388,000 Active 268 DOM
12. 2026-06-02
    days on market $1,388,000 Active 267 DOM
13. 2026-06-01
    days on market $1,388,000 Active 266 DOM
14. 2026-05-31
    days on market $1,388,000 Active 265 DOM
15. 2025-09-07
    listed $1,388,000 Active 1144-char remark

    Show marketing remark (1144 chars)

    This commercial building at 14690 Hubbard Street, Sylmar, CA 91342 features a total of 11 bedrooms and 8 bathrooms across 7 units: Unit 1 is 2b/1b, Unit 2 is 1b/1b, Unit 3 is 2b/2b, Unit 4 is 2b/1b, Unit 5 is 1b/1b, Unit 6 is 1b/1b, and Unit 7 is 2b/1b. The property is currently tenant-occupied, generating immediate rental income. The roof is less than 5 years old, and most galvanized pipes have been upgraded to copper, reducing future maintenance costs. Located in the fast-growing Sylmar area of Los Angeles, this property offers investors long-term stability and strong rental demand. Hubbard Street is minutes from the 210, 5, and 118 freeways, providing excellent commuter access to Burbank, Pasadena, and downtown Los Angeles. The neighborhood is close to shopping centers, schools, parks, and employment hubs, making it attractive to tenants seeking convenience and affordability compared to neighboring San Fernando Valley markets. With low vacancy rates and continued appreciation in the Sylmar rental market, this is an exceptional opportunity for investors looking to secure consistent cash flow and future property value growth.

16. 2025-02-10
    historical
17. 2024-02-07
    listed $1,388,000 Active
18. 2023-12-30
    historical
19. 2022-12-20
    listed $1,588,000 Active
20. 2022-12-12
    historical
21. 2022-06-24
    listed $1,588,000 Active
22. 2004-03-02
    soldstatus $700,000
23. 1994-09-16
    soldstatus $102,500
24. 1991-01-28
    soldstatus $378,000
25. 1988-12-30
    soldstatus $330,540
26. 1988-12-30
    soldstatus $369,000
27. 1986-04-23
    soldstatus $415,000
28. 1986-04-23
    soldstatus $535,000

ⓘ 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: $17,977 · $1,498/mo
• Projected year-2 tax: $17,977 · $1,498/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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $167,160
• − Mortgage interest: −$77,750
• − Property taxes: −$17,977
• − Insurance: −$6,940
• − Repairs & maintenance: −$13,373
• − Management: −$13,373
• − Depreciation: −$40,378
• Taxable loss: −$2,630
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $20,425/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): 93,301
• Household income: $98,118
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 2559.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 23% White 12% Asian 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Italian 1%
• Foreign-born: 36% · Canada, South Korea, Dominican Republic
• Languages at home: 32% English-only · Spanish 59% Tagalog/Filipino 4% Other Indo-European 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: ▼ -921.77%
• Current HPI: 440.1462
• Rent YoY: ▬ 0.02%
• 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

+234.5% since first listed

14 events — show timeline

• 2025-09-07 Listed $1,388,000 CRMLS
• 2025-02-10 Listing Removed — CRMLS
• 2024-02-07 Listed $1,388,000 CRMLS
• 2023-12-30 Listing Removed — CRMLS
• 2022-12-20 Listed $1,588,000 CRMLS
• 2022-12-12 Listing Removed — CRMLS
• 2022-06-24 Listed $1,588,000 CRMLS
• 2004-03-02 Sold (Public Records) $700,000 Public Records
• 1994-09-16 Sold (Public Records) $102,500 Public Records
• 1991-01-28 Sold (Public Records) $378,000 Public Records
• 1988-12-30 Sold (Public Records) $369,000 Public Records
• 1988-12-30 Sold (Public Records) $330,540 Public Records
• 1986-04-23 Sold (Public Records) $535,000 Public Records
• 1986-04-23 Sold (Public Records) $415,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $17,977 · +1.4% YoY. Source: county tax records.