2911 S Palm Grove Ave · Los Angeles, CA 90016

$1,250,000

9 bd · 5.1 ba · 3,960 sqft · MultiFamily · 22 Days on market

Built 1930 5,199 sqft lot Est $1152k · 8% over

---

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).

• Cash flow +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• ARV discount +3.7/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

PUBLIC NOTICE OF SALE. ON MONDAY, May 16, 2016 AT 8:30 AM AT THE SUPERIOR COURT OF CALIFORNIA, COUNTY OF LOS ANGELES, DEPT. 30 111 NORTH HILL STREET, LOS ANGELES, CA 90012, THE PROPERTY LOCATED AT 2911 SOUTH PALM GROVE AVE, LOS ANGELES, CA 90016 WITH THE FOLLOWING LEGAL DESCRIPTION: Lot 460 of Tract No. 1601, in the City of Los Angeles, County of Los Angeles, State of California, as permap recorded in Book 21 Page(s) 6 and 7 of Maps, in the Office of the County Recorder of said County. WILL BE SOLD BY WAY

Key facts

• Vacant units
• Triplex
• 5,199 sq ft lot

Tags

• TRIPLEX
• VACANT UNITS
• POTENTIAL TO CONSTRUCT ADUS
• CLOSE PROXIMITY TO CULVER CITY
• CLOSE PROXIMITY TO USC

Property features AI

Finance

• Other: No common walls; One building
• Financial info: Property contains 3 total units; Total building area: 3,960; Gross income: $107,208; Gross scheduled income: $107,208; Net operating income: $73,869; Operating expenses: $27,979; Gross multiplier: 11.66; Rent control in effect; Individual unit rents: $4,350 (4-bed unit), $3,495 (3-bed unit), $1,039 (2-bed unit)

Exterior

• Utilities: Public sewer; Public/district water; One separate water meter; Three separate gas meters; Three separate electric meters
• Home design: Community apartment (multi-unit building); 2 stories; No accessory dwelling unit
• Construction: Year built per assessor
• Exterior features: No pool

Interior

• Bedrooms: One unit with 4 bedrooms; One unit with 3 bedrooms; One unit with 2 bedrooms
• Bathrooms: One unit with 3 full bathrooms; Two units each with 1 full bathroom
• Interior features: Front entry; Entry on main level
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1×3bd/1.7ba + 1×4bd/3ba + 1×2bd/1ba units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $72 ($866/yr) — positive. Per door: $24/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.16M (7.5% below list).
• Recommended offer: $1.16M (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 rising (+1.1%/yr); 149 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,566/mo this rent would consume 189% of the median local household income ($74k/yr) (locally 3450% 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 $9k of loan paydown is wiped out by about $38k 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 22 days — a 2% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $726k; list at $1.25M implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,156,600 (7.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $1,152,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2738 S Mansfield Ave	0.29mi	9/4.0	3,640 (-8%)	23mo	$1,059,000	$291	49
2807 S Cloverdale Ave	0.63mi	8/6.0 (-1)	4,122 (+4%)	17mo	$800,000	$194	41

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

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-219,000
• Equity at exit: $186,379

10-year hold

• IRR: -14.7%
• Equity multiple: 0.23×
• Total profit: $-267,874
• Equity at exit: $108,077

Cash invested: $350,000 (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 90016

• Rents YoY: 1.1%
• Active inventory: 149
• Price-to-rent: 27.6×

Monthly cashflow live

• Estimated rent: $11,566 high
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,429
• Net cashflow: $72

Break-even live

Break-even rent $11,475

Max offer price $1,250,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
1× unit	3	1.7	$3,778
1× unit	4	3	$4,285
1× unit	2	1	$3,503
Total (3 units)			$11,566

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 S Redondo Blvd Los Angeles, CA	8.0	4.0	5147	$3,000	$0.58	44d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $1,250,000 Active 22 DOM
2. 2026-06-17
   days on market $1,250,000 Active 21 DOM
3. 2026-06-16
   days on market $1,250,000 Active 20 DOM
4. 2026-06-15
   days on market $1,250,000 Active 19 DOM
5. 2026-06-13
   days on market $1,250,000 Active 17 DOM
6. 2026-06-09
   days on market $1,250,000 Active 13 DOM
7. 2026-06-08
   days on market $1,250,000 Active 12 DOM
8. 2026-06-07
   days on market $1,250,000 Active 11 DOM
9. 2026-06-04
   days on market $1,250,000 Active 8 DOM
10. 2026-06-03
    days on market $1,250,000 Active 7 DOM
11. 2026-06-02
    days on market $1,250,000 Active 6 DOM
12. 2026-06-01
    days on market $1,250,000 Active 5 DOM
13. 2026-05-31
    days on market $1,250,000 Active 4 DOM
14. 2026-05-27
    listed $1,250,000 Active
15. 2016-05-20
    soldstatus $726,000 510-char remark

    Show marketing remark (510 chars)

    PUBLIC NOTICE OF SALE. ON MONDAY, May 16, 2016 AT 8:30 AM AT THE SUPERIOR COURT OF CALIFORNIA, COUNTY OF LOS ANGELES, DEPT. 30 111 NORTH HILL STREET, LOS ANGELES, CA 90012, THE PROPERTY LOCATED AT 2911 SOUTH PALM GROVE AVE, LOS ANGELES, CA 90016 WITH THE FOLLOWING LEGAL DESCRIPTION: Lot 460 of Tract No. 1601, in the City of Los Angeles, County of Los Angeles, State of California, as permap recorded in Book 21 Page(s) 6 and 7 of Maps, in the Office of the County Recorder of said County. WILL BE SOLD BY WAY

16. 2016-04-04
    listed $650,000 510-char remark

    Show marketing remark (510 chars)

    PUBLIC NOTICE OF SALE. ON MONDAY, May 16, 2016 AT 8:30 AM AT THE SUPERIOR COURT OF CALIFORNIA, COUNTY OF LOS ANGELES, DEPT. 30 111 NORTH HILL STREET, LOS ANGELES, CA 90012, THE PROPERTY LOCATED AT 2911 SOUTH PALM GROVE AVE, LOS ANGELES, CA 90016 WITH THE FOLLOWING LEGAL DESCRIPTION: Lot 460 of Tract No. 1601, in the City of Los Angeles, County of Los Angeles, State of California, as permap recorded in Book 21 Page(s) 6 and 7 of Maps, in the Office of the County Recorder of said County. WILL BE SOLD BY WAY

ⓘ 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 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°F today · 21 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: $138,792
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$11,368
• − Repairs & maintenance: −$11,103
• − Management: −$11,103
• − Depreciation: −$36,364
• Taxable loss: −$19,916
• Est. tax savings @ 24.0%: +$4,780
• After-tax cash flow: $5,645/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): 46,457
• Household income: $73,516
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 3450.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Black 27% Two or more races 18% White 12% Asian 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: British 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 47% French/Haitian/Cajun 1% Chinese 1%

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: ▼ -991.94%
• Current HPI: 584.0673
• Rent YoY: ▲ 1.12%
• 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

+92.3% since first listed

3 events — show timeline

• 2026-05-27 Listed $1,250,000 CRMLS
• 2016-05-20 Sold (MLS) $726,000 SDMLS
• 2016-04-04 Listed $650,000 SDMLS