829 N Edinburgh Ave · Los Angeles, CA 90046

$1,750,000

15 bd · 14.0 ba · 3,943 sqft · MultiFamily public records · 189 Days on market

Built 1938 6,552 sqft lot $444/sqft · 17% below area Est $2120k · 17% under

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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 +15.0/15.0
• Cash flow +9.5/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

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

The Property consists of a 3,943 SF building on a 0.15 acre (6,550 SF) parcel of land. This 5 unit property consists of: (4) 1 bedroom 1 bath units, and (1) 2 bedroom and 1.75 bath unit. The 2 bedroom unit will be delivered vacant to allow a buyer to move in or capture market rent. In fact, all units are significantly under market, making this a true value add proposition. The Property boasts an outstanding location, mere steps from West Hollywood, two blocks east of Crescent Heights Blvd and a block and a half north of Melrose, one of the trendiest locations in Los Angeles. Nestled just blocks away from the prime strip of the bustling Santa Monica Boulevard, the Property affords excellent proximity to iconic entertainment, dining, and retail establishments. Santa Monica Blvd is a major thoroughfare and boasts several national retailers and artisan stores, providing easy access to neighborhood amenities for the area's residents. The Property boasts a walk score of 95/100, so most errands can be accomplished on foot. Rarely does an investor have the chance to acquire a multi-family property of such distinction in a prime Los Angeles location. 829 N Edinburgh Ave is more than just a property; it's a generational investment opportunity in one of Los Angeles' most desirable neighborhoods. This exclusive offering provides unparalleled potential and long-term appreciation. Don't miss this exclusive opportunity.

Key facts

• Walk score of 95
• 6,552 sq ft lot
• 4 garage spots

Tags

• WALK SCORE OF 95
• MULTI-FAMILY PROPERTY

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 1×2bd/1.75ba units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative. Per door: $-246/mo.
• To cash-flow at today's rent, offer at most $1.53M (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.35M (22.7% below list).
• Recommended offer: $1.35M (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 soft (-1.5%/yr); 334 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 $13,536/mo this rent would consume 169% of the median local household income ($96k/yr) (locally 5563% 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 $12k of loan paydown is wiped out by about $52k 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 189 days — a 12% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $249k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $1.75M implies a 4067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,353,600 (22.7% 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 189 days. Have you received any prior offers? Is the seller open to a 23% 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $2,120,103
• List price: $1,750,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.7%
• Equity multiple: 0.18×
• Total profit: $-401,361
• Equity at exit: $260,931

10-year hold

• IRR: -32.3%
• Equity multiple: -0.23×
• Total profit: $-603,118
• Equity at exit: $151,308

Cash invested: $490,000 (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 90046

• Rents YoY: -1.5%
• Active inventory: 334
• Price-to-rent: 54.3×

Monthly cashflow live

• Estimated rent: $13,536 high
• Mortgage (P&I): −$9,177
• Tax from tax record: −$2,015 /mo · $24,182/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,843
• Net cashflow: $-1,228

Break-even live

Break-even rent $15,091

Max offer price $1,533,058

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$10,744
1× unit	2	1.75	$2,791
Total (5 units)			$13,536

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $1,750,000 Active 189 DOM
2. 2026-06-17
   days on market $1,750,000 Active 188 DOM
3. 2026-06-16
   days on market $1,750,000 Active 187 DOM
4. 2026-06-15
   days on market $1,750,000 Active 186 DOM
5. 2026-06-13
   days on market $1,750,000 Active 184 DOM
6. 2026-06-09
   days on market $1,750,000 Active 180 DOM
7. 2026-06-08
   days on market $1,750,000 Active 179 DOM
8. 2026-06-07
   days on market $1,750,000 Active 178 DOM
9. 2026-06-04
   days on market $1,750,000 Active 175 DOM
10. 2026-06-03
    days on market $1,750,000 Active 174 DOM
11. 2026-06-02
    days on market $1,750,000 Active 173 DOM
12. 2026-06-01
    days on market $1,750,000 Active 172 DOM
13. 2026-05-31
    days on market $1,750,000 Active 171 DOM
14. 2026-02-17
    price $1,750,000 1428-char remark

    Show marketing remark (1428 chars)

    The Property consists of a 3,943 SF building on a 0.15 acre (6,550 SF) parcel of land. This 5 unit property consists of: (4) 1 bedroom 1 bath units, and (1) 2 bedroom and 1.75 bath unit. The 2 bedroom unit will be delivered vacant to allow a buyer to move in or capture market rent. In fact, all units are significantly under market, making this a true value add proposition. The Property boasts an outstanding location, mere steps from West Hollywood, two blocks east of Crescent Heights Blvd and a block and a half north of Melrose, one of the trendiest locations in Los Angeles. Nestled just blocks away from the prime strip of the bustling Santa Monica Boulevard, the Property affords excellent proximity to iconic entertainment, dining, and retail establishments. Santa Monica Blvd is a major thoroughfare and boasts several national retailers and artisan stores, providing easy access to neighborhood amenities for the area's residents. The Property boasts a walk score of 95/100, so most errands can be accomplished on foot. Rarely does an investor have the chance to acquire a multi-family property of such distinction in a prime Los Angeles location. 829 N Edinburgh Ave is more than just a property; it's a generational investment opportunity in one of Los Angeles' most desirable neighborhoods. This exclusive offering provides unparalleled potential and long-term appreciation. Don't miss this exclusive opportunity.

15. 2025-12-11
    listed $1,999,000 Active 1428-char remark

    Show marketing remark (1428 chars)

    The Property consists of a 3,943 SF building on a 0.15 acre (6,550 SF) parcel of land. This 5 unit property consists of: (4) 1 bedroom 1 bath units, and (1) 2 bedroom and 1.75 bath unit. The 2 bedroom unit will be delivered vacant to allow a buyer to move in or capture market rent. In fact, all units are significantly under market, making this a true value add proposition. The Property boasts an outstanding location, mere steps from West Hollywood, two blocks east of Crescent Heights Blvd and a block and a half north of Melrose, one of the trendiest locations in Los Angeles. Nestled just blocks away from the prime strip of the bustling Santa Monica Boulevard, the Property affords excellent proximity to iconic entertainment, dining, and retail establishments. Santa Monica Blvd is a major thoroughfare and boasts several national retailers and artisan stores, providing easy access to neighborhood amenities for the area's residents. The Property boasts a walk score of 95/100, so most errands can be accomplished on foot. Rarely does an investor have the chance to acquire a multi-family property of such distinction in a prime Los Angeles location. 829 N Edinburgh Ave is more than just a property; it's a generational investment opportunity in one of Los Angeles' most desirable neighborhoods. This exclusive offering provides unparalleled potential and long-term appreciation. Don't miss this exclusive opportunity.

16. 2025-10-06
    historical
17. 2025-08-14
    price $2,200,000
18. 2025-05-19
    price $2,400,000
19. 2025-05-08
    listed $2,600,000 Active
20. 1972-06-01
    soldstatus $42,000

ⓘ 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: $24,182 · $2,015/mo
• Projected year-2 tax: $24,182 · $2,015/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 ≥88°F today · 23 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: $162,432
• − Mortgage interest: −$98,027
• − Property taxes: −$24,182
• − Insurance: −$8,750
• − Repairs & maintenance: −$12,995
• − Management: −$12,995
• − Depreciation: −$50,909
• Taxable loss: −$45,425
• Est. tax savings @ 24.0%: +$10,902
• After-tax cash flow: $-3,835/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): 48,296
• Household income: $96,250
• Rent vs Own: 77.8% rent · 22.2% own
• Severe rent burden: 5563.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Romanian 4%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Russian/Polish/Slavic 8% 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: ▼ -571.28%
• Current HPI: 365.8036
• Rent YoY: ▼ -1.48%
• 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

+4066.7% since first listed

7 events — show timeline

• 2026-02-17 Price Changed $1,750,000 TheMLS
• 2025-12-11 Listed $1,999,000 TheMLS
• 2025-10-06 Listing Removed — CRMLS
• 2025-08-14 Price Changed $2,200,000 CRMLS
• 2025-05-19 Price Changed $2,400,000 CRMLS
• 2025-05-08 Listed $2,600,000 CRMLS
• 1972-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $24,182 · +1.0% YoY. Source: county tax records.