3827 Tilden Ave · Culver City, CA 90232

$3,450,000

16 bd · 10.0 ba · 9,340 sqft · MultiFamily public records · 133 Days on market

Built 1957 0.25 ac lot $369/sqft · 15% above area Est $3013k · 15% over

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

Situated on an expansive 10,927 square foot lot, this mid-century modern complex features a substantial 9,340 square feet of living area across ten units. The complex is defined by its classic 1957 architecture, featuring a gated entry, private courtyard, and 15 dedicated parking spaces. Positioned just a half-mile from the vibrant Downtown Culver City district and the upscale Helms Bakery complex, the property offers residents unparalleled walkability to Michelin-recognized dining and the new "Entertainment Zone. " Culver City, famously known as "The Heart of Screenland, " has evolved from a historic film production hub into one of Southern California's most resilient creative-tech centers. Strategically located between Santa Monica and Downtown LA, the city is anchored by the massive campuses of Amazon MGM Studios, Sony Pictures, and Apple. This concentration of global giants has fostered a thriving "creative economy" that includes architecture, design, and biotechnology, ensuring the area remains insulated from broader market volatility. With efficient transit options like the Metro E Line and the Ballona Creek Bike Path, the city offers seamless connectivity for the affluent professional demographic that now calls this "built-in" tech hub home. Beyond its economic growth, Culver City offers a sophisticated lifestyle that blends "Old Hollywood" charm with modern urban energy. The local scene is defined by premier dining destinations like The Platform and the Helms Bakery District, complemented by a nightlife centered around jazz at the historic Culver Hotel and a new pedestrian-friendly Entertainment Zone. Residents and visitors alike enjoy a diverse range of activities, from the rigorous climb of the Baldwin Hills Scenic Overlook to the quirky, cerebral exhibits at the Museum of Jurassic Technology. This unique mix of high-end amenities and quirky cultural landmarks cements Culver City's reputation as a dynamic, multifaceted destination.

Key facts

• Metro e line
• Gated entry
• Private courtyard

Tags

• GATED ENTRY
• PRIVATE COURTYARD
• DEDICATED PARKING SPACES
• WALKABILITY TO DINING
• EFFICIENT TRANSIT OPTIONS
• METRO E LINE

What this means for you Summary

Snapshot

• This is a 10 × 17-bed/10.0-bath units multifamily listed at $3.45M.

Deal economics

• At list price, monthly cash flow is $18k ($216k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($52k rent vs $3.45M).
• Recommended offer: $3.04M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.0% in Culver City — 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 73/100 on livability (#163 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living F.
• Culver City Unified (suburban): math 53% / reading 62% proficiency, ranked #79 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.6%/yr); 29 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $105k of equity ($24k loan paydown + $81k appreciation (2.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 0.0% rent growth), your $966k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$263k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($3.04M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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 $2.61M; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,036,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1957 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.50% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (median comp): $3,012,838
• List price: $3,450,000
• Delta: 14.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11061 Venice Blvd	0.09mi	16/16.0	8,840 (-5%)	5mo	$2,980,000	$337	62
3873 College Ave	0.22mi	16/17.0	8,912 (-5%)	17mo	$2,750,000	$309	48

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

Projected returns pro-forma

2.34% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.34×
• Total profit: $1,294,432
• Equity at exit: $1,425,424

10-year hold

• IRR: 24.7%
• Equity multiple: 4.08×
• Total profit: $2,971,534
• Equity at exit: $2,103,504

Cash invested: $966,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90232

• Home prices YoY: 0.5%
• Rents YoY: -1.6%
• Active inventory: 29
• Price-to-rent: 55.5×

Monthly cashflow live

• Estimated rent: $51,821 medium
• Mortgage (P&I): −$18,092
• Tax from tax record: −$3,372 /mo · $40,463/yr
• Insurance: −$1,438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,882
• Net cashflow: $18,037

Break-even live

Break-even rent $28,989

Max offer price $3,450,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 10× units	17	10	$51,820
Total (10 units)			$51,821

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: $862,500
• Closing costs: $103,500
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $3,450,000 Active 133 DOM
2. 2026-06-17
   days on market $3,450,000 Active 132 DOM
3. 2026-06-16
   days on market $3,450,000 Active 131 DOM
4. 2026-06-15
   days on market $3,450,000 Active 130 DOM
5. 2026-06-13
   days on market $3,450,000 Active 128 DOM
6. 2026-06-13
   days on market $3,450,000 Active 127 DOM
7. 2026-06-09
   days on market $3,450,000 Active 124 DOM
8. 2026-06-08
   days on market $3,450,000 Active 123 DOM
9. 2026-06-07
   days on market $3,450,000 Active 122 DOM
10. 2026-06-04
    days on market $3,450,000 Active 119 DOM
11. 2026-06-03
    days on market $3,450,000 Active 118 DOM
12. 2026-06-02
    days on market $3,450,000 Active 117 DOM
13. 2026-06-01
    days on market $3,450,000 Active 116 DOM
14. 2026-05-31
    days on market $3,450,000 Active 115 DOM
15. 2026-02-04
    listed $3,450,000 Active 2025-char remark

    Show marketing remark (2025 chars)

    Situated on an expansive 10,927 square foot lot, this mid-century modern complex features a substantial 9,340 square feet of living area across ten units. The complex is defined by its classic 1957 architecture, featuring a gated entry, private courtyard, and 15 dedicated parking spaces. Positioned just a half-mile from the vibrant Downtown Culver City district and the upscale Helms Bakery complex, the property offers residents unparalleled walkability to Michelin-recognized dining and the new "Entertainment Zone. " Culver City, famously known as "The Heart of Screenland, " has evolved from a historic film production hub into one of Southern California's most resilient creative-tech centers. Strategically located between Santa Monica and Downtown LA, the city is anchored by the massive campuses of Amazon MGM Studios, Sony Pictures, and Apple. This concentration of global giants has fostered a thriving "creative economy" that includes architecture, design, and biotechnology, ensuring the area remains insulated from broader market volatility. With efficient transit options like the Metro E Line and the Ballona Creek Bike Path, the city offers seamless connectivity for the affluent professional demographic that now calls this "built-in" tech hub home. Beyond its economic growth, Culver City offers a sophisticated lifestyle that blends "Old Hollywood" charm with modern urban energy. The local scene is defined by premier dining destinations like The Platform and the Helms Bakery District, complemented by a nightlife centered around jazz at the historic Culver Hotel and a new pedestrian-friendly Entertainment Zone. Residents and visitors alike enjoy a diverse range of activities, from the rigorous climb of the Baldwin Hills Scenic Overlook to the quirky, cerebral exhibits at the Museum of Jurassic Technology. This unique mix of high-end amenities and quirky cultural landmarks cements Culver City's reputation as a dynamic, multifaceted destination.

16. 2025-08-07
    historical $2,095
17. 2025-07-30
    listed $2,095
18. 2025-06-02
    price
19. 2025-04-17
    price
20. 2025-03-20
    listed Active
21. 2024-08-08
    price
22. 2024-07-17
    listed Active
23. 2023-07-31
    listed Active
24. 2023-05-25
    price
25. 2023-03-02
    listed Active
26. 2018-07-27
    historical Expired
27. 2018-07-27
    historical
28. 2018-05-28
    listed Active
29. 2018-05-28
    listed $4,550,000
30. 2016-06-17
    historical Expired
31. 2016-06-17
    historical
32. 2016-04-28
    price
33. 2016-03-17
    listed Active
34. 2016-03-17
    listed $4,095,000
35. 2013-12-27
    soldstatus $2,610,000 Closed
36. 2013-09-16
    status Pending
37. 2013-07-16
    status Backup Offers Accepted
38. 2013-06-13
    listed $2,000,000 Active
39. 1991-01-02
    soldstatus $129,000

ⓘ 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: $40,463 · $3,372/mo
• Projected year-2 tax: $40,463 · $3,372/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 ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $621,852
• − Mortgage interest: −$193,254
• − Property taxes: −$40,463
• − Insurance: −$17,250
• − Repairs & maintenance: −$49,748
• − Management: −$49,748
• − Depreciation: −$100,364
• Taxable income: $171,025
• Est. tax owed @ 24.0%: −$41,046
• After-tax cash flow: $175,398/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: Culver City Unified
• NCES district ID: 0610260
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $78,489
• Composite: 51.7/100
• National rank: #1689
• State rank: #79 of 517 in CA

Livability — Culver City

• Score: 73/100
• State rank: #163
• US rank: #5340

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B- Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver City, CA
• County: Los Angeles County · 9,444,647 people
• City population: 47,563
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 16,554
• Household income: $122,396
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1159.0

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 50% Asian 21% Hispanic / Latino 19% Two or more races 16% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 4% Romanian 4% Lithuanian 3%
• Foreign-born: 22% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 16% Chinese 4% Other Indo-European 4%

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: ▲ 2.34%
• Current HPI: 473.1563
• Rent YoY: ▼ -1.65%
• 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

+2574.4% since first listed

25 events — show timeline

• 2026-02-04 Listed $3,450,000 TheMLS
• 2025-08-07 Rental Removed $2,095 SHOWMOJO
• 2025-07-30 Listed for Rent $2,095 SHOWMOJO
• 2025-06-02 Price Changed — TheMLS
• 2025-04-17 Price Changed — TheMLS
• 2025-03-20 Listed — TheMLS
• 2024-08-08 Price Changed — TheMLS
• 2024-07-17 Listed — TheMLS
• 2023-07-31 Listed — TheMLS
• 2023-05-25 Price Changed — TheMLS
• 2023-03-02 Listed — TheMLS
• 2018-07-27 Listing Removed — SDMLS
• 2018-07-27 Delisted — TheMLS
• 2018-05-28 Listed $4,550,000 SDMLS
• 2018-05-28 Listed — TheMLS
• 2016-06-17 Listing Removed — SDMLS
• 2016-06-17 Delisted — TheMLS
• 2016-04-28 Price Changed — TheMLS
• 2016-03-17 Listed — TheMLS
• 2016-03-17 Listed $4,095,000 SDMLS
• 2013-12-27 Sold (MLS) $2,610,000 CRMLS
• 2013-09-16 Pending — CRMLS
• 2013-07-16 Pending — CRMLS
• 2013-06-13 Listed $2,000,000 CRMLS
• 1991-01-02 Sold (Public Records) $129,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $40,463 · +2.6% YoY. Source: county tax records.