358 N Ogden Dr · Los Angeles, CA 90036

$1,750,000

9 bd · 3.9 ba · 5,486 sqft · MultiFamily · 89 Days on market

Built 1927 Good condition 6,377 sqft lot $319/sqft · 12% below area Est $1996k · 12% 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 +14.1/30.0
• ARV discount +13.0/15.0
• Appreciation +6.3/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0

Multi-family units

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

Listing remarks MLS

358 N Ogden Dr, a charming four-unit apartment building located in the highly desirable Fairfax District of Los Angeles. Built in 1927, the property features (2) two-bedroom + one-bathroom units and (2) three-bedroom + one-bathroom units, totaling 5,486 square feet on a 6,375-square-foot lot. Situated in the heart of the vibrant Fairfax District, 358 N Ogden Dr offers residents the perfect blend of historic character and central city convenience. The neighborhood is celebrated for its tree-lined streets, classic architecture, and culturally rich, energetic atmosphere, all just minutes from some of LosAngeles' most iconic destinations. Residents benefit from easy access to Beverly Hills, Miracle Mile, and Mid-City, along with the shops, restaurants, and cultural institutions that define the Fairfax District. With its walkable location, strong connectivity, and timeless architectural appeal, the property stands out as a highly desirable rental opportunity in one of Los Angeles' most dynamic neighborhoods. 358 N Ogden Dr also presents a compelling value-add investment opportunity, offering both an exceptional location and notable rental upside. The property currently delivers an initial CAP rate of 4.49%, with the potential to reach a 6.65% CAP rate upon unit turnover.

Key facts

• Classic architecture
• Historic character
• Tree lined streets

Tags

• FOUR UNIT APARTMENT BUILDING
• HISTORIC CHARACTER
• CENTRAL CITY CONVENIENCE
• TREE LINED STREETS
• CLASSIC ARCHITECTURE
• EASY ACCESS TO BEVERLY HILLS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $1.75M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive. Per door: $84/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 $1.56M (10.7% below list).
• Recommended offer: $1.56M (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (-1.1%/yr); 95 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 $15,629/mo this rent would consume 171% of the median local household income ($110k/yr) (locally 4924% 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 $57k of equity ($12k loan paydown + $45k appreciation (2.5% 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 (2.5% appreciation + 0.0% rent growth), your $490k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$142k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($1.65M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,562,900 (10.7% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 11% 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 1927 — 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $1,995,542
• List price: $1,750,000
• Delta: -12.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N Orange Grove Ave	0.08mi	8/4.0 (-1)	5,438 (-1%)	9mo	$1,795,000	$330	82
458 N Genesee Ave	0.14mi	8/4.0 (-1)	5,347 (-2%)	6mo	$2,000,000	$374	79
346 N Spaulding Ave	0.12mi	8/4.0 (-1)	5,662 (+3%)	6mo	$1,702,000	$301	78
357 N Curson Ave	0.20mi	8/4.0 (-1)	5,296 (-4%)	6mo	$2,000,000	$378	75
356 N Sierra Bonita	0.30mi	8/4.0 (-1)	5,320 (-3%)	2mo	$1,450,000	$273	74
500 N Alta Vista Blvd	0.71mi	8/4.0 (-1)	5,202 (-5%)	8mo	$2,188,000	$421	46
329 N Gardner St	0.33mi	8/6.0 (-1)	5,140 (-6%)	17mo	$1,926,000	$375	46
337 N Gardner St	0.32mi	8/4.0 (-1)	4,783 (-13%)	18mo	$1,983,000	$415	43

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

Projected returns pro-forma

2.55% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.29×
• Total profit: $140,359
• Equity at exit: $743,254

10-year hold

• IRR: 7.1%
• Equity multiple: 1.97×
• Total profit: $475,758
• Equity at exit: $1,112,618

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 90036

• Home prices YoY: 0.6%
• Rents YoY: -1.1%
• Active inventory: 95
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $15,629 high
• Mortgage (P&I): −$9,177
• Tax est. 1.5%: −$2,188 /mo · $26,250/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,282
• Net cashflow: $253

Break-even live

Break-even rent $15,309

Max offer price $1,750,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$15,630
Total (3 units)			$15,629

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 18 events

1. 2026-06-18
   days on market $1,750,000 Active 89 DOM
2. 2026-06-17
   days on market $1,750,000 Active 88 DOM
3. 2026-06-16
   days on market $1,750,000 Active 87 DOM
4. 2026-06-15
   days on market $1,750,000 Active 86 DOM
5. 2026-06-13
   days on market $1,750,000 Active 84 DOM
6. 2026-06-09
   days on market $1,750,000 Active 80 DOM
7. 2026-06-08
   days on market $1,750,000 Active 79 DOM
8. 2026-06-07
   days on market $1,750,000 Active 78 DOM
9. 2026-06-04
   days on market $1,750,000 Active 75 DOM
10. 2026-06-03
    days on market $1,750,000 Active 74 DOM
11. 2026-06-02
    days on market $1,750,000 Active 73 DOM
12. 2026-06-01
    days on market $1,750,000 Active 72 DOM
13. 2026-05-31
    days on market $1,750,000 Active 71 DOM
14. 2026-03-21
    listed $1,750,000 Active 1286-char remark

    Show marketing remark (1286 chars)

    358 N Ogden Dr, a charming four-unit apartment building located in the highly desirable Fairfax District of Los Angeles. Built in 1927, the property features (2) two-bedroom + one-bathroom units and (2) three-bedroom + one-bathroom units, totaling 5,486 square feet on a 6,375-square-foot lot. Situated in the heart of the vibrant Fairfax District, 358 N Ogden Dr offers residents the perfect blend of historic character and central city convenience. The neighborhood is celebrated for its tree-lined streets, classic architecture, and culturally rich, energetic atmosphere, all just minutes from some of LosAngeles' most iconic destinations. Residents benefit from easy access to Beverly Hills, Miracle Mile, and Mid-City, along with the shops, restaurants, and cultural institutions that define the Fairfax District. With its walkable location, strong connectivity, and timeless architectural appeal, the property stands out as a highly desirable rental opportunity in one of Los Angeles' most dynamic neighborhoods. 358 N Ogden Dr also presents a compelling value-add investment opportunity, offering both an exceptional location and notable rental upside. The property currently delivers an initial CAP rate of 4.49%, with the potential to reach a 6.65% CAP rate upon unit turnover.

15. 2025-10-24
    listed Active
16. 2025-07-10
    listed Active
17. 2025-03-18
    price
18. 2024-05-02
    listed Active

ⓘ 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 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 · 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: $187,548
• − Mortgage interest: −$98,027
• − Property taxes: −$26,250
• − Insurance: −$8,750
• − Repairs & maintenance: −$15,004
• − Management: −$15,004
• − Depreciation: −$50,909
• Taxable loss: −$26,396
• Est. tax savings @ 24.0%: +$6,335
• After-tax cash flow: $9,372/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This four-unit apartment building in the Fairfax District is in good condition with a good exterior and well-maintained landscaping. It is ready for a fresh coat of paint to enhance its curb appeal and increase its value.

Value-add opportunities

• Both Paint exterior walls — Painting the exterior walls can enhance the curb appeal and increase the property's value.
• Both Inspect and clean gutters — Maintaining the gutters can prevent water damage and improve the property's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Painting the exterior walls can enhance the curb appeal and increase the property's value. ↑
• Both Inspect and clean gutters — Maintaining the gutters can prevent water damage and improve the property's overall appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 39,278
• Household income: $109,785
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 4924.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Hispanic / Latino 13% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 9% Korean 6% Other Indo-European 5%

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: ▲ 2.55%
• Current HPI: 439.6946
• Rent YoY: ▼ -1.13%
• 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

5 events — show timeline

• 2026-03-21 Listed $1,750,000 TheMLS
• 2025-10-24 Listed — TheMLS
• 2025-07-10 Listed — TheMLS
• 2025-03-18 Price Changed — TheMLS
• 2024-05-02 Listed — TheMLS