737 N Ridgewood Pl · Los Angeles, CA 90038

$1,750,000

6 bd · 6.0 ba · 5,262 sqft · MultiFamily public records · 70 Days on market

Built 1924 6,733 sqft lot $333/sqft · 11% below area Est $1960k · 11% under ↓ 22% since listing

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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
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 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: 6 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

Dont miss this amazing 6 unit apartment property offering strong rental potential in one of LAs most iconic neighborhoods. Spanning 5262 square feet, the building features a mix of four spacious 1 bedroom 1 bath units and two generous 2 bedroom 2 bath units, perfect for attracting a variety of tenants. Whether youre an investor looking to expand your portfolio or a buyer seeking steady income in a high demand area, this Hollywood gem offers long term value and upside potential. Located near studios, shopping, transit, and the vibrant energy of Hollywood, this is a rare opportunity to own multifamily in a prime location.

Key facts

• 6,733 sq ft lot
• 6 parking spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/8.0-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.75M).
• Recommended offer: $1.65M (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 flat; 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $21,510/mo this rent would consume 420% of the median local household income ($61k/yr) (locally 4038% 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $490k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($1.65M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $200k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $1,645,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 1924 — 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: 1.23% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,959,923
• List price: $1,750,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $84,919
• Equity at exit: $260,931

10-year hold

• IRR: 12.0%
• Equity multiple: 1.85×
• Total profit: $416,952
• 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 90038

• Rents YoY: 0.7%
• Active inventory: 87
• Price-to-rent: 40.7×

Monthly cashflow live

• Estimated rent: $21,510 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$516 /mo · $6,192/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,517
• Net cashflow: $6,571

Break-even live

Break-even rent $13,193

Max offer price $1,750,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	8	$21,510
Total (6 units)			$21,510

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N McCadden Pl Los Angeles, CA	6.0	5.5	5000	$17,500	$3.50	43d	1	1.37mi
344 S Kingsley Dr Los Angeles, CA	5.0	3.0	4224	$9,998	$2.37	43d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $1,750,000 Active 70 DOM
2. 2026-06-17
   days on market $1,750,000 Active 69 DOM
3. 2026-06-16
   days on market $1,750,000 Active 68 DOM
4. 2026-06-15
   price $1,750,000 Active 67 DOM
5. 2026-06-15
   days on market $1,950,000 Active 67 DOM
6. 2026-06-13
   days on market $1,950,000 Active 65 DOM
7. 2026-06-09
   days on market $1,950,000 Active 61 DOM
8. 2026-06-08
   days on market $1,950,000 Active 60 DOM
9. 2026-06-07
   days on market $1,950,000 Active 59 DOM
10. 2026-06-04
    days on market $1,950,000 Active 56 DOM
11. 2026-06-03
    days on market $1,950,000 Active 55 DOM
12. 2026-06-02
    days on market $1,950,000 Active 54 DOM
13. 2026-06-01
    days on market $1,950,000 Active 53 DOM
14. 2026-05-31
    days on market $1,950,000 Active 52 DOM
15. 2026-04-09
    listed $1,950,000 Active 627-char remark

    Show marketing remark (627 chars)

    Dont miss this amazing 6 unit apartment property offering strong rental potential in one of LAs most iconic neighborhoods. Spanning 5262 square feet, the building features a mix of four spacious 1 bedroom 1 bath units and two generous 2 bedroom 2 bath units, perfect for attracting a variety of tenants. Whether youre an investor looking to expand your portfolio or a buyer seeking steady income in a high demand area, this Hollywood gem offers long term value and upside potential. Located near studios, shopping, transit, and the vibrant energy of Hollywood, this is a rare opportunity to own multifamily in a prime location.

16. 2026-02-26
    historical
17. 2025-10-28
    price $2,200,000
18. 2025-07-15
    listed $2,495,000 Active

ⓘ 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: $6,192 · $516/mo
• Projected year-2 tax: $13,300 · $1,108/mo
• Expected delta: +$7,108/yr (+$592/mo · 114.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $258,120
• − Mortgage interest: −$98,027
• − Property taxes: −$6,192
• − Insurance: −$8,750
• − Repairs & maintenance: −$20,650
• − Management: −$20,650
• − Depreciation: −$50,909
• Taxable income: $52,942
• Est. tax owed @ 24.0%: −$12,706
• After-tax cash flow: $66,140/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): 27,127
• Household income: $61,454
• Rent vs Own: 91.8% rent · 8.2% own
• Severe rent burden: 4038.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 15% Asian 7% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 39% · Canada, South Korea, Jamaica
• Languages at home: 44% English-only · Spanish 43% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -461.01%
• Current HPI: 349.1001
• Rent YoY: ▲ 0.67%
• 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

-21.8% since first listed

4 events — show timeline

• 2026-04-09 Listed $1,950,000 CRMLS
• 2026-02-26 Listing Removed — CRMLS
• 2025-10-28 Price Changed $2,200,000 CRMLS
• 2025-07-15 Listed $2,495,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $6,192 · +2.0% YoY. Source: county tax records.