100 S Doheny Dr #612 · Los Angeles, CA 90048

$749,000

3 bd · 2.0 ba · 1,506 sqft · Condo public records · 152 Days on market

Built 1971 $497/sqft · 34% below area Est $1132k · 34% under $1711/mo HOA · 34% of rent

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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
• Appreciation +8.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

REDUCED BY $100,000. PRICED TO SELL: A fabulous opportunity to re-imagine this near demo 6th Floor Unit with view of the Hollywood Hills and city lights. This 2 bedroom, 2.5 bathroom unit is in need of new flooring, new bathrooms, new kitchen and cosmetic repairs throughout. It comes with a stove and refrigerator. Property to TRUST SALE, NO COURT CONFIRMATION. Property is being sold in total "AS IS", "WHERE IS" CONDITION WITH NO GUARANTIES OR WARRANTIES. THERE WILL BE NO PAYMENTS FOR REPAIRS OR CREDITS. Buyer may obtain a Physical Inspection Report of the property for their information purposes ONLY. Buyer's Physical Inspection Report will NOT be provided to Seller, Seller's Agent and Seller's Broker. As a Trustee, Seller may only have to provide information pursuant to the Exempt Seller Disclosure Statement. The Trustee has NOT lived in the condominium being sold. Seller is informing Buyer the Owner died in the Unit.

Key facts

• New kitchen
• Cosmetic repairs
• New flooring

Tags

• VIEW OF THE HOLLYWOOD HILLS
• CITY LIGHTS
• NEW FLOORING
• NEW BATHROOMS
• NEW KITCHEN
• COSMETIC REPAIRS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $749k.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (58.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $504k (32.8% below list).
• Recommended offer: $315k (58.0% below list) — sets the bar for cash-flow.

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; 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,036/mo this rent would consume 58% of the median local household income ($103k/yr) (locally 2888% 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 $52k of equity ($5k loan paydown + $47k appreciation (6.2% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $232k; list at $749k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,690 (58.0% 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 152 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.67% ✗
• Cap rate: 2.35%
• Cash-on-cash: -14.07%
• DSCR: 0.37
• GRM: 12.4

CMA / ARV

• ARV (median comp): $1,132,270
• List price: $749,000
• Delta: -33.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $57,340
• Equity at exit: $482,459

10-year hold

• IRR: 6.0%
• Equity multiple: 2.26×
• Total profit: $264,793
• Equity at exit: $885,114

Cash invested: $209,720 (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 90048

• Home prices YoY: 1.3%
• Rents YoY: 0.1%
• Active inventory: 122
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $5,036 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$486 /mo · $5,834/yr
• Insurance: −$312
• HOA: −$1,711
• Vacancy / Maint / Mgmt: −$1,058
• Net cashflow: $-2,459

Break-even live

Break-even rent $8,148

Max offer price $314,690

Occupancy floor —

Sensitivity live

Price	-10% $-2,035	-5% $-2,247	+0% $-2,459	+5% $-2,671	+10% $-2,883
Rent	-10% $-2,856	-5% $-2,657	+0% $-2,459	+5% $-2,260	+10% $-2,061
Rate	-1.0pp $-2,081	-0.5pp $-2,268	base $-2,459	+0.5pp $-2,653	+1.0pp $-2,850

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 S Doheny Dr Los Angeles, CA	1.0–2.0	1.5–2.0	958	$6,950	$7.25	45d	5	0.03mi
115 N Wetherly Dr Los Angeles, CA	2.0	2.0	1100	$3,098	$2.82	45d	1	0.05mi
115 N Wetherly Dr Los Angeles, CA	3.0	2.0	1250	$3,398	$2.72	26d	1	0.05mi
115 N Wetherly Dr Unit 301 Los Angeles, CA	2.0	2.0	1100	$2,898	$2.63	45d	1	0.05mi
115 N Wetherly Dr Unit 204 Los Angeles, CA	2.0	2.0	1100	$3,898	$3.54	0d	1	0.05mi
137 N Wetherly Dr Los Angeles, CA	2.0	2.0	1200	$3,500	$2.92	45d	1	0.10mi
147 S Doheny Dr Apt 303 Los Angeles, CA	2.0	2.0	1400	$4,595	$3.28	0d	1	0.10mi
101 N La Peer Dr Los Angeles, CA	3.0	2.0	1517	$7,247	$4.78	45d	1	0.12mi
406 N Oakhurst Dr #202 Beverly Hills, CA	2.0	2.0	1264	$3,900	$3.09	9d	1	0.12mi
138 N Almont Dr West Hollywood, CA	3.0	2.0	2000	$7,800	$3.90	45d	1	0.13mi
412 N Oakhurst Dr Beverly Hills, CA	2.0	2.0	1310	$4,500	$3.44	45d	2	0.13mi
9152 Alden Dr Beverly Hills, CA	2.0–3.0	2.5	1600	$5,295	$3.31	3d	1	0.13mi
9000 W 3rd St Los Angeles, CA	1.0–2.0	2.0–2.5	1610	$22,000	$13.66	45d	2	0.13mi
403 N Oakhurst Dr Beverly Hills, CA	2.0	2.0	1296	$4,600	$3.55	45d	1	0.14mi
323 S Doheny Dr Los Angeles, CA	2.0	2.0	1150	$3,800	$3.30	23d	1	0.15mi
339 N Oakhurst Dr Beverly Hills, CA	2.0	2.5	1800	$6,750	$3.75	45d	1	0.15mi
411 N Oakhurst Dr #305 Beverly Hills, CA	2.0	3.0	1594	$6,950	$4.36	18d	1	0.15mi
310 S Almont Dr Los Angeles, CA	2.0	2.0	1136	$3,195	$2.81	5d	1	0.16mi
324 N Oakhurst Dr Unit 208 Beverly Hills, CA	2.0	2.0	1200	$4,895	$4.08	26d	1	0.16mi
324 N Oakhurst Dr Beverly Hills, CA	2.0	2.0	1200	$4,895	$4.08	26d	1	0.16mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1603	$21,500	$13.41	0d	15	0.16mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1562	$21,500	$13.76	6d	13	0.17mi
107 N Swall Dr #201 Los Angeles, CA	2.0	3.0	1770	$5,300	$2.99	45d	1	0.17mi
408 N Palm Dr Beverly Hills, CA	3.0	2.0	1600	$5,350	$3.34	26d	1	0.18mi
419 N Oakhurst Dr #203 Beverly Hills, CA	2.0	3.0	1616	$4,995	$3.09	9d	1	0.18mi
412 N Palm Dr #302 Beverly Hills, CA	2.0	2.0	1549	$4,995	$3.22	45d	1	0.19mi
8865 Alden Dr Los Angeles, CA	2.0	2.0	1850	$4,400	$2.38	26d	1	0.20mi
324 N Palm Dr #206 Beverly Hills, CA	3.0	2.0	2014	$7,750	$3.85	20d	1	0.21mi
132 N Swall Dr #301 Los Angeles, CA	2.0	2.0	1470	$7,500	$5.10	45d	1	0.22mi
9015 Rosewood Ave West Hollywood, CA	3.0	2.0	1729	$8,750	$5.06	45d	1	0.22mi
325 S Swall Dr #301 Los Angeles, CA	2.0	2.0	1246	$4,950	$3.97	21d	1	0.22mi
325 S Swall Dr Los Angeles, CA	2.0	2.0	1248	$4,950	$3.97	45d	2	0.22mi
123 S Clark Dr #303 West Hollywood, CA	3.0	2.5	1666	$6,500	$3.90	45d	1	0.22mi
333 N Palm Dr Unit 310 Beverly Hills, CA	2.0	3.0	1587	$15,076	$9.50	26d	1	0.23mi
429 N Oakhurst Dr #203 Beverly Hills, CA	2.0	2.0	1289	$4,900	$3.80	45d	1	0.23mi
8950 Burton Way Beverly Hills, CA	2.0	1.0	1200	$4,200	$3.50	26d	1	0.24mi
411 N Palm Dr Beverly Hills, CA	2.0–3.0	2.0–2.5	1475	$4,900	$3.32	45d	6	0.24mi
432 N Oakhurst Dr #402 Beverly Hills, CA	3.0	4.0	2010	$11,995	$5.97	18d	1	0.24mi
8888 W 3rd St Los Angeles, CA	2.0	1.0–2.0	863	$4,675	$5.42	45d	1	0.24mi
8930 Burton Way #302 Beverly Hills, CA	2.0	2.5	1300	$4,699	$3.61	45d	1	0.24mi

HOA detail condo

• Monthly dues: $1,711 · $20,532/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $749,000 Active 152 DOM
2. 2026-06-18
   days on market $749,000 Active 149 DOM
3. 2026-06-17
   days on market $749,000 Active 148 DOM
4. 2026-06-16
   days on market $749,000 Active 147 DOM
5. 2026-06-15
   days on market $749,000 Active 146 DOM
6. 2026-06-13
   days on market $749,000 Active 144 DOM
7. 2026-06-09
   days on market $749,000 Active 140 DOM
8. 2026-06-08
   days on market $749,000 Active 139 DOM
9. 2026-06-07
   days on market $749,000 Active 138 DOM
10. 2026-06-04
    days on market $749,000 Active 135 DOM
11. 2026-06-03
    days on market $749,000 Active 134 DOM
12. 2026-06-02
    days on market $749,000 Active 133 DOM
13. 2026-06-01
    days on market $749,000 Active 132 DOM
14. 2026-05-31
    days on market $749,000 Active 131 DOM
15. 2026-04-24
    price $749,000 952-char remark

    Show marketing remark (952 chars)

    REDUCED BY $100,000. PRICED TO SELL: A fabulous opportunity to re-imagine this near demo 6th Floor Unit with view of the Hollywood Hills and city lights. This 2 bedroom, 2.5 bathroom unit is in need of new flooring, new bathrooms, new kitchen and cosmetic repairs throughout. It comes with a stove and refrigerator. Property to TRUST SALE, NO COURT CONFIRMATION. Property is being sold in total "AS IS", "WHERE IS" CONDITION WITH NO GUARANTIES OR WARRANTIES. THERE WILL BE NO PAYMENTS FOR REPAIRS OR CREDITS. Buyer may obtain a Physical Inspection Report of the property for their information purposes ONLY. Buyer's Physical Inspection Report will NOT be provided to Seller, Seller's Agent and Seller's Broker. As a Trustee, Seller may only have to provide information pursuant to the Exempt Seller Disclosure Statement. The Trustee has NOT lived in the condominium being sold. Seller is informing Buyer the Owner died in the Unit.

16. 2026-03-31
    price $799,000 952-char remark

    Show marketing remark (952 chars)

    REDUCED BY $100,000. PRICED TO SELL: A fabulous opportunity to re-imagine this near demo 6th Floor Unit with view of the Hollywood Hills and city lights. This 2 bedroom, 2.5 bathroom unit is in need of new flooring, new bathrooms, new kitchen and cosmetic repairs throughout. It comes with a stove and refrigerator. Property to TRUST SALE, NO COURT CONFIRMATION. Property is being sold in total "AS IS", "WHERE IS" CONDITION WITH NO GUARANTIES OR WARRANTIES. THERE WILL BE NO PAYMENTS FOR REPAIRS OR CREDITS. Buyer may obtain a Physical Inspection Report of the property for their information purposes ONLY. Buyer's Physical Inspection Report will NOT be provided to Seller, Seller's Agent and Seller's Broker. As a Trustee, Seller may only have to provide information pursuant to the Exempt Seller Disclosure Statement. The Trustee has NOT lived in the condominium being sold. Seller is informing Buyer the Owner died in the Unit.

17. 2026-01-20
    listed $899,000 Active 952-char remark

    Show marketing remark (952 chars)

    REDUCED BY $100,000. PRICED TO SELL: A fabulous opportunity to re-imagine this near demo 6th Floor Unit with view of the Hollywood Hills and city lights. This 2 bedroom, 2.5 bathroom unit is in need of new flooring, new bathrooms, new kitchen and cosmetic repairs throughout. It comes with a stove and refrigerator. Property to TRUST SALE, NO COURT CONFIRMATION. Property is being sold in total "AS IS", "WHERE IS" CONDITION WITH NO GUARANTIES OR WARRANTIES. THERE WILL BE NO PAYMENTS FOR REPAIRS OR CREDITS. Buyer may obtain a Physical Inspection Report of the property for their information purposes ONLY. Buyer's Physical Inspection Report will NOT be provided to Seller, Seller's Agent and Seller's Broker. As a Trustee, Seller may only have to provide information pursuant to the Exempt Seller Disclosure Statement. The Trustee has NOT lived in the condominium being sold. Seller is informing Buyer the Owner died in the Unit.

18. 1980-08-01
    soldstatus $232,500

ⓘ 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: $5,834 · $486/mo
• Projected year-2 tax: $5,834 · $486/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 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°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: $60,434
• − Mortgage interest: −$41,956
• − Property taxes: −$5,834
• − Insurance: −$3,745
• − Repairs & maintenance: −$4,835
• − Management: −$4,835
• − HOA: −$20,532
• − Depreciation: −$21,789
• Taxable loss: −$43,091
• Est. tax savings @ 24.0%: +$10,342
• After-tax cash flow: $-19,160/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): 21,476
• Household income: $103,495
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2888.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 9% Asian 8% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 74% English-only · Other Indo-European 7% Spanish 5% Russian/Polish/Slavic 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: ▲ 6.25%
• Current HPI: 500.5893
• Rent YoY: ▲ 0.14%
• 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

+222.2% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $749,000 TheMLS
• 2026-03-31 Price Changed $799,000 TheMLS
• 2026-01-20 Listed $899,000 TheMLS
• 1980-08-01 Sold (Public Records) $232,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $5,834 · +1.3% YoY. Source: county tax records.