906 N Doheny Dr #221 · West Hollywood, CA 90069

$895,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 66 Days on market

Built 1973 $716/sqft · 31% below area Est $1288k · 31% under $683/mo HOA · 12% 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
• Cash flow +6.3/30.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.3/10.0
• DSCR +0.6/10.0

Listing remarks MLS

A rare opportunity in one of West Hollywood's most sought-after locations. Approx. 1,250 sq ft with a layout rarely built today, generous, functional, and easy to live in. Living and dining areas are well proportioned and open naturally, comfortable for daily use and effortless for entertaining. There is real volume here, usable square footage where it counts. Both bedrooms are properly sized and set apart from the main living areas, ideal for guests or a home office. In-unit stacked washer/dryer for added convenience. The primary suite feels like a true retreat, not an afterthought. Outside-facing corner unit with fewer shared walls, offering a level of space that often outperforms higher-priced options. What stands out is the balance. Clean lines, straightforward layout, and a flexible footprint that simply works. Opportunities like this are rare. A must-see.

Key facts

• Flexible footprint
• Fewer shared walls
• $683 HOA

Tags

• IN-UNIT STACKED WASHER DRYER
• OUTSIDE FACING CORNER UNIT
• FEWER SHARED WALLS
• FLEXIBLE FOOTPRINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $895k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $613k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $567k (36.7% below list).
• Recommended offer: $567k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 1.5% in West Hollywood — 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 70/100 on livability (#239 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.
• 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 (-0.5%/yr); 379 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $5,665/mo this rent would consume 63% of the median local household income ($108k/yr) (locally 2412% 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 $13k of equity ($6k loan paydown + $7k appreciation (0.8% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($841k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $355k; list at $895k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $566,523 (36.7% 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 66 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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 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?
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: 0.63% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 13.2

CMA / ARV

• ARV (median comp): $1,288,368
• List price: $895,000
• Delta: -30.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.76% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.55×
• Total profit: $-111,945
• Equity at exit: $294,522

10-year hold

• IRR: -4.8%
• Equity multiple: 0.45×
• Total profit: $-137,135
• Equity at exit: $383,013

Cash invested: $250,600 (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 90069

• Home prices YoY: 0.2%
• Rents YoY: -0.5%
• Active inventory: 379
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $5,665 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$373
• HOA: −$683
• Vacancy / Maint / Mgmt: −$1,190
• Net cashflow: $-1,597

Break-even live

Break-even rent $7,687

Max offer price $612,809

Occupancy floor —

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 N Doheny Dr West Hollywood, CA	2.0	3.0	1326	$8,495	$6.41	22d	2	0.02mi
930 N Doheny Dr West Hollywood, CA	2.0	2.5–3.0	1337	$7,972	$5.96	18d	3	0.02mi
906 N Doheny Dr #512 West Hollywood, CA	2.0	2.0	1153	$4,200	$3.64	8d	1	0.03mi
9042 Phyllis Ave Unit A West Hollywood, CA	3.0	4.0	1780	$7,250	$4.07	11d	1	0.04mi
9024 Phyllis Ave Unit A West Hollywood, CA	2.0	2.0	1200	$5,750	$4.79	22d	1	0.05mi
9012 Phyllis Ave West Hollywood, CA	2.0	2.0	924	$4,200	$4.55	14d	1	0.06mi
9012 Phyllis Ave West Hollywood, CA	2.0	2.0	924	$4,500	$4.87	44d	1	0.06mi
9005 Cynthia St #119 West Hollywood, CA	2.0	2.0	937	$3,850	$4.11	4d	1	0.07mi
9031 Phyllis Ave West Hollywood, CA	1.0	1.0	900	$2,195	$2.44	44d	1	0.07mi
9031 Phyllis Ave Unit 1 West Hollywood, CA	1.0	1.0	900	$1,995	$2.22	44d	1	0.07mi
9001 Phyllis Ave West Hollywood, CA	2.0	2.0	1180	$7,500	$6.36	22d	1	0.09mi
874 Hammond St #1 West Hollywood, CA	2.0	2.0	1003	$4,200	$4.19	21d	1	0.10mi
1001 Hammond St Unit 7 West Hollywood, CA	2.0	2.0	1200	$3,400	$2.83	25d	1	0.13mi
1001 Hammond St Unit 5 West Hollywood, CA	1.0	1.0	900	$2,650	$2.94	44d	1	0.13mi
838 N Doheny Dr West Hollywood, CA	1.0–3.0	1.0–2.5	1151	$8,250	$7.17	7d	5	0.15mi
1010 Hammond St #101 West Hollywood, CA	2.0	2.0	1135	$4,200	$3.70	44d	1	0.15mi
9004 Dicks St West Hollywood, CA	3.0	2.5	1532	$11,850	$7.73	44d	1	0.15mi
838 N Doheny Dr Unit D West Hollywood, CA	2.0	2.0	1350	$9,995	$7.40	25d	1	0.16mi
8911 Cynthia St Unit 7 West Hollywood, CA	1.0	1.0	1100	$4,472	$4.07	44d	1	0.18mi
818 N Doheny Dr #308 West Hollywood, CA	2.0	2.0	1507	$7,950	$5.28	44d	1	0.18mi
1033 Carol Dr #305 West Hollywood, CA	2.0	2.5	1451	$8,950	$6.17	8d	1	0.19mi
9002 Norma Pl West Hollywood, CA	2.0	2.0	1438	$8,995	$6.26	8d	1	0.19mi
851 N San Vicente Blvd West Hollywood, CA	1.0–2.0	1.0–2.5	1193	$7,500	$6.29	19d	3	0.21mi
851 N San Vicente Blvd #128 West Hollywood, CA	2.0	2.5	1571	$7,600	$4.84	44d	1	0.21mi
8998 Lloyd Pl West Hollywood, CA	3.0	3.0	1800	$8,500	$4.72	19d	1	0.25mi
853 Larrabee St #6 West Hollywood, CA	2.0	3.0	1276	$5,695	$4.46	1d	1	0.26mi
838 Hilldale Ave West Hollywood, CA	2.0	1.5	900	$3,995	$4.44	44d	1	0.27mi
9025 Keith Ave #101 West Hollywood, CA	2.0	2.0	1551	$4,650	$3.00	13d	1	0.29mi
1204 Hilldale Ave West Hollywood, CA	2.0	2.0	1270	$6,250	$4.92	4d	1	0.29mi
829 Larrabee St West Hollywood, CA	3.0	2.0–3.0	1256	$6,245	$4.97	22d	3	0.30mi
8819 Harratt St Apt 203 West Hollywood, CA	2.0	2.0	1200	$3,545	$2.95	44d	1	0.33mi
9255 Doheny Rd #2603 West Hollywood, CA	1.0	1.5	1315	$13,000	$9.89	44d	1	0.34mi
1129 Larrabee St #10 West Hollywood, CA	2.0	2.0	1235	$4,200	$3.40	22d	1	0.35mi
9001 Santa Monica Blvd West Hollywood, CA	1.0–3.0	1.5–3.5	1631	$12,866	$7.89	1d	3	0.35mi
1148 N Clark St West Hollywood, CA	1.0	1.0	900	$3,600	$4.00	44d	1	0.35mi
1146 N Clark St West Hollywood, CA	1.0	1.0	900	$3,600	$4.00	44d	1	0.35mi
9052 Harland Ave West Hollywood, CA	3.0	3.0	1300	$11,500	$8.85	44d	1	0.36mi
9060 Harland Ave West Hollywood, CA	2.0	2.0	1091	$12,500	$11.46	44d	1	0.36mi
1128 Larrabee St Unit 3 West Hollywood, CA	2.0	2.0	1150	$4,945	$4.30	5d	1	0.37mi
832 Palm Ave #305 West Hollywood, CA	3.0	2.5	1790	$5,100	$2.85	44d	1	0.38mi

HOA detail condo

• Monthly dues: $683 · $8,196/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $895,000 Active 66 DOM
2. 2026-06-17
   days on market $895,000 Active 65 DOM
3. 2026-06-16
   days on market $895,000 Active 64 DOM
4. 2026-06-15
   days on market $895,000 Active 63 DOM
5. 2026-06-13
   days on market $895,000 Active 61 DOM
6. 2026-06-09
   days on market $895,000 Active 57 DOM
7. 2026-06-08
   days on market $895,000 Active 56 DOM
8. 2026-06-07
   days on market $895,000 Active 55 DOM
9. 2026-06-04
   days on market $895,000 Active 52 DOM
10. 2026-06-03
    days on market $895,000 Active 51 DOM
11. 2026-06-02
    days on market $895,000 Active 50 DOM
12. 2026-06-01
    days on market $895,000 Active 49 DOM
13. 2026-05-31
    days on market $895,000 Active 48 DOM
14. 2026-04-13
    listed $895,000 Active 873-char remark

    Show marketing remark (873 chars)

    A rare opportunity in one of West Hollywood's most sought-after locations. Approx. 1,250 sq ft with a layout rarely built today, generous, functional, and easy to live in. Living and dining areas are well proportioned and open naturally, comfortable for daily use and effortless for entertaining. There is real volume here, usable square footage where it counts. Both bedrooms are properly sized and set apart from the main living areas, ideal for guests or a home office. In-unit stacked washer/dryer for added convenience. The primary suite feels like a true retreat, not an afterthought. Outside-facing corner unit with fewer shared walls, offering a level of space that often outperforms higher-priced options. What stands out is the balance. Clean lines, straightforward layout, and a flexible footprint that simply works. Opportunities like this are rare. A must-see.

15. 2002-07-05
    soldstatus $355,000
16. 1998-08-09
    soldstatus $190,000 267-char remark

    Show marketing remark (267 chars)

    PRIME WEST HOLLYWOOD LOCATION!!! BEVERLY HILLS ADJACENT. PRESTIGIOUS BUILDING. HEATED POOL. SAUNA. GYM. SUN DECKS. REC. RM. SIDEXSIDE PARKING. SPACIOUS UNIT FACES QUIET TREE LINED WETHERLYDRIVE. WONDERFUL CLOSET & STORAGE SPACES. WET BAR. BRIGHT AND CLEAN UNIT.

17. 1998-08-06
    soldstatus $190,000
18. 1998-06-20
    historical 267-char remark

    Show marketing remark (267 chars)

    PRIME WEST HOLLYWOOD LOCATION!!! BEVERLY HILLS ADJACENT. PRESTIGIOUS BUILDING. HEATED POOL. SAUNA. GYM. SUN DECKS. REC. RM. SIDEXSIDE PARKING. SPACIOUS UNIT FACES QUIET TREE LINED WETHERLYDRIVE. WONDERFUL CLOSET & STORAGE SPACES. WET BAR. BRIGHT AND CLEAN UNIT.

19. 1998-03-05
    listed $199,000 267-char remark

    Show marketing remark (267 chars)

    PRIME WEST HOLLYWOOD LOCATION!!! BEVERLY HILLS ADJACENT. PRESTIGIOUS BUILDING. HEATED POOL. SAUNA. GYM. SUN DECKS. REC. RM. SIDEXSIDE PARKING. SPACIOUS UNIT FACES QUIET TREE LINED WETHERLYDRIVE. WONDERFUL CLOSET & STORAGE SPACES. WET BAR. BRIGHT AND CLEAN UNIT.

20. 1988-04-28
    soldstatus $135,000

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $6,802 · $567/mo
• Expected delta: +$2,919/yr (+$243/mo · 75.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $67,983
• − Mortgage interest: −$50,134
• − Property taxes: −$3,883
• − Insurance: −$4,475
• − Repairs & maintenance: −$5,439
• − Management: −$5,439
• − HOA: −$8,196
• − Depreciation: −$26,036
• Taxable loss: −$35,618
• Est. tax savings @ 24.0%: +$8,548
• After-tax cash flow: $-10,621/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 — West Hollywood

• Score: 70/100
• State rank: #239
• US rank: #7852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hollywood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 20,961
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 20,961
• Household income: $107,987
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2412.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Italian 4%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 7% Other Indo-European 4% Russian/Polish/Slavic 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: ▲ 0.76%
• Current HPI: 323.1842
• Rent YoY: ▼ -0.54%
• 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

+563.0% since first listed

7 events — show timeline

• 2026-04-13 Listed $895,000 TheMLS
• 2002-07-05 Sold (Public Records) $355,000 Public Records
• 1998-08-09 Sold (MLS) $190,000 TheMLS
• 1998-08-06 Sold (Public Records) $190,000 Public Records
• 1998-06-20 Delisted — TheMLS
• 1998-03-05 Listed $199,000 TheMLS
• 1988-04-28 Sold (Public Records) $135,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,883 · +2.8% YoY. Source: county tax records.