1920 Canal St · Los Angeles, CA 90291

$1,595,000

3 bd · 3.0 ba · 2,012 sqft · MultiFamily public records · 93 Days on market

Built 1979 2,992 sqft lot $793/sqft · 9% below area Est $1762k · 9% under

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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 +11.8/15.0
• Cash flow +8.0/30.0
• Appreciation +4.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0

Multi-family units

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

Listing remarks MLS

1920 Canal Street in Venice, CA presents a prime duplex opportunity in one of Los Angeles’ most desirable rental markets. The property features a downstairs 1-bedroom unit and an upstairs 2-bedroom unit, both currently occupied, each with in-unit laundry and private outdoor space. The building is non-RSO and includes one approved permit for a studio ADU — providing the opportunity to unlock additional rental income or flexible live/work possibilities. Drive-by only – please do not disturb occupants. Contact for OM.

Key facts

• Coastal location
• In unit laundry
• 2,992 sq ft lot

Tags

• IN UNIT LAUNDRY
• PRIVATE OUTDOOR SPACE
• APPROVED PERMIT FOR STUDIO ADU
• COASTAL LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative. Per door: $-1k/mo.
• To cash-flow at today's rent, offer at most $1.23M (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.08M (32.0% below list).
• Recommended offer: $1.08M (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 227 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); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,843/mo this rent would consume 106% of the median local household income ($123k/yr) (locally 2471% 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 (-0.8%/yr); year-one equity from $11k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $954k; list at $1.59M implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,084,300 (32.0% 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 93 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.68% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 12.3

CMA / ARV

• ARV (median comp): $1,762,189
• List price: $1,595,000
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 Canal St	0.01mi	3/3.0	2,107 (+5%)	1mo	$1,630,000	$774	91
312 Market St	0.25mi	4/3.0 (+1)	1,960 (-3%)	14mo	$1,812,000	$924	67
307 Venice Way	0.09mi	3/3.0	1,793 (-11%)	19mo	$1,581,000	$882	62
2216 Pacific Ave	0.14mi	2/3.0 (-1)	1,798 (-11%)	13mo	$1,300,000	$723	60
1702 Abbot Kinney Blvd	0.45mi	4/3.0 (+1)	1,867 (-7%)	10mo	$1,435,000	$769	54
125 Brooks Ave	0.50mi	4/3.0 (+1)	2,173 (+8%)	6mo	$1,825,000	$840	53
580 Venice Blvd	0.44mi	4/2.0 (+1)	1,914 (-5%)	13mo	$1,850,000	$967	52
224 Horizon Ave	0.26mi	4/4.0 (+1)	2,298 (+14%)	8mo	$1,919,000	$835	49
346 Brooks Ave	0.53mi	4/3.0 (+1)	1,830 (-9%)	9mo	$1,770,000	$967	48
238 Horizon Ave	0.27mi	4/2.0 (+1)	2,242 (+11%)	19mo	$2,078,000	$927	44

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

Projected returns pro-forma

-0.81% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.41×
• Total profit: $-265,171
• Equity at exit: $399,688

10-year hold

• IRR: -9.2%
• Equity multiple: 0.19×
• Total profit: $-360,234
• Equity at exit: $432,336

Cash invested: $446,600 (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 90291

• Home prices YoY: -0.2%
• Rents YoY: 0.5%
• Active inventory: 227
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $10,843 high
• Mortgage (P&I): −$8,364
• Tax from tax record: −$1,191 /mo · $14,290/yr
• Insurance: −$665
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,277
• Net cashflow: $-2,080

Break-even live

Break-even rent $13,476

Max offer price $1,227,492

Occupancy floor —

Sensitivity live

Price	-10% $-1,177	-5% $-1,629	+0% $-2,080	+5% $-2,532	+10% $-2,983
Rent	-10% $-2,937	-5% $-2,509	+0% $-2,080	+5% $-1,652	+10% $-1,224
Rate	-1.0pp $-1,277	-0.5pp $-1,675	base $-2,080	+0.5pp $-2,494	+1.0pp $-2,914

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$10,842
Total (2 units)			$10,843

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 19th Ave Venice, CA	3.0	3.0	2150	$8,998	$4.19	45d	1	0.06mi
234 Grand Blvd Venice, CA	3.0	3.5	2768	$11,995	$4.33	16d	1	0.13mi
411 Grand Blvd Venice, CA	4.0	4.0	2746	$19,950	$7.27	45d	1	0.18mi
411 Linnie Canal Venice, CA	3.0	2.0	1945	$14,000	$7.20	3d	1	0.22mi
522 Grand Blvd Venice, CA	4.0	3.0	2220	$10,250	$4.62	45d	1	0.25mi
524 Rialto Ave Venice, CA	3.0	3.0	2990	$17,000	$5.69	25d	1	0.29mi
225 Sherman Canal Venice, CA	3.0	2.5	2893	$11,000	$3.80	45d	1	0.29mi
487 Carroll Ave Unit 489 Venice, CA	2.0	2.5	1400	$6,995	$5.00	9d	1	0.29mi
20 28th Ave Unit B Venice, CA	3.0	2.0	1462	$7,995	$5.47	45d	1	0.39mi
20 28th Ave Unit A Venice, CA	3.0	2.0	1832	$10,450	$5.70	25d	1	0.39mi
22 28th Ave Venice, CA	3.0	4.0	1800	$8,500	$4.72	45d	1	0.39mi
582 Venice Blvd Unit A Venice, CA	2.0	1.0	1400	$4,995	$3.57	45d	1	0.47mi
3007 Ocean Front Walk Venice, CA	3.0	4.0	2060	$18,000	$8.74	45d	1	0.48mi
632 California Ave Venice, CA	3.0	1.0	1600	$9,995	$6.25	6d	1	0.50mi
2425 Clement Ave Venice, CA	3.0	3.0	2966	$15,555	$5.24	25d	1	0.50mi
3111 Via Dolce #301 Marina del Rey, CA	3.0	3.0	2230	$9,750	$4.37	45d	1	0.52mi
815 Hampton Dr #7 Venice, CA	2.0	3.0	1599	$7,999	$5.00	23d	1	0.55mi
546 Broadway St Venice, CA	3.0	3.0	2200	$14,999	$6.82	45d	1	0.57mi
1670 Electric Ave Venice, CA	3.0	3.0	1951	$11,000	$5.64	45d	1	0.60mi
122 Buccaneer St #3 Marina Del Rey, CA	2.0	2.0	1550	$6,250	$4.03	45d	1	0.60mi
3305 Ocean Front Walk Unit 2 Marina Del Rey, CA	3.0	3.0	1560	$9,500	$6.09	45d	1	0.61mi
660 San Juan Ave Venice, CA	3.0	2.5	1580	$7,495	$4.74	6d	1	0.62mi
45 Thornton Ave Unit 45 Venice, CA	2.0	2.0	1416	$4,495	$3.17	25d	1	0.62mi
24 Catamaran St #1149 Marina Del Rey, CA	3.0	4.0	2100	$6,010	$2.86	25d	1	0.64mi
749 Milwood Ave Venice, CA	4.0	3.0	2514	$24,000	$9.55	8d	1	0.68mi
602 Victoria Ave Venice, CA	4.0	3.0	1944	$7,795	$4.01	45d	1	0.70mi
661 Broadway St Venice, CA	3.0	3.0	2920	$17,900	$6.13	45d	1	0.70mi
1 Eastwind St #203 Marina del Rey, CA	2.0	2.0	1465	$13,000	$8.87	25d	1	0.72mi
678 Broadway St Venice, CA	4.0	3.0	2495	$14,300	$5.73	25d	1	0.72mi
4157 Via Marina Marina Del Rey, CA	1.0–2.0	1.0–2.0	1079	$5,640	$5.22	0d	46	0.73mi
3616 Via Dolce Marina del Rey, CA	3.0	2.5	1650	$6,495	$3.94	25d	1	0.73mi
3616 Via Dolce Marina del Rey, CA	3.0	2.5	1650	$6,495	$3.94	6d	1	0.73mi
427 Sunset Ave Venice, CA	2.0	1.5	1794	$7,000	$3.90	45d	1	0.75mi
115 Galleon St Unit A Marina Del Rey, CA	3.0	3.0	2000	$8,500	$4.25	16d	1	0.79mi
821 Nowita Pl Venice, CA	3.0	2.5	2036	$17,500	$8.60	45d	1	0.79mi
123 Galleon St Unit B Marina Del Rey, CA	3.0	2.0	1650	$6,500	$3.94	45d	1	0.80mi
844 California Ave Venice, CA	3.0	2.5	2265	$15,000	$6.62	45d	1	0.81mi
652 Woodlawn Ave Venice, CA	3.0	3.0	1840	$12,500	$6.79	25d	1	0.81mi
126 Galleon St Marina del Rey, CA	3.0	2.0	1500	$5,900	$3.93	45d	1	0.82mi
3806 Ocean Front Walk Apt 2 Marina Del Rey, CA	4.0	5.0	2521	$20,000	$7.93	45d	1	0.83mi

Listing history 23 events

1. 2026-06-21
   days on market $1,595,000 Active 93 DOM
2. 2026-06-18
   days on market $1,595,000 Active 90 DOM
3. 2026-06-17
   days on market $1,595,000 Active 89 DOM
4. 2026-06-16
   days on market $1,595,000 Active 88 DOM
5. 2026-06-15
   days on market $1,595,000 Active 87 DOM
6. 2026-06-13
   days on market $1,595,000 Active 85 DOM
7. 2026-06-09
   days on market $1,595,000 Active 81 DOM
8. 2026-06-08
   days on market $1,595,000 Active 80 DOM
9. 2026-06-07
   days on market $1,595,000 Active 79 DOM
10. 2026-06-04
    days on market $1,595,000 Active 76 DOM
11. 2026-06-03
    days on market $1,595,000 Active 75 DOM
12. 2026-06-02
    days on market $1,595,000 Active 74 DOM
13. 2026-06-01
    days on market $1,595,000 Active 73 DOM
14. 2026-05-31
    days on market $1,595,000 Active 72 DOM
15. 2026-04-22
    status Active 538-char remark

    Show marketing remark (538 chars)

    1920 Canal Street in Venice, CA presents a prime duplex opportunity in one of Los Angeles’ most desirable rental markets. The property features a downstairs 1-bedroom unit and an upstairs 2-bedroom unit, both currently occupied, each with in-unit laundry and private outdoor space. The building is non-RSO and includes one approved permit for a studio ADU — providing the opportunity to unlock additional rental income or flexible live/work possibilities. Drive-by only – please do not disturb occupants. Contact for OM.

16. 2026-04-09
    historical Active Under Contract 538-char remark

    Show marketing remark (538 chars)

    1920 Canal Street in Venice, CA presents a prime duplex opportunity in one of Los Angeles’ most desirable rental markets. The property features a downstairs 1-bedroom unit and an upstairs 2-bedroom unit, both currently occupied, each with in-unit laundry and private outdoor space. The building is non-RSO and includes one approved permit for a studio ADU — providing the opportunity to unlock additional rental income or flexible live/work possibilities. Drive-by only – please do not disturb occupants. Contact for OM.

17. 2026-03-20
    listed $1,595,000 Active 538-char remark

    Show marketing remark (538 chars)

    1920 Canal Street in Venice, CA presents a prime duplex opportunity in one of Los Angeles’ most desirable rental markets. The property features a downstairs 1-bedroom unit and an upstairs 2-bedroom unit, both currently occupied, each with in-unit laundry and private outdoor space. The building is non-RSO and includes one approved permit for a studio ADU — providing the opportunity to unlock additional rental income or flexible live/work possibilities. Drive-by only – please do not disturb occupants. Contact for OM.

18. 2022-05-17
    historical
19. 2022-05-06
    price $1,750,000
20. 2022-04-08
    listed $1,995,000 Active
21. 2012-08-31
    soldstatus $954,500
22. 2010-11-30
    historical Expired
23. 2010-04-29
    listed 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: $14,290 · $1,191/mo
• Projected year-2 tax: $14,290 · $1,191/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 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,116
• − Mortgage interest: −$89,345
• − Property taxes: −$14,290
• − Insurance: −$13,094
• − Repairs & maintenance: −$10,409
• − Management: −$10,409
• − Depreciation: −$46,400
• Taxable loss: −$53,831
• Est. tax savings @ 24.0%: +$12,920
• After-tax cash flow: $-12,045/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): 26,324
• Household income: $122,738
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 2471.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Two or more races 11% Asian 6% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 21% · Canada, China, Dominican Republic
• Languages at home: 72% English-only · Spanish 13% French/Haitian/Cajun 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: ▼ -0.81%
• Current HPI: 377.6708
• Rent YoY: ▲ 0.53%
• 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

+67.1% since first listed

9 events — show timeline

• 2026-04-22 Relisted — CRMLS
• 2026-04-09 Contingent — CRMLS
• 2026-03-20 Listed $1,595,000 CRMLS
• 2022-05-17 Listing Removed — CRMLS
• 2022-05-06 Price Changed $1,750,000 CRMLS
• 2022-04-08 Listed $1,995,000 CRMLS
• 2012-08-31 Sold (Public Records) $954,500 Public Records
• 2010-11-30 Delisted — TheMLS
• 2010-04-29 Listed — TheMLS

Property tax history

+7.4%/yr

Latest (2025): $14,290 · +1.2% YoY. Source: county tax records.