12314 Washington Pl · Culver City, CA 90066

$1,498,000

8 bd · 4.0 ba · 3,488 sqft · MultiFamily public records · 13 Days on market

Built 1950 6,130 sqft lot $429/sqft · 13% below area Est $1720k · 13% under

---

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 +13.3/15.0
• Cash flow +8.5/30.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

12314 Washington Pl is a well-located 4-unit multifamily property in Culver City featuring an all 2-bed/1-bath unit mix. Built in 1950, the property sits on a 6,130 SF lot with 3,488 SF of improvements and 4 on-site parking spaces. Each unit averages approximately 872 SF. Current rent roll: Unit A: 2+1 at $2,058/mo; Unit B: 2+1 at $2,058/mo; Unit C: 2+1 at $2,058/mo; Unit D: 2+1 at $2,058/mo. Total current scheduled rent is $8,232/mo, with all four units currently occupied. Market rent is projected at $3,200/mo per unit, creating approximately 55% rent-to-market upside and a pro forma scheduled rent of $12,800/mo. Offered at $1,498,000, the property is priced at $374,500/unit and $429/SF wi

Key facts

• Culver city adjacent
• Approved adu plans
• 4 unit multifamily

Tags

• 4 UNIT MULTIFAMILY
• CULVER CITY ADJACENT
• 6 130 SF LOT
• BRAND NEW ROOF
• COMPLETE EXTERIOR REPAINT
• APPROVED ADU PLANS

Property features AI

Finance

• Other: Zoning: CCR4YY
• Financial info: Gross income approximately $98,784; Gross operating income approximately $95,820; Net operating income approximately $63,344; Total annual expenses approximately $32,476.36; Cap rate about 4.23%; Gross rent multiplier about 15.16; Unit rent examples: current/unit rent listed as $2,058; projected/unit rent $3,200; actual total listed $8,232
• HOA & community: Complex contains 4 units

Exterior

• Parking: Driveway parking; Total of 4 parking spaces
• Security: No security details provided
• Utilities: No additional utility details provided
• Home design: Residential income property; Two total floors; Multi-level layout
• Construction: No construction material, roof, foundation, or year built provided
• Exterior features: Stall(s) (other structures); Lot approximately 0.14 acres

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four 2-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Units with 1 bathroom each
• Heating & cooling: Wall heat; Wall/window unit cooling
• Interior features: Wall/window cooling units; Wall heating
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative. Per door: $-330/mo.
• To cash-flow at today's rent, offer at most $1.26M (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.17M (22.0% below list).
• Recommended offer: $1.17M (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.1% in Culver City — 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 73/100 on livability (#163 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Culver City Unified (suburban): math 53% / reading 62% proficiency, ranked #79 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Culver City Middle (math 53% / reading 64%, grade B, #64 of 498 statewide, top 13%, 1,583 students, 40% FRL).
• Market conditions: Rents soft (-0.1%/yr); 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,690/mo this rent would consume 123% of the median local household income ($114k/yr) (locally 3174% 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 $10k of loan paydown is wiped out by about $45k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 4y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,169,000 (22.0% 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. 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.78% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,719,658
• List price: $1,498,000
• Delta: -18.70%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12304 Washington Pl	0.02mi	8/4.0	3,488 (0%)	5mo	$1,775,000	$509	95
3608 S Centinela Ave	0.68mi	8/4.0	3,139 (-10%)	20mo	$1,900,000	$605	35

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.14×
• Total profit: $-360,886
• Equity at exit: $223,357

10-year hold

• IRR: -37.4%
• Equity multiple: -0.32×
• Total profit: $-553,829
• Equity at exit: $129,520

Cash invested: $419,440 (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 90066

• Rents YoY: -0.1%
• Active inventory: 158
• Price-to-rent: 42.7×

Monthly cashflow live

• Estimated rent: $11,690 high
• Mortgage (P&I): −$7,856
• Tax from tax record: −$2,077 /mo · $24,925/yr
• Insurance: −$624
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,455
• Net cashflow: $-1,322

Break-even live

Break-even rent $13,363

Max offer price $1,264,491

Occupancy floor —

Sensitivity live

Price	-10% $-474	-5% $-898	+0% $-1,322	+5% $-1,746	+10% $-2,170
Rent	-10% $-2,245	-5% $-1,784	+0% $-1,322	+5% $-860	+10% $-398
Rate	-1.0pp $-567	-0.5pp $-941	base $-1,322	+0.5pp $-1,710	+1.0pp $-2,105

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$11,688
Total (4 units)			$11,690

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: $374,500
• Closing costs: $44,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 S Barrington Ave Los Angeles, CA	8.0	5.0	3221	$15,250	$4.73	25d	1	0.63mi

Listing history 33 events

1. 2026-06-21
   days on market $1,498,000 Active 13 DOM
2. 2026-06-18
   days on market $1,498,000 Active 10 DOM
3. 2026-06-17
   days on market $1,498,000 Active 9 DOM
4. 2026-06-16
   days on market $1,498,000 Active 8 DOM
5. 2026-06-15
   days on market $1,498,000 Active 7 DOM
6. 2026-06-13
   days on market $1,498,000 Active 5 DOM
7. 2026-06-13
   days on market $1,498,000 Active 4 DOM
8. 2026-06-09
   pricedays on marketlisting id $1,498,000 Active 1 DOM
9. 2026-06-01
   days on market $1,398,000 Active 21 DOM
10. 2026-05-31
    days on market $1,398,000 Active 20 DOM
11. 2026-05-11
    listed $1,498,000 Active 1661-char remark
12. 2026-05-07
    historical
13. 2026-04-27
    price $1,558,000
14. 2026-04-08
    price $1,630,000
15. 2026-03-23
    price $1,690,000
16. 2026-03-17
    price $1,775,000
17. 2026-03-09
    price $1,780,000
18. 2026-02-17
    listed $1,880,000 Active
19. 2026-01-16
    historical
20. 2025-12-13
    price $1,998,000
21. 2025-12-12
    listed $1,198,000 Active
22. 2025-04-01
    status Active
23. 2025-03-18
    status Active
24. 2024-12-03
    status Active
25. 2024-10-08
    listed $2,088,000 Active
26. 2024-10-08
    historical
27. 2022-04-18
    soldstatus $3,510,000
28. 2022-04-15
    soldstatus $1,755,000 Sold
29. 2022-03-03
    historical Backup Offers Accepted
30. 2022-02-04
    price $1,799,000
31. 2022-01-13
    listed $1,799,000
32. 2022-01-13
    listed $2,050,000 Active
33. 1976-12-31
    soldstatus $88,000

ⓘ 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: $24,925 · $2,077/mo
• Projected year-2 tax: $24,925 · $2,077/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 (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $140,280
• − Mortgage interest: −$83,911
• − Property taxes: −$24,925
• − Insurance: −$7,490
• − Repairs & maintenance: −$11,222
• − Management: −$11,222
• − Depreciation: −$43,578
• Taxable loss: −$42,069
• Est. tax savings @ 24.0%: +$10,097
• After-tax cash flow: $-5,765/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: Culver City Unified
• NCES district ID: 0610260
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $78,489
• Composite: 51.7/100
• National rank: #1689
• State rank: #79 of 517 in CA

Livability — Culver City

• Score: 73/100
• State rank: #163
• US rank: #5340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver City, CA
• County: Los Angeles County · 9,444,647 people
• City population: 47,563
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,740
• Household income: $114,141
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3174.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 25% Asian 16% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 4% Chinese 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: ▼ -1200.36%
• Current HPI: 466.5309
• Rent YoY: ▼ -0.08%
• 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

+1602.3% since first listed

25 events — show timeline

• 2026-06-08 Listed $1,498,000 TheMLS
• 2026-05-23 Price Changed — TheMLS
• 2026-05-11 Listed — TheMLS
• 2026-05-07 Listing Removed — CRMLS
• 2026-04-27 Price Changed $1,558,000 CRMLS
• 2026-04-08 Price Changed $1,630,000 CRMLS
• 2026-03-23 Price Changed $1,690,000 CRMLS
• 2026-03-17 Price Changed $1,775,000 CRMLS
• 2026-03-09 Price Changed $1,780,000 CRMLS
• 2026-02-17 Listed $1,880,000 CRMLS
• 2026-01-16 Listing Removed — CSMAR
• 2025-12-13 Price Changed $1,998,000 CSMAR
• 2025-12-12 Listed $1,198,000 CSMAR
• 2025-04-01 Relisted — CRMLS
• 2025-03-18 Relisted — CRMLS
• 2024-12-03 Relisted — CRMLS
• 2024-10-08 Listed $2,088,000 CRMLS
• 2024-10-08 Coming Soon — CRMLS
• 2022-04-18 Sold (Public Records) $3,510,000 Public Records
• 2022-04-15 Sold (MLS) $1,755,000 TheMLS
• 2022-03-03 Contingent — TheMLS
• 2022-02-04 Price Changed $1,799,000 TheMLS
• 2022-01-13 Listed $2,050,000 TheMLS
• 2022-01-13 Listed $1,799,000 SDMLS
• 1976-12-31 Sold (Public Records) $88,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $24,925 · +2.7% YoY. Source: county tax records.