4909 Coldwater Canyon Ave · Los Angeles, CA 91423

$1,699,000

6 bd · 6.0 ba · 5,412 sqft · MultiFamily public records · 95 Days on market

Built 1952 0.27 ac lot $314/sqft · 23% below area Est $2198k · 23% 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 +15.0/15.0
• Cash flow +8.5/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• 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 (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

4909 Coldwater Canyon Avenue presents a premier investment opportunity to acquire a well-maintained 6-unitmultifamily asset in the heart of Sherman Oaks, one of the San Fernando Valley's most resilient and high-demand rental submarkets. Comprising a strategic mix of four spacious one-bedroom/one-bathroom units and two large two bedroom/one-bathroom units, the property offers a classic aesthetic paired with functional layouts that consistently outperform high-density modern developments in tenant retention. Sherman Oaks continues to lead the San Fernando Valley in stability, characterized by tight inventory and a steady influx of high-income professionals. While the broader Los Angeles market has seen fluctuations, the 91423 zip code remains a "top choice" for families and commuters.

Key facts

• Multifamily asset
• Well maintained
• Functional layouts

Tags

• WELL MAINTAINED
• MULTIFAMILY ASSET
• HEART OF SHERMAN OAKS
• FUNCTIONAL LAYOUTS
• HIGH DEMAND RENTAL SUBMARKETS

🏷️ Possibly a rental listed for sale. The $1,699,000 price doesn't fit this home's estimated sale value (~$2,197,754) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative. Per door: $-499/mo.
• To cash-flow at today's rent, offer at most $1.43M (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.27M (25.4% below list).
• Recommended offer: $1.27M (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 rising (+1.1%/yr); 159 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $12,667/mo this rent would consume 139% of the median local household income ($109k/yr) (locally 2929% 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 $51k 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 95 days — a 9% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,266,700 (25.4% 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 95 days. Have you received any prior offers? Is the seller open to a 25% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

• ARV (median comp): $2,197,754
• List price: $1,699,000
• Delta: -22.69%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.17×
• Total profit: $-393,766
• Equity at exit: $253,326

10-year hold

• IRR: -26.6%
• Equity multiple: -0.17×
• Total profit: $-557,014
• Equity at exit: $146,898

Cash invested: $475,720 (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 91423

• Rents YoY: 1.1%
• Active inventory: 159
• Price-to-rent: 33.5×

Monthly cashflow live

• Estimated rent: $12,667 high
• Mortgage (P&I): −$8,910
• Tax from tax record: −$1,886 /mo · $22,636/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,660
• Net cashflow: $-1,497

Break-even live

Break-even rent $14,562

Max offer price $1,434,541

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$12,666
Total (3 units)			$12,667

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: $424,750
• Closing costs: $50,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12727 Landale St Studio City, CA	5.0	7.0	6226	$18,000	$2.89	44d	1	0.58mi
5141 Varna Ave Sherman Oaks, CA	6.0	6.5	4389	$24,950	$5.68	44d	1	0.69mi
4740 Sunnyslope Ave Sherman Oaks, CA	6.0	7.0	4000	$16,900	$4.22	44d	1	0.75mi
12249 Addison St North Hollywood, CA	6.0	6.5	4231	$24,500	$5.79	1d	1	0.79mi
12041 Huston St Valley Village, CA	5.0	5.0	4038	$11,995	$2.97	22d	1	1.05mi
11937 Addison St Valley Village, CA	5.0	5.5	5045	$34,500	$6.84	22d	1	1.18mi
4475 Mammoth Ave Sherman Oaks, CA	7.0	7.5	5675	$24,995	$4.40	44d	1	1.20mi
4475 Mammoth Ave Sherman Oaks, CA	7.0	7.5	5675	$23,500	$4.14	22d	1	1.20mi
4151 Greenbush Ave Sherman Oaks, CA	5.0	6.0	4700	$22,500	$4.79	44d	1	1.22mi
5632 Buffalo Ave Van Nuys, CA	5.0	6.0	4163	$11,000	$2.64	18d	1	1.29mi
12207 Valleyheart Dr Studio City, CA	6.0	6.5	4100	$24,000	$5.85	8d	1	1.33mi
12207 Valleyheart Dr Studio City, CA	6.0	6.5	4100	$22,500	$5.49	44d	1	1.33mi
4156 Sunswept Dr Studio City, CA	6.0	7.0	5706	$15,000	$2.63	14d	1	1.36mi
11748 La Maida St Valley Village, CA	5.0	5.5	4983	$19,950	$4.00	24d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $1,699,000 Active 95 DOM
2. 2026-06-17
   days on market $1,699,000 Active 94 DOM
3. 2026-06-16
   days on market $1,699,000 Active 93 DOM
4. 2026-06-15
   days on market $1,699,000 Active 92 DOM
5. 2026-06-13
   days on market $1,699,000 Active 90 DOM
6. 2026-06-09
   days on market $1,699,000 Active 86 DOM
7. 2026-06-08
   days on market $1,699,000 Active 85 DOM
8. 2026-06-07
   days on market $1,699,000 Active 84 DOM
9. 2026-06-04
   days on market $1,699,000 Active 81 DOM
10. 2026-06-03
    days on market $1,699,000 Active 80 DOM
11. 2026-06-02
    days on market $1,699,000 Active 79 DOM
12. 2026-06-01
    days on market $1,699,000 Active 78 DOM
13. 2026-05-31
    days on market $1,699,000 Active 77 DOM
14. 2026-04-17
    historical $2,000
15. 2026-04-06
    status Active 803-char remark

    Show marketing remark (803 chars)

    4909 Coldwater Canyon Avenue presents a premier investment opportunity to acquire a well-maintained 6-unitmultifamily asset in the heart of Sherman Oaks, one of the San Fernando Valley's most resilient and high-demand rental submarkets. Comprising a strategic mix of four spacious one-bedroom/one-bathroom units and two large two bedroom/one-bathroom units, the property offers a classic aesthetic paired with functional layouts that consistently outperform high-density modern developments in tenant retention. Sherman Oaks continues to lead the San Fernando Valley in stability, characterized by tight inventory and a steady influx of high-income professionals. While the broader Los Angeles market has seen fluctuations, the 91423 zip code remains a "top choice" for families and commuters.

16. 2026-03-25
    status Pending 803-char remark

    Show marketing remark (803 chars)

    4909 Coldwater Canyon Avenue presents a premier investment opportunity to acquire a well-maintained 6-unitmultifamily asset in the heart of Sherman Oaks, one of the San Fernando Valley's most resilient and high-demand rental submarkets. Comprising a strategic mix of four spacious one-bedroom/one-bathroom units and two large two bedroom/one-bathroom units, the property offers a classic aesthetic paired with functional layouts that consistently outperform high-density modern developments in tenant retention. Sherman Oaks continues to lead the San Fernando Valley in stability, characterized by tight inventory and a steady influx of high-income professionals. While the broader Los Angeles market has seen fluctuations, the 91423 zip code remains a "top choice" for families and commuters.

17. 2026-03-03
    listed $1,699,000 Active 803-char remark

    Show marketing remark (803 chars)

    4909 Coldwater Canyon Avenue presents a premier investment opportunity to acquire a well-maintained 6-unitmultifamily asset in the heart of Sherman Oaks, one of the San Fernando Valley's most resilient and high-demand rental submarkets. Comprising a strategic mix of four spacious one-bedroom/one-bathroom units and two large two bedroom/one-bathroom units, the property offers a classic aesthetic paired with functional layouts that consistently outperform high-density modern developments in tenant retention. Sherman Oaks continues to lead the San Fernando Valley in stability, characterized by tight inventory and a steady influx of high-income professionals. While the broader Los Angeles market has seen fluctuations, the 91423 zip code remains a "top choice" for families and commuters.

18. 2026-01-10
    listed $2,000
19. 2017-02-15
    soldstatus $1,550,000 Closed 1005-char remark

    Show marketing remark (1005 chars)

    Constructed in 1952, 4909 Coldwater Canyon Avenue is a two-story, six unit multifamily property, with a total building size of 5,412 square feet, on a large 11,562 square foot lot. The well maintained, recently painted, neatly landscaped property is separately metered for gas and electric, is serviced by individual water heaters, and offers an on-site laundry facility, a storage room, a shared patio area with outdoor furniture, and six individual garage parking spaces. The property offers an excellent unit mix of four one-bedroom/one-bathroom units, and two two-bedroom/one-bathroom units. The spacious units offer hardwood, tile, and carpet flooring, a gas stove, French casement windows, wall units for heating and cooling, ample closet and storage space, and a fireplace in select units. The current ownership has diligently maintained and managed the property, and the property is being offered with minimal deferred maintenance. Rents at the property are approximately ±67% below market.

20. 2017-02-15
    soldstatus $1,550,000

    Show marketing remark (1005 chars)

    Constructed in 1952, 4909 Coldwater Canyon Avenue is a two-story, six unit multifamily property, with a total building size of 5,412 square feet, on a large 11,562 square foot lot. The well maintained, recently painted, neatly landscaped property is separately metered for gas and electric, is serviced by individual water heaters, and offers an on-site laundry facility, a storage room, a shared patio area with outdoor furniture, and six individual garage parking spaces. The property offers an excellent unit mix of four one-bedroom/one-bathroom units, and two two-bedroom/one-bathroom units. The spacious units offer hardwood, tile, and carpet flooring, a gas stove, French casement windows, wall units for heating and cooling, ample closet and storage space, and a fireplace in select units. The current ownership has diligently maintained and managed the property, and the property is being offered with minimal deferred maintenance. Rents at the property are approximately ±67% below market.

21. 2017-02-15
    soldstatus $1,550,000

    Show marketing remark (1005 chars)

    Constructed in 1952, 4909 Coldwater Canyon Avenue is a two-story, six unit multifamily property, with a total building size of 5,412 square feet, on a large 11,562 square foot lot. The well maintained, recently painted, neatly landscaped property is separately metered for gas and electric, is serviced by individual water heaters, and offers an on-site laundry facility, a storage room, a shared patio area with outdoor furniture, and six individual garage parking spaces. The property offers an excellent unit mix of four one-bedroom/one-bathroom units, and two two-bedroom/one-bathroom units. The spacious units offer hardwood, tile, and carpet flooring, a gas stove, French casement windows, wall units for heating and cooling, ample closet and storage space, and a fireplace in select units. The current ownership has diligently maintained and managed the property, and the property is being offered with minimal deferred maintenance. Rents at the property are approximately ±67% below market.

22. 2016-12-28
    status Pending 1005-char remark

    Show marketing remark (1005 chars)

    Constructed in 1952, 4909 Coldwater Canyon Avenue is a two-story, six unit multifamily property, with a total building size of 5,412 square feet, on a large 11,562 square foot lot. The well maintained, recently painted, neatly landscaped property is separately metered for gas and electric, is serviced by individual water heaters, and offers an on-site laundry facility, a storage room, a shared patio area with outdoor furniture, and six individual garage parking spaces. The property offers an excellent unit mix of four one-bedroom/one-bathroom units, and two two-bedroom/one-bathroom units. The spacious units offer hardwood, tile, and carpet flooring, a gas stove, French casement windows, wall units for heating and cooling, ample closet and storage space, and a fireplace in select units. The current ownership has diligently maintained and managed the property, and the property is being offered with minimal deferred maintenance. Rents at the property are approximately ±67% below market.

23. 2016-11-17
    listed $1,575,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Constructed in 1952, 4909 Coldwater Canyon Avenue is a two-story, six unit multifamily property, with a total building size of 5,412 square feet, on a large 11,562 square foot lot. The well maintained, recently painted, neatly landscaped property is separately metered for gas and electric, is serviced by individual water heaters, and offers an on-site laundry facility, a storage room, a shared patio area with outdoor furniture, and six individual garage parking spaces. The property offers an excellent unit mix of four one-bedroom/one-bathroom units, and two two-bedroom/one-bathroom units. The spacious units offer hardwood, tile, and carpet flooring, a gas stove, French casement windows, wall units for heating and cooling, ample closet and storage space, and a fireplace in select units. The current ownership has diligently maintained and managed the property, and the property is being offered with minimal deferred maintenance. Rents at the property are approximately ±67% below market.

24. 2016-11-16
    listed $1,575,000

ⓘ 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: $22,636 · $1,886/mo
• Projected year-2 tax: $22,636 · $1,886/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $152,004
• − Mortgage interest: −$95,170
• − Property taxes: −$22,636
• − Insurance: −$8,495
• − Repairs & maintenance: −$12,160
• − Management: −$12,160
• − Depreciation: −$49,425
• Taxable loss: −$48,043
• Est. tax savings @ 24.0%: +$11,530
• After-tax cash flow: $-6,434/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): 32,328
• Household income: $109,461
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2929.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 15% Hispanic / Latino 14% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -1257.61%
• Current HPI: 449.2074
• Rent YoY: ▲ 1.15%
• 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

-99.9% since first listed

11 events — show timeline

• 2026-04-17 Rental Removed $2,000 SHOWMOJO
• 2026-04-06 Relisted — TheMLS
• 2026-03-25 Pending — TheMLS
• 2026-03-03 Listed $1,699,000 TheMLS
• 2026-01-10 Listed for Rent $2,000 SHOWMOJO
• 2017-02-15 Sold (Public Records) $1,550,000 Public Records
• 2017-02-15 Sold (MLS) $1,550,000 SDMLS
• 2017-02-15 Sold (MLS) $1,550,000 TheMLS
• 2016-12-28 Pending — TheMLS
• 2016-11-17 Listed $1,575,000 TheMLS
• 2016-11-16 Listed $1,575,000 SDMLS

Property tax history

+14.5%/yr

Latest (2025): $22,636 · +1.3% YoY. Source: county tax records.