826 Hyperion Ave · Los Angeles, CA 90029

$1,950,000

12 bd · 6.0 ba · 5,640 sqft · MultiFamily public records · 132 Days on market

Built 1956 7,547 sqft lot $346/sqft · at area comps Est $2068k · 6% under

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Why this score? — see what drove the C- 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).

• Cash flow +19.9/30.0
• ARV discount +10.1/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

PRICE IMPROVEMENT! Prime 6 Unit Silver Lake Investment Property - Three Units Delivered VacantWell maintained asset on the market for the first time in a generation. Three units are vacant and ready day one for your updates. Capitalize on Silver Lake's strong rental demand for a submarket market best 7.53% purchase CAP rate. All units are large two bedroom one baths (950 sf +/-) with functional floor plans and include; spacious living room with lots of natural light, dining area, separate kitchen, full bath and 2 generous sized bedrooms. Four units have the potential for private outdoor space (2 units have balconies and 2 have patio areas). Located close to Sunset Junction, Farmers Market, Erewhon, Intelligensia, Bacarai and the Virgil Village; Sqirl, Budoniki, Courage BagelsAdditional property features include four car port parking space and shared coin operated laundry room. Don't miss this opportunity to acquire a building with both say one and future upside.

Key facts

• Separate kitchen
• Natural light
• Dining area

Tags

• THREE UNITS DELIVERED VACANT
• LARGE TWO BEDROOM ONE BATHS
• SPACIOUS LIVING ROOM
• NATURAL LIGHT
• DINING AREA
• SEPARATE KITCHEN

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $394/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.77M (9.4% below list).
• Recommended offer: $1.72M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 76 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $17,671/mo this rent would consume 351% of the median local household income ($60k/yr) (locally 3614% 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 $13k of loan paydown is wiped out by about $58k 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 132 days — a 12% lower offer ($1.72M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $225k; list at $1.95M implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,716,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.91% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $2,068,003
• List price: $1,950,000
• Delta: -5.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1651 Golden Gate Ave	0.59mi	11/9.0 (-1)	6,358 (+13%)	4mo	$2,075,000	$326	30
738 N Vendome St	0.57mi	12/12.0	6,183 (+10%)	20mo	$1,250,000	$202	21

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-215,069
• Equity at exit: $290,751

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-185,734
• Equity at exit: $168,600

Cash invested: $546,000 (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 90029

• Rents YoY: 0.2%
• Active inventory: 76
• Price-to-rent: 55.2×

Monthly cashflow live

• Estimated rent: $17,671 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$560 /mo · $6,722/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,711
• Net cashflow: $2,361

Break-even live

Break-even rent $14,682

Max offer price $1,950,000

Occupancy floor 82%

Sensitivity live

Price	-10% $3,465	-5% $2,913	+0% $2,361	+5% $1,809	+10% $1,258
Rent	-10% $965	-5% $1,663	+0% $2,361	+5% $3,059	+10% $3,757
Rate	-1.0pp $3,343	-0.5pp $2,857	base $2,361	+0.5pp $1,856	+1.0pp $1,342

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$17,670
Total (6 units)			$17,671

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $1,950,000 Pending 132 DOM
2. 2026-06-16
   days on market $1,950,000 Backup Offers Accepted 132 DOM
3. 2026-06-15
   days on market $1,950,000 Backup Offers Accepted 131 DOM
4. 2026-06-13
   days on market $1,950,000 Backup Offers Accepted 129 DOM
5. 2026-06-09
   days on market $1,950,000 Backup Offers Accepted 125 DOM
6. 2026-06-08
   days on market $1,950,000 Backup Offers Accepted 124 DOM
7. 2026-06-07
   days on market $1,950,000 Backup Offers Accepted 123 DOM
8. 2026-06-04
   days on market $1,950,000 Backup Offers Accepted 120 DOM
9. 2026-06-03
   days on market $1,950,000 Backup Offers Accepted 119 DOM
10. 2026-06-02
    days on market $1,950,000 Backup Offers Accepted 118 DOM
11. 2026-06-01
    days on market $1,950,000 Backup Offers Accepted 117 DOM
12. 2026-05-31
    days on market $1,950,000 Backup Offers Accepted 116 DOM
13. 2026-05-14
    historical Backup Offers Accepted 977-char remark

    Show marketing remark (977 chars)

    PRICE IMPROVEMENT! Prime 6 Unit Silver Lake Investment Property - Three Units Delivered VacantWell maintained asset on the market for the first time in a generation. Three units are vacant and ready day one for your updates. Capitalize on Silver Lake's strong rental demand for a submarket market best 7.53% purchase CAP rate. All units are large two bedroom one baths (950 sf +/-) with functional floor plans and include; spacious living room with lots of natural light, dining area, separate kitchen, full bath and 2 generous sized bedrooms. Four units have the potential for private outdoor space (2 units have balconies and 2 have patio areas). Located close to Sunset Junction, Farmers Market, Erewhon, Intelligensia, Bacarai and the Virgil Village; Sqirl, Budoniki, Courage BagelsAdditional property features include four car port parking space and shared coin operated laundry room. Don't miss this opportunity to acquire a building with both say one and future upside.

14. 2026-04-29
    price $1,950,000 977-char remark

    Show marketing remark (977 chars)

    PRICE IMPROVEMENT! Prime 6 Unit Silver Lake Investment Property - Three Units Delivered VacantWell maintained asset on the market for the first time in a generation. Three units are vacant and ready day one for your updates. Capitalize on Silver Lake's strong rental demand for a submarket market best 7.53% purchase CAP rate. All units are large two bedroom one baths (950 sf +/-) with functional floor plans and include; spacious living room with lots of natural light, dining area, separate kitchen, full bath and 2 generous sized bedrooms. Four units have the potential for private outdoor space (2 units have balconies and 2 have patio areas). Located close to Sunset Junction, Farmers Market, Erewhon, Intelligensia, Bacarai and the Virgil Village; Sqirl, Budoniki, Courage BagelsAdditional property features include four car port parking space and shared coin operated laundry room. Don't miss this opportunity to acquire a building with both say one and future upside.

15. 2026-02-04
    listed $2,095,000 Active 977-char remark

    Show marketing remark (977 chars)

    PRICE IMPROVEMENT! Prime 6 Unit Silver Lake Investment Property - Three Units Delivered VacantWell maintained asset on the market for the first time in a generation. Three units are vacant and ready day one for your updates. Capitalize on Silver Lake's strong rental demand for a submarket market best 7.53% purchase CAP rate. All units are large two bedroom one baths (950 sf +/-) with functional floor plans and include; spacious living room with lots of natural light, dining area, separate kitchen, full bath and 2 generous sized bedrooms. Four units have the potential for private outdoor space (2 units have balconies and 2 have patio areas). Located close to Sunset Junction, Farmers Market, Erewhon, Intelligensia, Bacarai and the Virgil Village; Sqirl, Budoniki, Courage BagelsAdditional property features include four car port parking space and shared coin operated laundry room. Don't miss this opportunity to acquire a building with both say one and future upside.

16. 1983-08-26
    soldstatus $225,000

ⓘ 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: $6,722 · $560/mo
• Projected year-2 tax: $14,820 · $1,235/mo
• Expected delta: +$8,098/yr (+$675/mo · 120.5%)

ⓘ 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 ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $212,052
• − Mortgage interest: −$109,230
• − Property taxes: −$6,722
• − Insurance: −$9,750
• − Repairs & maintenance: −$16,964
• − Management: −$16,964
• − Depreciation: −$56,727
• Taxable loss: −$4,306
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $29,370/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): 33,303
• Household income: $60,440
• Rent vs Own: 89.7% rent · 10.3% own
• Severe rent burden: 3614.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 27% Asian 17% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 1% Romanian 1% Slovak 1%
• Foreign-born: 49% · Canada, China, South Korea
• Languages at home: 33% English-only · Spanish 45% Tagalog/Filipino 9% Other Indo-European 6%

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: ▼ -292.27%
• Current HPI: 451.0593
• Rent YoY: ▲ 0.19%
• 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

+766.7% since first listed

4 events — show timeline

• 2026-05-14 Contingent — TheMLS
• 2026-04-29 Price Changed $1,950,000 TheMLS
• 2026-02-04 Listed $2,095,000 TheMLS
• 1983-08-26 Sold (Public Records) $225,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $6,722 · +2.1% YoY. Source: county tax records.