11513 Berendo · West Athens, CA 90044

$1,545,000

8 bd · 4.0 ba · 3,692 sqft · MultiFamily public records · 52 Days on market

Built 1950 0.26 ac lot $418/sqft · 60% above area

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

Key facts

• Multifamily asset
• Approved plans
• Large lot

Tags

• MULTIFAMILY ASSET
• LARGE LOT
• APPROVED PLANS
• TOWNHOME-STYLE ADUS
• INCREASE UNIT COUNT
• LONG-TERM RENTAL DEMAND

Property features AI

Finance

• Other: Total building area reported as 3,692 (units not displayed in interior/exterior per instructions); One building on the parcel
• Financial info: Gross scheduled income: $158,184; Gross income: $158,184; Net operating income: $120,806; Gross multiplier: 10.08; Operating expenses: $32,632; Some units show furnished status and listed rents or actual rents (examples: units with total/actual rents of $3,495, $2,727, $3,465)
• HOA & community: Rent control

Exterior

• Parking: 12 uncovered parking spaces (12 total parking spaces)
• Utilities: Public sewer; District/public water; One separate water meter; Four separate gas meters; Four separate electric meters
• Home design: Multifamily property with 4 units; 2 stories
• Construction: No common walls between units; Year built source: Assessor
• Exterior features: No pool; Curbs, street lighting and sidewalks in the community

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Multiple 3-bedroom units (each listed as 3 beds)
• Bathrooms: Multiple units with 2 full baths each
• Interior features: Front entry; Entry on level 1
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/2.0-bath units multifamily listed at $1.54M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive. Per door: $590/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.54M).
• Recommended offer: $1.50M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#645 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, commute A+; Watch: crime D, amenities 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 (-2.5%/yr); 172 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $19,372/mo this rent would consume 436% of the median local household income ($53k/yr) (locally 7490% 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 $11k of loan paydown is wiped out by about $46k 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 52 days — a 3% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,498,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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 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 D 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. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $966,156
• List price: $1,545,000
• Delta: 59.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11500 Berendo Ave	0.04mi	8/4.0	3,692 (0%)	12mo	$840,000	$228	88
11137 Van Buren	0.30mi	8/4.0	4,032 (+9%)	2mo	$1,049,000	$260	70

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-6,268
• Equity at exit: $230,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $163,199
• Equity at exit: $133,583

Cash invested: $432,600 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 53.2×

Monthly cashflow live

• Estimated rent: $19,372 medium
• Mortgage (P&I): −$8,102
• Tax from tax record: −$1,838 /mo · $22,055/yr
• Insurance: −$644
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,068
• Net cashflow: $4,720

Break-even live

Break-even rent $13,397

Max offer price $1,545,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 8× units	3	2	$19,376
Total (8 units)			$19,372

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: $386,250
• Closing costs: $46,350
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $1,545,000 Active 52 DOM
2. 2026-06-17
   days on market $1,545,000 Active 51 DOM
3. 2026-06-16
   days on market $1,545,000 Active 50 DOM
4. 2026-06-15
   days on market $1,545,000 Active 49 DOM
5. 2026-06-13
   pricedays on market $1,545,000 Active 47 DOM
6. 2026-06-09
   days on market $1,595,000 Active 43 DOM
7. 2026-06-08
   days on market $1,595,000 Active 42 DOM
8. 2026-06-07
   days on market $1,595,000 Active 41 DOM
9. 2026-06-04
   days on market $1,595,000 Active 38 DOM
10. 2026-06-03
    days on market $1,595,000 Active 37 DOM
11. 2026-06-02
    days on market $1,595,000 Active 36 DOM
12. 2026-06-01
    days on market $1,595,000 Active 35 DOM
13. 2026-05-31
    days on market $1,595,000 Active 34 DOM
14. 2026-04-27
    listed $1,595,000 Active 1323-char remark
15. 2022-03-15
    soldstatus $1,525,000 Closed Sale 674-char remark

    Show marketing remark (674 chars)

    This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

16. 2022-03-15
    soldstatus $1,525,000

    Show marketing remark (674 chars)

    This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

17. 2022-01-20
    status Pending Sale 674-char remark

    Show marketing remark (674 chars)

    This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

18. 2022-01-18
    price $1,625,000 674-char remark

    Show marketing remark (674 chars)

    This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

19. 2022-01-12
    listed $1,600,000 Active 674-char remark

    Show marketing remark (674 chars)

    This remodeled property has new plumbing, new electrical, new flooring, new kitchen cabinets, new appliances, new paint, new counter-tops and individual washer and dryer hookups in each unit. This property features a 3 bedroom 2 bath each in the upstairs and the down stairs in the main unit. There are 8 uncovered parking at this property as well. Come see it to appreciate this ideally placed property that is located near 105 & 100 freeways & moments away from coffee shops, boutiques, & eateries. For those who want to take a stroll the following shopping centers are the perfect distance for a midday stroll to enjoy the beautiful Los Angeles sunshine.

20. 2021-07-06
    soldstatus $1,350,000
21. 2020-05-13
    soldstatus $700,000 Closed Sale

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

22. 2020-05-13
    soldstatus $700,000

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

23. 2020-05-12
    status Pending Sale

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

24. 2020-04-19
    historical Hold Do Not Show

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

25. 2020-04-14
    status Active

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

26. 2020-04-09
    historical Hold Do Not Show

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

27. 2020-04-02
    listed $679,900 Active

    Show marketing remark (417 chars)

    FIXER, FIXER, FIXER!! The property needs a full rehab, this is a heavy fixer that needs everything! Huge upside, all units are 2 bedroom/1 bath each and 923 sqft each! Total sqft per assessors is 3,692 on a massive 11,417 sqft lot, zoned LCR3! Drive by only for now! Do not walk on property! Big rental market in this area! NO financing offers, will not qualify!! PRICED TO SELL. EXCELLENT INVESTMENT!!! LOOK NO MORE.

28. 2019-12-03
    historical
29. 2019-12-03
    historical
30. 2019-11-08
    listed Contingent
31. 2019-10-20
    historical Active Under Contract
32. 2019-10-14
    listed $674,999 Active
33. 2019-10-14
    listed $674,999
34. 2002-12-19
    soldstatus $319,000
35. 2002-12-19
    soldstatus $319,000
36. 2002-12-17
    soldstatus $263,636
37. 2002-08-29
    historical
38. 2002-02-07
    listed $319,000
39. 2002-02-07
    listed $319,000
40. 2000-09-30
    historical
41. 2000-06-27
    listed

ⓘ 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: $22,055 · $1,838/mo
• Projected year-2 tax: $22,055 · $1,838/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 5/10 Major 6 d/yr ≥87°F today · 19 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: $232,464
• − Mortgage interest: −$86,544
• − Property taxes: −$22,055
• − Insurance: −$7,725
• − Repairs & maintenance: −$18,597
• − Management: −$18,597
• − Depreciation: −$44,945
• Taxable income: $34,001
• Est. tax owed @ 24.0%: −$8,160
• After-tax cash flow: $48,481/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 Athens

• Score: 59/100
• State rank: #645
• US rank: #20146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Athens, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+384.3% since first listed

29 events — show timeline

• 2026-06-10 Price Changed $1,545,000 CRMLS
• 2026-04-27 Listed $1,595,000 CRMLS
• 2022-03-15 Sold (Public Records) $1,525,000 Public Records
• 2022-03-15 Sold (MLS) $1,525,000 CRMLS
• 2022-01-20 Pending — CRMLS
• 2022-01-18 Price Changed $1,625,000 CRMLS
• 2022-01-12 Listed $1,600,000 CRMLS
• 2021-07-06 Sold (Public Records) $1,350,000 Public Records
• 2020-05-13 Sold (Public Records) $700,000 Public Records
• 2020-05-13 Sold (MLS) $700,000 CRMLS
• 2020-05-12 Pending — CRMLS
• 2020-04-19 Delisted — CRMLS
• 2020-04-14 Relisted — CRMLS
• 2020-04-09 Delisted — CRMLS
• 2020-04-02 Listed $679,900 CRMLS
• 2019-12-03 Listing Removed — SDMLS
• 2019-12-03 Listing Removed — CRMLS
• 2019-11-08 Listed — SDMLS
• 2019-10-20 Contingent — CRMLS
• 2019-10-14 Listed $674,999 SDMLS
• 2019-10-14 Listed $674,999 CRMLS
• 2002-12-19 Sold (MLS) $319,000 CRMLS
• 2002-12-19 Sold (MLS) $319,000 TheMLS
• 2002-12-17 Sold (Public Records) $263,636 Public Records
• 2002-08-29 Delisted — TheMLS
• 2002-02-07 Listed $319,000 CRMLS
• 2002-02-07 Listed $319,000 TheMLS
• 2000-09-30 Delisted — TheMLS
• 2000-06-27 Listed — TheMLS

Property tax history

+9.3%/yr

Latest (2025): $22,055 · +3.8% YoY. Source: county tax records.