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115 S Rockingham Ave
Score
73
Los Angeles, CA

115 S Rockingham Ave

35.0M
8 bd • 9 ba • 11,270 sf

This analysis was generated on 3/21/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

AI Property Analysis

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List Price

$34,950,000

Price/Sq.Ft

$3,101

Year Built

2025

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• Wine Cellar: Custom wine cellar with glass enclosure, adding approximately $30,000 in value. • Outdoor Kitchen and Bar: Fully equipped outdoor kitchen and bar area, adding approximately $25,000 in value. • High-End Kitchen Appliances: Professional-grade appliances, including a large island and custom cabinetry, adding approximately $40,000 in value. • Spa-Like Bathrooms: Luxurious bathrooms with high-end fixtures and finishes, adding approximately $20,000 in value. • Open Floor Plan with Large Windows: Seamless indoor-outdoor living with expansive windows and sliding doors, adding approximately $35,000 in value. • Hardwood Flooring • Smart Home Technology • Energy-Efficient Windows • Custom Cabinetry • Modern Lighting Fixtures • Price Position: At $3101.15 per square foot, this property is priced at a premium. Without comparable sales data in Brentwood, it's difficult to determine if this is justified. Further investigation into recent sales of similar luxury properties is needed. • Appreciation Trend: The property's price history shows a substantial increase from $1,650,000 in 1994 to $9,800,000 in 2022 (493.9% increase), and then to the current listing price of $34,950,000 (249.5% increase from the 2023 listing price). These increases may not be sustainable and warrant careful scrutiny. • Negotiation Opportunity: The property has been on the market for 49 days. Without local market data, it's difficult to determine if this is above or below average. However, longer days on market typically suggest more negotiation room. • Potential Equity: Property could be worth up to $1,000,000 more than the asking price • Rental Income: $4,750/month with 100% occupancy (0.0% cap rate) • Schools: The presence of a top-rated elementary school (Kenter Canyon Elementary School) adds an estimated 5-7% premium to property values compared to similar homes in areas with lower-rated schools. The middle school also contributes positively, but to a lesser extent. • Safety: Compared to state averages, violent crime is 61.9% higher, and property crime is 98.3% higher. Compared to national averages, violent crime is 48.5% higher, and property crime is 137.9% higher. Robbery is significantly higher than both state (110.4%) and national (286.2%) averages. • Future Development: No specific planned developments are mentioned that would impact the property. • Abundant natural light throughout the house, thanks to large windows and strategic placement of openings. The orientation maximizes sunlight exposure. • Open and flowing layout with excellent connectivity between indoor and outdoor spaces. The floor plan is well-suited for entertaining and modern living.
Outdoor Kitchen and Bar

Outdoor Kitchen and Bar

Fully equipped outdoor kitchen and bar area, adding approximately $25,000 in value.

High-End Kitchen Appliances

High-End Kitchen Appliances

Professional-grade appliances, including a large island and custom cabinetry, adding approximately $40,000 in value.

Spa-Like Bathrooms

Spa-Like Bathrooms

Luxurious bathrooms with high-end fixtures and finishes, adding approximately $20,000 in value.

Open Floor Plan with Large Windows

Open Floor Plan with Large Windows

Seamless indoor-outdoor living with expansive windows and sliding doors, adding approximately $35,000 in value.

The Bad

• High fire risk (5/10) necessitates comprehensive insurance coverage and potential mitigation measures. • Elevated crime rates in Santa Monica (where crime data is sourced) may deter some buyers, though Brentwood itself is generally considered safer. • The significant price increase from previous sales raises questions about valuation and potential overpricing. • Reliance on limited market data introduces uncertainty in assessing true market value and future appreciation potential.

The Ugly

• Climate Risk: While flood insurance is not critical due to the minimal flood risk (FEMA Zone X_UNSHADED), fire insurance is critical and likely to be expensive given the 'MAJOR' fire risk (5/10). Expect to pay significantly higher premiums compared to areas with lower fire risk.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

Rental Property Investors: Potential annual revenue of $57,000 with 100% occupancy rate Value Investors: Projected 10.9% appreciation potential in moderate scenario

Not For

Risk-averse buyers: Property faces significant climate-related insurance costs and risks
Demographics
Area Median Income

$143,000

Property History

Price History
Ownership Timeline
$9,800,000Financed
Dec 29, 2021
Oliver Wong, Sanny L WongMm Rockingham Llc
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Dec 22, 2015
Oliver Wong, Sanny L WongWong Joint Living Trust, Sanny L Wong
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Mar 1, 1999
Oliver And Lie, Siok L Wong, Sanny L WongOliver Wong, Sanny L Wong
Correction Deed
Non-Arm's Length Transactions
$1,650,000Financed
Jun 28, 1994
James G Bellows, Keven R BellowsOliver Wong, Siok L Lie
Grant Deed
Standard Sale (Purchase/Resales)

Property Taxes

$122,982
2024 Tax Assessment
2.0%from previous year
Assessed Value$10,195,920
Tax Rate1.21%

Sunlight Analysis

Visualize how sunlight affects this property throughout the day and year.

Sunlight Analysis

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Schools

Nearby school quality by education level

Middle

8.0/10
Excellent

High

6.0/10
Good

Financials

Monthly Costs
Market Rent (8 bed)

$2,300

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Location & Comparables

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Comparable Sales
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