1637 E 115th · Los Angeles, CA 90059

$579,900

2 bd · 1.0 ba · 701 sqft · MultiFamily public records · 181 Days on market

Built 1927 4,059 sqft lot $827/sqft · 71% above area Est $570k · at est.

---

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).

• Cash flow +18.7/30.0
• ARV discount +6.7/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

Key facts

• Ample parking
• Long driveway
• 4,059 sq ft lot

Tags

• IN UNIT WASHER DRYER HOOKUPS
• LONG DRIVEWAY
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive. Per door: $251/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 $520k (10.4% below list).
• Recommended offer: $510k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 53 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,196/mo this rent would consume 111% of the median local household income ($56k/yr) (locally 2085% 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 $4k of loan paydown is wiped out by about $17k 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 181 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $75k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $580k implies a 734% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $510,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.90% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $569,731
• List price: $579,900
• Delta: 1.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-62,131
• Equity at exit: $86,465

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-13,579
• Equity at exit: $50,139

Cash invested: $162,372 (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 90059

• Active inventory: 53
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $5,196 medium
• Mortgage (P&I): −$3,041
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$242
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $503

Break-even live

Break-even rent $4,560

Max offer price $579,900

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,196
Total (2 units)			$5,196

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: $144,975
• Closing costs: $17,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 E 117th St Los Angeles, CA	1.0–3.0	1.0–2.0	735	$2,437	$3.32	10d	2	0.14mi
1946 1/2 E 112th St Los Angeles, CA	1.0	1.0	400	$1,995	$4.99	24d	1	0.49mi
2019 1/2 E Imperial Hwy Los Angeles, CA	1.0	1.0	410	$1,950	$4.76	5d	1	0.54mi
1737 E 108th St Unit 1 Los Angeles, CA	2.0	1.0	560	$2,449	$4.37	24d	1	0.58mi
956 E Imperial Hwy Los Angeles, CA	2.0	1.0	750	$2,195	$2.93	24d	1	0.70mi
10802 Grape St Los Angeles, CA	2.0	1.0	650	$1,800	$2.77	43d	1	0.73mi
10646 S Central Ave Unit 10646 Watts, CA	2.0	1.5	719	$3,000	$4.17	24d	1	0.82mi
10646 S Central Ave Unit 10646 Watts, CA	2.0	1.5	719	$3,000	$4.17	7d	1	0.82mi
10518 Lou Dillon Ave Los Angeles, CA	1.0	1.0	450	$2,000	$4.44	3d	1	0.91mi
829 E 108th St #09 Los Angeles, CA	2.0	1.0	650	$1,650	$2.54	24d	1	1.03mi
1129 E 103rd St Unit 1/2 Los Angeles, CA	1.0	1.0	480	$1,750	$3.65	43d	1	1.11mi
1107 E 102nd St Los Angeles, CA	1.0	1.0	400	$2,000	$5.00	43d	1	1.17mi
9618 Evers Ave Unit 1/2 Watts, CA	1.0	1.0	380	$1,650	$4.34	43d	1	1.28mi
9416 Firth Blvd Los Angeles, CA	1.0	1.0	450	$1,800	$4.00	43d	1	1.43mi
1901 N Grape Ave Compton, CA	1.0	1.0	485	$2,000	$4.12	43d	1	1.45mi
1901 N Grape Ave Compton, CA	1.0	1.0	485	$2,000	$4.12	13d	1	1.45mi
218 E Imperial Hwy Los Angeles, CA	1.0	1.0	500	$1,640	$3.28	43d	1	1.50mi

Listing history 47 events

1. 2026-06-18
   days on market $579,900 Active 181 DOM
2. 2026-06-17
   days on market $579,900 Active 180 DOM
3. 2026-06-16
   days on market $579,900 Active 179 DOM
4. 2026-06-15
   days on market $579,900 Active 178 DOM
5. 2026-06-13
   days on market $579,900 Active 176 DOM
6. 2026-06-09
   days on market $579,900 Active 172 DOM
7. 2026-06-08
   days on market $579,900 Active 171 DOM
8. 2026-06-07
   days on market $579,900 Active 170 DOM
9. 2026-06-04
   days on market $579,900 Active 167 DOM
10. 2026-06-03
    days on market $579,900 Active 166 DOM
11. 2026-06-02
    days on market $579,900 Active 165 DOM
12. 2026-06-01
    days on market $579,900 Active 164 DOM
13. 2026-05-31
    days on market $579,900 Active 163 DOM
14. 2026-04-14
    price $579,900 393-char remark

    Show marketing remark (393 chars)

    Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

15. 2026-04-03
    status Active 393-char remark

    Show marketing remark (393 chars)

    Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

16. 2026-01-22
    status Active 393-char remark

    Show marketing remark (393 chars)

    Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

17. 2026-01-22
    price $654,900 393-char remark

    Show marketing remark (393 chars)

    Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

18. 2025-12-02
    listed $655,000 Active 393-char remark

    Show marketing remark (393 chars)

    Clean duplex at 1637 E 115th St, Los Angeles, CA 90059. Near 105 and 110 FWYS. Front unit offers 2 bedrooms and 1 bath; rear unit has 1 bedroom, 1 bath, plus in-unit washer/dryer hookups. Separate gas & electric meters, long driveway with ample parking and one car detached garage—ideal for an owner-occupant to live in one and rent the other, or for an investor seeking cash flow.

19. 2011-12-28
    soldstatus $69,500
20. 2007-11-06
    historical
21. 2007-10-02
    historical
22. 2007-08-27
    listed $469,888
23. 2007-05-17
    listed $509,000
24. 2005-09-01
    soldstatus $350,000
25. 2005-07-09
    historical
26. 2005-06-08
    listed
27. 2001-06-07
    historical
28. 2001-03-07
    listed
29. 2001-03-06
    soldstatus $105,000
30. 2000-11-24
    historical
31. 2000-09-29
    price $140,000
32. 2000-09-29
    price $140,000
33. 2000-09-29
    price $140,000
34. 2000-09-29
    price $140,000
35. 2000-09-29
    price $140,000
36. 2000-09-29
    price $140,000
37. 2000-09-29
    price $140,000
38. 2000-06-03
    listed $140,000
39. 1999-07-16
    price $234,900
40. 1999-07-16
    price $234,900
41. 1999-07-16
    price $234,900
42. 1999-07-16
    price $234,900
43. 1999-07-16
    price $234,900
44. 1999-07-16
    price $234,900
45. 1999-05-04
    listed $234,900
46. 1983-10-13
    soldstatus $37,500
47. 1983-10-13
    soldstatus $42,500

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $4,407 · $367/mo
• Expected delta: +$1,370/yr (+$114/mo · 45.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,352
• − Mortgage interest: −$32,483
• − Property taxes: −$3,038
• − Insurance: −$3,697
• − Repairs & maintenance: −$4,988
• − Management: −$4,988
• − Depreciation: −$16,870
• Taxable loss: −$3,712
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $6,922/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): 37,511
• Household income: $56,152
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2085.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 25% Two or more races 19% Native American 1% White 1% Asian 1%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 28% · Canada, China
• Languages at home: 36% English-only · Spanish 63% Chinese 1%

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: ▼ -734.23%
• Current HPI: 496.7528
• Rent YoY: —
• 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

+1446.4% since first listed

34 events — show timeline

• 2026-04-14 Price Changed $579,900 CRMLS
• 2026-04-03 Relisted — CRMLS
• 2026-01-22 Relisted — CRMLS
• 2026-01-22 Price Changed $654,900 CRMLS
• 2025-12-02 Listed $655,000 CRMLS
• 2011-12-28 Sold (Public Records) $69,500 Public Records
• 2007-11-06 Listing Removed — CRMLS
• 2007-10-02 Listing Removed — CRMLS
• 2007-08-27 Listed $469,888 CRMLS
• 2007-05-17 Listed $509,000 CRMLS
• 2005-09-01 Sold (Public Records) $350,000 Public Records
• 2005-07-09 Delisted — TheMLS
• 2005-06-08 Listed — TheMLS
• 2001-06-07 Delisted — TheMLS
• 2001-03-07 Listed — TheMLS
• 2001-03-06 Sold (Public Records) $105,000 Public Records
• 2000-11-24 Listing Removed — CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-09-29 Price Changed $140,000 CRMLS
• 2000-06-03 Listed $140,000 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-07-16 Price Changed $234,900 CRMLS
• 1999-05-04 Listed $234,900 CRMLS
• 1983-10-13 Sold (Public Records) $42,500 Public Records
• 1983-10-13 Sold (Public Records) $37,500 Public Records

Property tax history

-2.5%/yr

Latest (2025): $3,038 · +1.6% YoY. Source: county tax records.