534 S Coronado · Los Angeles, CA 90057

$2,375,000

196 bd · 196.0 ba · 7,434 sqft · MultiFamily public records · 170 Days on market

Built 1924 0.29 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 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

Villa Coronado is a well-maintained 14-unit garden-style apartment property located at 534 and 542 South Coronado Street in the Westlake District of Los Angeles. The property consists of two separate buildings situated on individual APNs and features classic architectural character and long-term ownership potential. Located on a quiet, tree-lined residential street, the property includes mature landscaping, garden pathways, and landscaped seating areas that create a cohesive residential environment. Constructed in 1922 and 1924, the two wood-frame buildings feature flat roofs and smooth stucco exteriors consistent with early Los Angeles architectural design. The property contains approximat

Key facts

• Open layouts
• Mature landscaping
• 0.29 acre lot

Tags

• GARDEN STYLE APARTMENT
• MATURE LANDSCAPING
• LANDSCAPED SEATING AREAS
• PRIVATE RESIDENTIAL SETTING
• FUNCTIONAL SITE DESIGN
• OPEN LAYOUTS

Property features AI

Finance

• Financial info: Total building area: 11,430; Total units: 14; Gross scheduled income: $293,506; Gross income: $293,506; Net operating income: $159,265; Gross multiplier: 8.09; Operating expenses: $125,436; Rent control: Property is subject to rent control; Unit rents (examples): $1,580; $1,561; $1,922; $2,458; Unit counts by type: 10 units at one rent level, 2 units at another, and single units at two other rent levels
• HOA & community: Community features: Urban; Common interest: Community Apartment; Common walls: 2+ common walls

Exterior

• Parking: Four uncovered parking spaces; Four garage spaces (total parking spaces listed as 8)
• Utilities: Public sewer; District/Public water; Separate electric meters: 14; Separate gas meters: 14
• Home design: Attached community apartment; Two stories; Entry level: 1
• Construction: Two buildings on the property
• Exterior features: No pool; Lot listed as 10,000–19,999 sqft

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Mix of 1-bed and 2-bed units (unit breakdown: ten 1-bed units, two 1-bed units in another type, one 2-bed unit, one 2-bed unit)
• Bathrooms: All listed units have one full bathroom
• Interior features: Two-level building; Entry on level 1
• Laundry & utility: On-site laundry available; Washer hookup; Gas dryer hookup; Community laundry

What this means for you Summary

Snapshot

• This is a 14 × 14-bed/14.0-bath units multifamily listed at $2.38M.

Deal economics

• At list price, monthly cash flow is $13k ($160k/yr) — positive. Per door: $950/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $2.38M).
• Recommended offer: $2.09M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 falling (-4.1%/yr); 45 active listings in the ZIP; lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $35,375/mo this rent would consume 947% of the median local household income ($45k/yr) (locally 5064% 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 $16k of loan paydown is wiped out by about $71k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $665k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($2.09M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $355k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.20M; list at $2.38M implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,090,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1924 — 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: 1.49% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.54×
• Total profit: $357,967
• Equity at exit: $354,120

10-year hold

• IRR: 20.5%
• Equity multiple: 2.50×
• Total profit: $999,526
• Equity at exit: $205,347

Cash invested: $665,000 (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 90057

• Home prices YoY: -1.1%
• Rents YoY: -4.1%
• Active inventory: 45
• Price-to-rent: 78.3×

Monthly cashflow live

• Estimated rent: $35,375 medium
• Mortgage (P&I): −$12,455
• Tax from tax record: −$1,203 /mo · $14,431/yr
• Insurance: −$990
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,429
• Net cashflow: $13,299

Break-even live

Break-even rent $18,540

Max offer price $2,375,000

Occupancy floor 57%

Sensitivity live

Price	-10% $14,644	-5% $13,972	+0% $13,299	+5% $12,627	+10% $11,955
Rent	-10% $10,505	-5% $11,902	+0% $13,299	+5% $14,697	+10% $16,094
Rate	-1.0pp $14,495	-0.5pp $13,903	base $13,299	+0.5pp $12,684	+1.0pp $12,058

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

Units	Beds	Baths	Est. rent
▸ 14× units	14	14	$35,378
Total (14 units)			$35,375

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: $593,750
• Closing costs: $71,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $2,375,000 Active 170 DOM
2. 2026-06-18
   days on market $2,375,000 Active 167 DOM
3. 2026-06-17
   days on market $2,375,000 Active 166 DOM
4. 2026-06-16
   days on market $2,375,000 Active 165 DOM
5. 2026-06-15
   days on market $2,375,000 Active 164 DOM
6. 2026-06-13
   days on market $2,375,000 Active 162 DOM
7. 2026-06-09
   days on market $2,375,000 Active 158 DOM
8. 2026-06-08
   days on market $2,375,000 Active 157 DOM
9. 2026-06-07
   statusdays on market $2,375,000 Active 156 DOM
10. 2026-06-04
    days on market $2,375,000 Active Under Contract 153 DOM
11. 2026-06-03
    days on market $2,375,000 Active Under Contract 152 DOM
12. 2026-06-02
    days on market $2,375,000 Active Under Contract 151 DOM
13. 2026-06-01
    days on market $2,375,000 Active Under Contract 150 DOM
14. 2026-05-31
    days on market $2,375,000 Active Under Contract 149 DOM
15. 2026-04-25
    historical Active Under Contract
16. 2026-03-16
    price $2,375,000
17. 2026-01-20
    price $2,550,000
18. 2026-01-02
    listed $2,730,000 Active
19. 2025-05-22
    historical $1,685
20. 2025-05-18
    price $1,685
21. 2025-05-08
    listed $1,700
22. 2025-04-25
    historical $1,745
23. 2025-03-28
    price $1,745
24. 2025-02-27
    price $1,825
25. 2024-12-21
    listed $1,925
26. 2024-08-11
    historical $1,725
27. 2024-07-16
    listed $1,725
28. 2024-03-14
    historical $1,995
29. 2023-12-30
    listed $1,995
30. 2013-12-16
    soldstatus $1,200,000

ⓘ 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: $14,431 · $1,203/mo
• Projected year-2 tax: $18,050 · $1,504/mo
• Expected delta: +$3,619/yr (+$302/mo · 25.1%)

ⓘ 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 ≥90°F today · 20 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: $424,500
• − Mortgage interest: −$133,037
• − Property taxes: −$14,431
• − Insurance: −$11,875
• − Repairs & maintenance: −$33,960
• − Management: −$33,960
• − Depreciation: −$69,091
• Taxable income: $128,146
• Est. tax owed @ 24.0%: −$30,755
• After-tax cash flow: $128,837/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): 46,629
• Household income: $44,823
• Rent vs Own: 96.2% rent · 3.8% own
• Severe rent burden: 5064.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Asian 18% Two or more races 11% Black 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 55% · Canada, South Korea, China
• Languages at home: 19% English-only · Spanish 62% Korean 10% Tagalog/Filipino 5%

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: ▼ -4.79%
• Current HPI: 446.8368
• Rent YoY: ▼ -4.06%
• 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

+97.9% since first listed

16 events — show timeline

• 2026-04-25 Contingent — CRMLS
• 2026-03-16 Price Changed $2,375,000 CRMLS
• 2026-01-20 Price Changed $2,550,000 CRMLS
• 2026-01-02 Listed $2,730,000 CRMLS
• 2025-05-22 Rental Removed $1,685 APPFOLIO
• 2025-05-18 Price Changed $1,685 APPFOLIO
• 2025-05-08 Listed for Rent $1,700 APPFOLIO
• 2025-04-25 Rental Removed $1,745 APPFOLIO
• 2025-03-28 Price Changed $1,745 APPFOLIO
• 2025-02-27 Price Changed $1,825 APPFOLIO
• 2024-12-21 Listed for Rent $1,925 APPFOLIO
• 2024-08-11 Rental Removed $1,725 APPFOLIO
• 2024-07-16 Listed for Rent $1,725 APPFOLIO
• 2024-03-14 Rental Removed $1,995 APPFOLIO
• 2023-12-30 Listed for Rent $1,995 APPFOLIO
• 2013-12-16 Sold (Public Records) $1,200,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $14,431 · +1.6% YoY. Source: county tax records.