755 E 85th St · Los Angeles, CA 90001

$715,000

4 bd · 2.0 ba · 1,232 sqft · MultiFamily public records · 20 Days on market

Built 1958 5,102 sqft lot Est $681k · at est.

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Why this score? — see what drove the F 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 +8.5/30.0
• ARV discount +5.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0
• 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

Excellent value-add opportunity! This Probate Sale (No Court Confirmation required), features a front two-unit Duplex with 2BDR / 1BTH each, and a detached SFR at rear on approx. 5,100 SF lot, Zoned R2-1. All Units will be Delivered Vacant at Close of Escrow. Great opportunity to renovate SFR and lease all units to maximize rental income, while also benefiting from on-site parking and creating additional income potential. Public records indicate the property is located in a (TOC) area; Buyer to verify, and may offer future redevelopment potential, making it attractive for both cash-flow and long-term investment strategies. Buyer shall conduct their own due diligence to their satisfaction a

Key facts

• Approx 5100 sf lot
• Detached sfr
• On-site parking

Tags

• FRONT TWO-UNIT DUPLEX
• DETACHED SFR
• APPROX 5100 SF LOT
• ZONED R2-1
• ON-SITE PARKING
• FUTURE REDEVELOPMENT POTENTIAL

Property features AI

Finance

• Financial info: Vacancy rate listed as 3%; Projected rents: $2,500 for certain 2-bed units and $3,000 for 3-bed units; Gross income reported as $0; Listing terms: Probate; Scheduled/Actual: Actual
• HOA & community: Three units in the complex

Exterior

• Parking: Three total parking spaces; Uncovered parking
• Utilities: Single water meter; Owner pays water and other utilities
• Home design: Residential income property; Two-story (multi-level); Faces south
• Exterior features: Lot zoned LAR2; No additional structures

Interior

• Bedrooms: Three 3-bedroom units; One 2-bedroom unit; Two additional 2-bedroom units
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Wall heat; No central cooling
• Interior features: Multi-level layout; Wall heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $715k.

Deal economics

• At list price, monthly cash flow is $-630 ($-8k/yr) — negative. Per door: $-315/mo.
• To cash-flow at today's rent, offer at most $604k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $476k (33.4% below list).
• Recommended offer: $476k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 52 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $4,764/mo this rent would consume 94% of the median local household income ($61k/yr) (locally 2573% 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 $5k of loan paydown is wiped out by about $21k 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 20 days — a 2% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $40k; list at $715k implies a 1688% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $476,400 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1958 — 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 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?
7. 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?
8. 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?
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: 0.67% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $681,296
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 E 80th St	0.39mi	4/2.0	1,326 (+8%)	12mo	$649,000	$489	59
8406 Avalon Blvd	0.24mi	4/2.0	1,401 (+14%)	14mo	$775,000	$553	54
919 E 92nd St	0.58mi	4/2.0	1,178 (-4%)	19mo	$600,000	$509	50
223 E 83rd St	0.60mi	3/3.0 (-1)	1,187 (-4%)	10mo	$790,000	$666	49
936 E 91st St	0.57mi	3/2.0 (-1)	1,218 (-1%)	22mo	$660,000	$542	48
1151 E 77th Pl	0.66mi	5/2.5 (+1)	1,234 (+0%)	18mo	$815,000	$660	47
1147 E 87th Pl	0.41mi	4/2.0	1,408 (+14%)	18mo	$835,000	$593	42
162 E 80th St	0.72mi	3/2.0 (-1)	1,397 (+13%)	14mo	$675,000	$483	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-156,282
• Equity at exit: $106,609

10-year hold

• IRR: -17.2%
• Equity multiple: 0.06×
• Total profit: $-188,869
• Equity at exit: $61,820

Cash invested: $200,200 (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 90001

• Active inventory: 52
• Price-to-rent: 25.0×

Monthly cashflow live

• Estimated rent: $4,764 high
• Mortgage (P&I): −$3,750
• Tax from tax record: −$347 /mo · $4,159/yr
• Insurance: −$298
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,000
• Net cashflow: $-630

Break-even live

Break-even rent $5,562

Max offer price $603,620

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-428	+0% $-630	+5% $-833	+10% $-1,035
Rent	-10% $-1,007	-5% $-819	+0% $-630	+5% $-442	+10% $-254
Rate	-1.0pp $-270	-0.5pp $-449	base $-630	+0.5pp $-816	+1.0pp $-1,004

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,764
Total (2 units)			$4,764

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 E 87th St Los Angeles, CA	4.0	2.0	980	$3,800	$3.88	23d	1	0.17mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	6d	1	0.19mi
639 E 87th Pl Los Angeles, CA	3.0	1.0	858	$3,650	$4.25	0d	1	0.23mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	44d	1	0.26mi
735 E 82nd St Los Angeles, CA	3.0	2.0	913	$3,400	$3.72	44d	1	0.27mi
8715 Hooper Ave Unit 87195 Los Angeles, CA	3.0	2.0	1050	$3,490	$3.32	44d	1	0.42mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	16d	1	0.51mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	44d	1	0.53mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,495	$3.50	0d	1	0.54mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,995	$4.00	6d	1	0.54mi
229 E 85th St Unit 231 12 Los Angeles, CA	3.0	1.0	950	$2,750	$2.89	44d	1	0.56mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	44d	1	0.61mi
1159 E 78th St Los Angeles, CA	4.0	2.0	1300	$3,950	$3.04	44d	1	0.63mi
8462 Zamora Ave Los Angeles, CA	3.0	1.0	952	$2,895	$3.04	25d	1	0.63mi
8220 Wall St Los Angeles, CA	4.0	2.0	1200	$3,000	$2.50	16d	1	0.66mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	12d	1	0.68mi
7811 San Pedro St Unit 4 Los Angeles, CA	3.0	1.0	800	$3,100	$3.88	44d	1	0.72mi
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	44d	1	0.73mi
8418 Main St Unit 8418 Los Angeles, CA	3.0	3.0	977	$2,695	$2.76	44d	1	0.74mi
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	44d	1	0.76mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	44d	1	0.79mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	44d	1	0.83mi
346 E 75th St Los Angeles, CA	5.0	3.0	1486	$3,900	$2.62	8d	1	0.85mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	25d	1	0.90mi
236 W 84th Pl Los Angeles, CA	5.0	3.0	1500	$4,300	$2.87	44d	1	0.94mi
7688 Main St Los Angeles, CA	3.0	2.0	1100	$3,200	$2.91	25d	1	0.95mi
218 E 95th St Unit 1/2 Los Angeles, CA	3.0	2.0	991	$3,350	$3.38	44d	1	0.96mi
427 E 98th St Los Angeles, CA	3.0	1.0	850	$2,495	$2.94	44d	1	0.97mi
130 E 95th St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	21d	1	1.01mi
109 E 95th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,887	$2.89	44d	1	1.02mi
8209 S Broadway Unit 8209-1 Los Angeles, CA	3.0	1.0	1000	$2,600	$2.60	20d	1	1.05mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	23d	1	1.05mi
234 E 99th St Los Angeles, CA	4.0	2.0	1275	$3,850	$3.02	44d	1	1.15mi
120 W 73rd St Los Angeles, CA	3.0	1.0	800	$2,700	$3.38	44d	1	1.17mi
120 W 73rd St Unit 4 Los Angeles, CA	3.0	1.0	850	$2,600	$3.06	4d	1	1.17mi
352 E 101st St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	44d	1	1.20mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	15d	1	1.21mi
8738 S Figueroa St Unit 3 Los Angeles, CA	3.0	2.0	1100	$2,300	$2.09	44d	1	1.25mi
245 E 102nd St Los Angeles, CA	3.0	2.0	1074	$2,900	$2.70	44d	1	1.28mi
524 1/4 W 82nd St Los Angeles, CA	3.0	1.0	900	$2,495	$2.77	15d	1	1.32mi

Listing history 13 events

1. 2026-06-21
   days on market $715,000 Active 20 DOM
2. 2026-06-18
   days on market $715,000 Active 17 DOM
3. 2026-06-17
   days on market $715,000 Active 16 DOM
4. 2026-06-16
   days on market $715,000 Active 15 DOM
5. 2026-06-15
   days on market $715,000 Active 14 DOM
6. 2026-06-13
   days on market $715,000 Active 12 DOM
7. 2026-06-09
   days on market $715,000 Active 8 DOM
8. 2026-06-08
   days on market $715,000 Active 7 DOM
9. 2026-06-07
   days on market $715,000 Active 6 DOM
10. 2026-06-04
    days on market $715,000 Active 3 DOM
11. 2026-06-03
    days on market $715,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $715,000 Active 1 DOM

ⓘ 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: $4,159 · $347/mo
• Projected year-2 tax: $5,434 · $453/mo
• Expected delta: +$1,275/yr (+$106/mo · 30.6%)

ⓘ 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 7 d/yr ≥90°F today · 21 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: $57,168
• − Mortgage interest: −$40,051
• − Property taxes: −$4,159
• − Insurance: −$3,575
• − Repairs & maintenance: −$4,573
• − Management: −$4,573
• − Depreciation: −$20,800
• Taxable loss: −$20,564
• Est. tax savings @ 24.0%: +$4,935
• After-tax cash flow: $-2,631/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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• 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

+1687.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $715,000 TheMLS
• 2025-09-05 Listed — TheMLS
• 1974-09-16 Sold (Public Records) $40,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,159 · +1.8% YoY. Source: county tax records.