613 W 80th · Los Angeles, CA 90044

$850,000

4 bd · 4.0 ba · 2,373 sqft · MultiFamily public records · 76 Days on market

Built 1937 9,305 sqft lot $358/sqft · at area comps Est $814k · at est.

---

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 +9.7/10.0
• ARV discount +5.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Exceptional opportunity to own a 4-unit property on a spacious 9,300+ sq ft LAR4-zoned lot in Los Angeles, offering both immediate rental income and long-term development potential. The property is currently improved with multiple units, providing flexibility for investors or owner-occupants alike. A unique advantage of this property is its ability to serve as a primary residence while generating income, with the added benefit of allowing a buyer to gradually improve or redevelop the property over time. With R4 zoning, the lot presents strong upside for future expansion or higher-density redevelopment. Buyers may choose to live in one unit while collecting rental income, then strategically reposition or redevelop the property as market conditions evolve—maximizing both usability and long-term value. The surrounding area has seen continued growth and redevelopment activity, further supporting the property’s potential as a long-term investment play. Conveniently located near major transportation corridors, shopping, and local amenities. A rare opportunity to secure a property that offers immediate functionality, income potential, and the ability to build long-term equity through future development.

Key facts

• 9,305 sq ft lot
• 4 garage spots
• Built 1937

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.5-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $850k).
• Recommended offer: $799k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 soft (-2.5%/yr); 168 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); 62% 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 $12,464/mo this rent would consume 281% 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 $6k of loan paydown is wiped out by about $26k 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 $238k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $850k implies a 1260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $799,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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 1937 — 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: 1.47% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.7

CMA / ARV

• ARV (median comp): $814,379
• List price: $850,000
• Delta: 4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
856 W 73rd St	0.52mi	4/4.0	2,339 (-1%)	4mo	$750,000	$321	70
636 W 81st St	0.12mi	4/4.0	2,088 (-12%)	20mo	$950,000	$455	58
820 W 76th St	0.31mi	5/4.0 (+1)	2,425 (+2%)	24mo	$650,000	$268	57
622 W 76th St	0.26mi	5/3.0 (+1)	2,571 (+8%)	12mo	$835,000	$325	55
921 W 76th St	0.42mi	5/3.0 (+1)	2,500 (+5%)	15mo	$700,000	$280	50
523 W 76th St	0.28mi	5/2.0 (+1)	2,123 (-10%)	20mo	$650,000	$306	40
333 W 74th St	0.50mi	4/4.0	2,116 (-11%)	23mo	$875,000	$414	39
8703 Orchard Ave	0.61mi	5/5.0 (+1)	2,682 (+13%)	8mo	$716,000	$267	34

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: 14.6%
• Equity multiple: 1.57×
• Total profit: $134,673
• Equity at exit: $126,738

10-year hold

• IRR: 21.2%
• Equity multiple: 2.57×
• Total profit: $372,929
• Equity at exit: $73,492

Cash invested: $238,000 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $12,464 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,617
• Net cashflow: $4,856

Break-even live

Break-even rent $6,317

Max offer price $850,000

Occupancy floor 56%

Sensitivity live

Price	-10% $5,337	-5% $5,097	+0% $4,856	+5% $4,616	+10% $4,375
Rent	-10% $3,872	-5% $4,364	+0% $4,856	+5% $5,348	+10% $5,841
Rate	-1.0pp $5,284	-0.5pp $5,072	base $4,856	+0.5pp $4,636	+1.0pp $4,412

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4.5	$12,464
Total (4 units)			$12,464

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	45d	1	0.04mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	45d	1	0.04mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	18d	1	0.04mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	18d	1	0.04mi
707 W 80th St Unit 80(707BW) Los Angeles, CA	5.0	3.0	1818	$3,900	$2.15	3d	1	0.04mi
707 W 80th St Unit 80711BA Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	18d	1	0.04mi
711 W 80th St Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	45d	1	0.04mi
601 W 84th St Los Angeles, CA	5.0	4.0	2051	$4,500	$2.19	45d	1	0.31mi
213 W 82nd St Los Angeles, CA	5.0	3.0	1757	$4,200	$2.39	45d	1	0.50mi
441 W 71st St Los Angeles, CA	5.0	3.0	1700	$3,500	$2.06	45d	1	0.63mi
8820 Orchard Ave Unit 8820 Los Angeles, CA	5.0	3.0	1866	$4,500	$2.41	45d	1	0.69mi
154 E 84th Pl Los Angeles, CA	5.0	3.0	1758	$4,990	$2.84	45d	1	0.83mi
6609 Estrella Ave Unit 1/2 Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	45d	1	0.83mi
9011 Orchard Ave Los Angeles, CA	5.0	3.0	1893	$3,945	$2.08	25d	1	0.87mi
157 W 89th St Los Angeles, CA	5.0	3.0	1753	$3,900	$2.22	45d	1	0.93mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	45d	1	0.94mi
159 W 89th St Los Angeles, CA	5.0	3.0	1753	$4,000	$2.28	45d	1	0.94mi
322 E 80th St Los Angeles, CA	5.0	3.0	1857	$4,700	$2.53	14d	1	0.94mi
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	45d	1	0.96mi
649 W 92nd St Los Angeles, CA	5.0	3.0	1588	$4,950	$3.12	45d	1	0.97mi
219 E 71st St Los Angeles, CA	3.0	2.0	1680	$3,575	$2.13	45d	1	0.99mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	25d	1	1.11mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	45d	1	1.13mi
629 W 61st St Los Angeles, CA	5.0	3.0	1671	$3,900	$2.33	9d	1	1.20mi
611 E 75th St Unit 75TH(611F) Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	6d	1	1.23mi
611 E 75th St Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	45d	1	1.23mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	25d	1	1.24mi
638 W Colden Ave Los Angeles, CA	5.0	3.0	1854	$4,200	$2.27	25d	1	1.25mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	45d	1	1.25mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	20d	1	1.33mi
232 E Gage Ave Los Angeles, CA	5.0	5.5	2000	$4,500	$2.25	25d	1	1.34mi
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	45d	1	1.35mi
6323 San Pedro St Unit 1/2 Los Angeles, CA	4.0	2.0	1750	$3,750	$2.14	45d	1	1.35mi
5919 Denver Ave Unit 5919 Los Angeles, CA	5.0	3.0	1737	$4,300	$2.48	25d	1	1.36mi
5913 Denver Ave Los Angeles, CA	5.0	3.0	1777	$3,900	$2.19	25d	1	1.37mi
732 E 74th St Los Angeles, CA	5.0	3.0	1854	$4,000	$2.16	45d	1	1.39mi
755 E 76th Pl Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	45d	1	1.39mi
8414 McKinley Ave Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	45d	1	1.44mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	45d	1	1.45mi
8464 1/2 McKinley Ave Unit 1/2 Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	45d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $850,000 Active 76 DOM
2. 2026-06-18
   days on market $850,000 Active 73 DOM
3. 2026-06-17
   days on market $850,000 Active 72 DOM
4. 2026-06-16
   days on market $850,000 Active 71 DOM
5. 2026-06-15
   days on market $850,000 Active 70 DOM
6. 2026-06-13
   pricedays on market $850,000 Active 68 DOM
7. 2026-06-09
   days on market $900,000 Active 64 DOM
8. 2026-06-08
   days on market $900,000 Active 63 DOM
9. 2026-06-07
   days on market $900,000 Active 62 DOM
10. 2026-06-04
    days on market $900,000 Active 59 DOM
11. 2026-06-03
    days on market $900,000 Active 58 DOM
12. 2026-06-02
    days on market $900,000 Active 57 DOM
13. 2026-06-01
    days on market $900,000 Active 56 DOM
14. 2026-05-31
    days on market $900,000 Active 55 DOM
15. 2026-04-06
    listed $900,000 Active 1227-char remark

    Show marketing remark (1227 chars)

    Exceptional opportunity to own a 4-unit property on a spacious 9,300+ sq ft LAR4-zoned lot in Los Angeles, offering both immediate rental income and long-term development potential. The property is currently improved with multiple units, providing flexibility for investors or owner-occupants alike. A unique advantage of this property is its ability to serve as a primary residence while generating income, with the added benefit of allowing a buyer to gradually improve or redevelop the property over time. With R4 zoning, the lot presents strong upside for future expansion or higher-density redevelopment. Buyers may choose to live in one unit while collecting rental income, then strategically reposition or redevelop the property as market conditions evolve—maximizing both usability and long-term value. The surrounding area has seen continued growth and redevelopment activity, further supporting the property’s potential as a long-term investment play. Conveniently located near major transportation corridors, shopping, and local amenities. A rare opportunity to secure a property that offers immediate functionality, income potential, and the ability to build long-term equity through future development.

16. 2026-03-28
    historical $900,000 1227-char remark

    Show marketing remark (1227 chars)

    Exceptional opportunity to own a 4-unit property on a spacious 9,300+ sq ft LAR4-zoned lot in Los Angeles, offering both immediate rental income and long-term development potential. The property is currently improved with multiple units, providing flexibility for investors or owner-occupants alike. A unique advantage of this property is its ability to serve as a primary residence while generating income, with the added benefit of allowing a buyer to gradually improve or redevelop the property over time. With R4 zoning, the lot presents strong upside for future expansion or higher-density redevelopment. Buyers may choose to live in one unit while collecting rental income, then strategically reposition or redevelop the property as market conditions evolve—maximizing both usability and long-term value. The surrounding area has seen continued growth and redevelopment activity, further supporting the property’s potential as a long-term investment play. Conveniently located near major transportation corridors, shopping, and local amenities. A rare opportunity to secure a property that offers immediate functionality, income potential, and the ability to build long-term equity through future development.

17. 1983-09-16
    soldstatus $62,500

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$4,315/yr (+$360/mo · 201.2%)

ⓘ 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 ≥88°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: $149,568
• − Mortgage interest: −$47,613
• − Property taxes: −$2,145
• − Insurance: −$4,250
• − Repairs & maintenance: −$11,965
• − Management: −$11,965
• − Depreciation: −$24,727
• Taxable income: $46,902
• Est. tax owed @ 24.0%: −$11,256
• After-tax cash flow: $47,018/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): 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

+1340.0% since first listed

3 events — show timeline

• 2026-04-06 Listed $900,000 CRMLS
• 2026-03-28 Coming Soon $900,000 CRMLS
• 1983-09-16 Sold (Public Records) $62,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,145 · +3.8% YoY. Source: county tax records.