3333 Division St · Los Angeles, CA 90065

$1,100,000

2 bd · 2.0 ba · 1,134 sqft · MultiFamily public records · 164 Days on market

Built 1924 3,577 sqft lot $970/sqft · 179% above area Est $1200k · 8% under

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +11.3/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Mixed-use value-add opportunity consisting of five total units, including three residential units and two street-front retail units, located along a neighborhood commercial corridor in Los Angeles. The property includes one vacant residential unit and one vacant retail unit, offering immediate upside through lease-up and repositioning. The retail units benefit from street frontage and visibility, while the residential units are situated toward the rear of the property in a more private configuration. The layout supports a range of investment strategies, including phased improvements and long-term hold. Well suited for investors or owner-users seeking a mixed-use asset with value-add potential. Offered as-is.

Key facts

• Vacant retail unit
• Five total units
• Visibility

Tags

• FIVE TOTAL UNITS
• VACANT RESIDENTIAL UNIT
• VACANT RETAIL UNIT
• STREET FRONTAGE
• VISIBILITY
• PRIVATE CONFIGURATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.10M).
• Recommended offer: $968k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 flat; 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,608/mo this rent would consume 160% of the median local household income ($95k/yr) (locally 2198% 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 $8k of loan paydown is wiped out by about $33k 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 164 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $1.10M implies a 857% 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: major 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 $968,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,200,313
• List price: $1,100,000
• Delta: -8.36%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-62,279
• Equity at exit: $164,014

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $6,338
• Equity at exit: $95,108

Cash invested: $308,000 (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 90065

• Rents YoY: 0.2%
• Active inventory: 242
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $12,608 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,648
• Net cashflow: $2,358

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $3,119	-5% $2,739	+0% $2,358	+5% $1,978	+10% $1,598
Rent	-10% $1,362	-5% $1,860	+0% $2,358	+5% $2,856	+10% $3,354
Rate	-1.0pp $2,912	-0.5pp $2,638	base $2,358	+0.5pp $2,073	+1.0pp $1,783

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$12,610
Total (5 units)			$12,608

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 Knob Dr Los Angeles, CA	2.0	2.0	1264	$4,995	$3.95	25d	1	0.24mi
1829 Alder Dr Los Angeles, CA	2.0	2.0	1064	$5,500	$5.17	25d	1	0.31mi
3125 Carlyle St Los Angeles, CA	2.0–3.0	1.0–2.0	950	$2,595	$2.73	25d	1	0.33mi
2361 Moss Ave Unit 1/4 Glassell Park, CA	1.0	1.0	750	$2,395	$3.19	25d	1	0.33mi
1609 Isabel St Los Angeles, CA	3.0	2.0	1014	$4,845	$4.78	44d	1	0.35mi
2471 West Avenue 32 Unit 1-2 Glassell Park, CA	2.0	1.0	958	$3,695	$3.86	19d	1	0.47mi
2471 W Avenue 32 Los Angeles, CA	2.0	1.0	958	$3,595	$3.75	19d	1	0.47mi
2561 West Avenue 30 Apt 5 Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.63mi
2561 W Avenue 30 Los Angeles, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.63mi
2561 West Avenue 30 Unit 7 Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.63mi
2561 West Avenue 30 Unit G Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.63mi
2626 Crestmoore Pl Los Angeles, CA	1.0	1.0	770	$2,600	$3.38	44d	1	0.64mi
2711 1/2 West Avenue 32 Los Angeles, CA	2.0	1.0	958	$3,695	$3.86	11d	1	0.69mi
4608 Nob Hill Dr Los Angeles, CA	2.0	1.0	1340	$5,595	$4.18	17d	1	0.80mi
2842 W Avenue 33 Los Angeles, CA	3.0	3.0	1350	$7,000	$5.19	8d	1	0.80mi
2980 Allesandro St Unit 210 Los Angeles, CA	3.0	2.0	1338	$4,195	$3.14	2d	1	0.82mi
3928 Ackerman Dr Los Angeles, CA	3.0	2.5	1364	$4,895	$3.59	25d	1	0.86mi
1805 W Bankside Way Los Angeles, CA	2.0	3.5	1438	$6,395	$4.45	44d	1	0.86mi
2720 N Cadence Way Los Angeles, CA	3.0	3.5	1468	$4,995	$3.40	44d	1	0.88mi
1771 Blake Ave Los Angeles, CA	2.0–3.0	3.5	1582	$4,755	$3.00	0d	26	0.91mi
2412 Eads St Unit 2 Los Angeles, CA	2.0	2.5	1080	$4,700	$4.35	44d	1	0.92mi
2412 Eads St Unit 7 Los Angeles, CA	2.0	2.5	1346	$4,500	$3.34	44d	1	0.92mi
2917 N Coolidge Ave Unit 3 Los Angeles, CA	2.0	1.0	795	$3,100	$3.90	25d	1	0.92mi
3330 Thorpe Ave Los Angeles, CA	3.0	2.0	1148	$3,875	$3.38	44d	1	0.93mi
2750 Denby Ave Los Angeles, CA	3.0	2.0	1344	$3,800	$2.83	44d	1	0.94mi
2445 Harwood St Unit 2443 Los Angeles, CA	2.0	2.0	760	$2,995	$3.94	44d	1	0.96mi
2705 Benedict St Los Angeles, CA	2.0	2.0	960	$4,550	$4.74	19d	1	0.97mi
2705 Benedict St Los Angeles, CA	2.0	2.0	960	$4,550	$4.74	14d	1	0.97mi
2910 N San Fernando Rd Los Angeles, CA	1.0–3.0	1.0–2.5	1001	$3,480	$3.48	2d	172	0.97mi
2671 Benedict St Los Angeles, CA	2.0	2.0	966	$3,995	$4.14	44d	1	1.00mi
3575 Fletcher Dr Apt 5 Los Angeles, CA	2.0	1.0	1000	$2,300	$2.30	44d	1	1.01mi
2836 Marsh St Los Angeles, CA	2.0	1.0	800	$3,616	$4.52	17d	1	1.02mi
1361 Riverside Dr Los Angeles, CA	2.0	1.0	800	$2,295	$2.87	44d	1	1.15mi
1130 El Paso Dr Los Angeles, CA	3.0	2.0	1292	$6,500	$5.03	44d	1	1.16mi
3090 Weldon Ave Unit 1 Glassell Park, CA	1.0	1.0	750	$2,495	$3.33	13d	1	1.16mi
3090 Weldon Ave Unit 4 Glassell Park, CA	1.0	1.0	750	$2,395	$3.19	13d	1	1.16mi
1223 North Avenue 45 Unit 3/4 Eagle Rock, CA	2.0	2.5	1200	$5,500	$4.58	44d	1	1.17mi
2318 Fernleaf St Unit 2320 Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	6d	1	1.18mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	19d	1	1.19mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	8d	1	1.19mi

Listing history 17 events

1. 2026-06-21
   days on market $1,100,000 Active 164 DOM
2. 2026-06-18
   days on market $1,100,000 Active 161 DOM
3. 2026-06-17
   days on market $1,100,000 Active 160 DOM
4. 2026-06-16
   days on market $1,100,000 Active 159 DOM
5. 2026-06-15
   days on market $1,100,000 Active 158 DOM
6. 2026-06-13
   days on market $1,100,000 Active 156 DOM
7. 2026-06-09
   days on market $1,100,000 Active 152 DOM
8. 2026-06-08
   days on market $1,100,000 Active 151 DOM
9. 2026-06-07
   days on market $1,100,000 Active 150 DOM
10. 2026-06-04
    days on market $1,100,000 Active 147 DOM
11. 2026-06-03
    days on market $1,100,000 Active 146 DOM
12. 2026-06-02
    days on market $1,100,000 Active 145 DOM
13. 2026-06-01
    days on market $1,100,000 Active 144 DOM
14. 2026-05-31
    days on market $1,100,000 Active 143 DOM
15. 2026-01-08
    listed $1,100,000 Active 717-char remark

    Show marketing remark (717 chars)

    Mixed-use value-add opportunity consisting of five total units, including three residential units and two street-front retail units, located along a neighborhood commercial corridor in Los Angeles. The property includes one vacant residential unit and one vacant retail unit, offering immediate upside through lease-up and repositioning. The retail units benefit from street frontage and visibility, while the residential units are situated toward the rear of the property in a more private configuration. The layout supports a range of investment strategies, including phased improvements and long-term hold. Well suited for investors or owner-users seeking a mixed-use asset with value-add potential. Offered as-is.

16. 1985-04-05
    soldstatus $115,000
17. 1980-07-18
    soldstatus $34,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $151,296
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$12,104
• − Management: −$12,104
• − Depreciation: −$32,000
• Taxable income: $11,472
• Est. tax owed @ 24.0%: −$2,753
• After-tax cash flow: $25,548/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): 44,658
• Household income: $94,784
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2198.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 27% Two or more races 20% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 41% Tagalog/Filipino 5% Other Indo-European 3%

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: ▼ -1578.12%
• Current HPI: 536.5042
• Rent YoY: ▲ 0.21%
• 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

+3135.3% since first listed

3 events — show timeline

• 2026-01-08 Listed $1,100,000 CRMLS
• 1985-04-05 Sold (Public Records) $115,000 Public Records
• 1980-07-18 Sold (Public Records) $34,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,256 · +3.2% YoY. Source: county tax records.