225 W Adams Blvd · Los Angeles, CA 90007

$1,775,000

None bd · 16.0 ba · 8,540 sqft · MultiFamily public records · 307 Days on market

Built 1923 0.28 ac lot $208/sqft · 9% below area Est $1948k · 9% under

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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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 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 MLS

Prime opportunity to acquire a 16-unit apartment building in the heart of rapidly transforming West Adams. A thriving neighborhood attracting strong investor interest and tenant demand. The property offers stable cash flow today and substantial upside through unit renovations, rental increases, or future redevelopment. Value-Add Play: Renovate interiors to capture higher market rents in a high-demand micro-market. 4 Units Delivered Vacant Redevelopment Potential: LAM1 zoning in an Opportunity Zone offers flexibility for future mixed-use, adaptive reuse, or expansion (verify with City of LA). Strong Location Fundamentals: West Adams continues to see rapid rent growth and neighborhood revitalization, driven by proximity to Culver City, DTLA, and the Expo Line. This property is well-suited for investors seeking immediate cash flow with multiple exit strategies. Buy, renovate, and hold for long-term appreciation, or reposition for higher and better use.

Key facts

• Unit renovations
• Mixed use
• Opportunity zone

Tags

• 16 UNIT APARTMENT BUILDING
• UNIT RENOVATIONS
• REDEVELOPMENT POTENTIAL
• LAM1 ZONING
• OPPORTUNITY ZONE
• MIXED USE

What this means for you Summary

Snapshot

• This is a 16 × ?-bed/16.0-bath units multifamily listed at $1.77M.

Deal economics

• At list price, monthly cash flow is $20k ($235k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $1.77M).
• Recommended offer: $1.56M (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: Rents rising fast (+5.9%/yr); 82 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 $38,812/mo this rent would consume 1316% of the median local household income ($35k/yr) (locally 4179% 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 $12k of loan paydown is wiped out by about $53k 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 + 5.9% rent growth), your $497k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($1.56M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $1.77M implies a 2013% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,562,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1923 — 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: 2.19% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.19%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (median comp): $1,948,390
• List price: $1,775,000
• Delta: -8.90%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 E 29th St	0.31mi	8/16.0	7,808 (-9%)	19mo	$2,185,000	$280	55
300 E 25th	0.32mi	22/23.0	7,961 (-7%)	3mo	$2,775,000	$349	51

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.16×
• Total profit: $1,072,634
• Equity at exit: $264,658

10-year hold

• IRR: 54.5%
• Equity multiple: 7.12×
• Total profit: $3,039,985
• Equity at exit: $153,470

Cash invested: $497,000 (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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 82
• Price-to-rent: 61.0×

Monthly cashflow live

• Estimated rent: $38,812 high
• Mortgage (P&I): −$9,308
• Tax from tax record: −$1,071 /mo · $12,853/yr
• Insurance: −$740
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,151
• Net cashflow: $19,543

Break-even live

Break-even rent $14,075

Max offer price $1,775,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 16× units	0	16	$38,816
Total (16 units)			$38,812

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: $443,750
• Closing costs: $53,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,775,000 Active 307 DOM
2. 2026-06-17
   days on market $1,775,000 Active 306 DOM
3. 2026-06-16
   days on market $1,775,000 Active 305 DOM
4. 2026-06-15
   days on market $1,775,000 Active 304 DOM
5. 2026-06-13
   days on market $1,775,000 Active 302 DOM
6. 2026-06-09
   days on market $1,775,000 Active 298 DOM
7. 2026-06-08
   days on market $1,775,000 Active 297 DOM
8. 2026-06-07
   days on market $1,775,000 Active 296 DOM
9. 2026-06-04
   days on market $1,775,000 Active 293 DOM
10. 2026-06-03
    days on market $1,775,000 Active 292 DOM
11. 2026-06-02
    days on market $1,775,000 Active 291 DOM
12. 2026-06-01
    days on market $1,775,000 Active 290 DOM
13. 2026-05-31
    days on market $1,775,000 Active 289 DOM
14. 2026-04-28
    price $1,775,000 963-char remark

    Show marketing remark (963 chars)

    Prime opportunity to acquire a 16-unit apartment building in the heart of rapidly transforming West Adams. A thriving neighborhood attracting strong investor interest and tenant demand. The property offers stable cash flow today and substantial upside through unit renovations, rental increases, or future redevelopment. Value-Add Play: Renovate interiors to capture higher market rents in a high-demand micro-market. 4 Units Delivered Vacant Redevelopment Potential: LAM1 zoning in an Opportunity Zone offers flexibility for future mixed-use, adaptive reuse, or expansion (verify with City of LA). Strong Location Fundamentals: West Adams continues to see rapid rent growth and neighborhood revitalization, driven by proximity to Culver City, DTLA, and the Expo Line. This property is well-suited for investors seeking immediate cash flow with multiple exit strategies. Buy, renovate, and hold for long-term appreciation, or reposition for higher and better use.

15. 2025-12-17
    price $1,950,000 963-char remark

    Show marketing remark (963 chars)

    Prime opportunity to acquire a 16-unit apartment building in the heart of rapidly transforming West Adams. A thriving neighborhood attracting strong investor interest and tenant demand. The property offers stable cash flow today and substantial upside through unit renovations, rental increases, or future redevelopment. Value-Add Play: Renovate interiors to capture higher market rents in a high-demand micro-market. 4 Units Delivered Vacant Redevelopment Potential: LAM1 zoning in an Opportunity Zone offers flexibility for future mixed-use, adaptive reuse, or expansion (verify with City of LA). Strong Location Fundamentals: West Adams continues to see rapid rent growth and neighborhood revitalization, driven by proximity to Culver City, DTLA, and the Expo Line. This property is well-suited for investors seeking immediate cash flow with multiple exit strategies. Buy, renovate, and hold for long-term appreciation, or reposition for higher and better use.

16. 2025-08-15
    listed $2,295,000 Active 963-char remark

    Show marketing remark (963 chars)

    Prime opportunity to acquire a 16-unit apartment building in the heart of rapidly transforming West Adams. A thriving neighborhood attracting strong investor interest and tenant demand. The property offers stable cash flow today and substantial upside through unit renovations, rental increases, or future redevelopment. Value-Add Play: Renovate interiors to capture higher market rents in a high-demand micro-market. 4 Units Delivered Vacant Redevelopment Potential: LAM1 zoning in an Opportunity Zone offers flexibility for future mixed-use, adaptive reuse, or expansion (verify with City of LA). Strong Location Fundamentals: West Adams continues to see rapid rent growth and neighborhood revitalization, driven by proximity to Culver City, DTLA, and the Expo Line. This property is well-suited for investors seeking immediate cash flow with multiple exit strategies. Buy, renovate, and hold for long-term appreciation, or reposition for higher and better use.

17. 1992-04-06
    soldstatus $84,000

ⓘ 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: $12,853 · $1,071/mo
• Projected year-2 tax: $13,490 · $1,124/mo
• Expected delta: +$637/yr (+$53/mo · 5.0%)

ⓘ 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 · 22 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: $465,744
• − Mortgage interest: −$99,428
• − Property taxes: −$12,853
• − Insurance: −$8,875
• − Repairs & maintenance: −$37,260
• − Management: −$37,260
• − Depreciation: −$51,636
• Taxable income: $218,433
• Est. tax owed @ 24.0%: −$52,424
• After-tax cash flow: $182,087/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+2013.1% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $1,775,000 TheMLS
• 2025-12-17 Price Changed $1,950,000 TheMLS
• 2025-08-15 Listed $2,295,000 TheMLS
• 1992-04-06 Sold (Public Records) $84,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $12,853 · +2.1% YoY. Source: county tax records.