7-Plex
1013 E 28th St · Los Angeles, CA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 6/10 · Moderate
- Hot days now (above 91°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 5/10 · Moderate
- Unhealthy air days now
- 7 days/yr
- Unhealthy air days in 30 yrs
- 7 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- DSCR +10.0/10.0
- 1% rule +9.7/10.0
- Schools +3.6/10.0
- Livability +3.4/5.0
- Condition / age +2.5/5.0
- ARV discount +2.3/15.0
- Rent growth +0.5/5.0
- Appreciation +0.0/10.0
$996,000
🖨 Deal sheet 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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
Excellent income-producing opportunity near Downtown Los Angeles! This 7-unit property features five existing units plus two newly constructed ADUs. The unit mix includes four 1-bedroom units, two 3-bedroom units, and one 2-bedroom unit, offering strong rental diversity. The property generates a current gross monthly income of $10,330 ($123,960 annually) with over 50% rental upside. One unit can be delivered vacant the brand-new 3-bedroom, 1-bath ADU providing an excellent owner-user opportunity. Offered at $996,000, the property reflects an attractive GRM of 8 and approximately an 8% cap rate, making it ideal for investors seeking strong cash flow. Located near the YMCA, a recognized cultural landmark, with convenient access to Downtown LA, Central Avenue corridors, public transportation, and nearby retail hubs such as FIGat7th. Strong rental demand area with ongoing growth and revitalization. Don't miss this high-performing asset with both immediate income and long-term upside potential.
Key facts
- Nearby retail hubs
- 7,500 sq ft lot
- Parking
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 4×1bd/1ba + 1×3bd/1ba + 2×2bd/1ba units multifamily listed at $996k.
Deal economics
- At list price, monthly cash flow is $5k ($62k/yr) — positive. Per door: $740/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($15k rent vs $996k).
- Recommended offer: $966k (3.0% below list) — sets the bar for market timing.
- Cap rate 12.5% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
- At $14,688/mo this rent would consume 299% of the median local household income ($59k/yr) (locally 5930% 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 $7k of loan paydown is wiped out by about $30k 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 $279k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 59 days — a 3% lower offer ($966k) is reasonable based on typical stale-listing flexibility.
- 6 sale attempts since 11y ago 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 $680k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: built in 1908 — 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.
Questions for the listing agent
- It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 12.54%
- Cash-on-cash
- 22.29%
- DSCR
- 1.99
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $893,276
- List price
- $996,000
- Delta
- 11.50%
- Verdict
- OVERPRICED
- Comps
- 20 within 1.0 mi
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
- IRR
- 11.8%
- Equity multiple
- 1.45×
- Total profit
- $125,488
- Equity at exit
- $148,507
- IRR
- 18.3%
- Equity multiple
- 2.32×
- Total profit
- $367,585
- Equity at exit
- $86,116
Cash invested: $278,880 (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
ZIP-level market 90011
- Rents YoY
- -8.2%
- Active inventory
- 126
- Price-to-rent
- 44.0×
Monthly cashflow live
- Estimated rent
- $14,688 high interval (Pro) →
- Mortgage (P&I)
- −$5,223
- Tax from tax record
- −$784 /mo · $9,411/yr
- Insurance
- −$415
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$3,084
- Net cashflow
- $5,181
Break-even live
7-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 4× units | 1 | 1 | $7,548 |
| #1 | 1 | 1 | $1,887 |
| #2 | 1 | 1 | $1,887 |
| #3 | 1 | 1 | $1,887 |
| #4 | 1 | 1 | $1,887 |
| 1× unit | 3 | 1 | $2,771 |
| 2× units | 2 | 1 | $4,370 |
| #6 | 2 | 1 | $2,185 |
| #7 | 2 | 1 | $2,185 |
| Total (7 units) | $14,688 | ||
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
- $249,000
- Closing costs
- $29,880
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1039 E 28th St Unit 207 Los Angeles, CA | 1.0 | 1.0 | 425 | $1,995 | $4.69 | 24d | 1 | 0.08mi |
| 1039 E 28th St Unit 306 Los Angeles, CA | 1.0 | 1.0 | 380 | $1,950 | $5.13 | 24d | 1 | 0.08mi |
| 1122 E 27th St Los Angeles, CA | 1.0 | 1.0 | 509 | $2,289 | $4.50 | 24d | 1 | 0.14mi |
| 1120 E 25th St Unit 102 Los Angeles, CA | 1.0 | 1.0 | 400 | $2,172 | $5.43 | 4d | 1 | 0.20mi |
| 1120 E 25th St Unit 102 Los Angeles, CA | 1.0 | 1.0 | 360 | $1,700 | $4.72 | 24d | 1 | 0.20mi |
| 1348 E 23rd St Los Angeles, CA | 2.0 | 1.0 | 680 | $2,490 | $3.66 | 43d | 1 | 0.28mi |
| 2600 San Pedro St Unit 216 Los Angeles, CA | 1.0 | 1.0 | 486 | $1,650 | $3.40 | 24d | 1 | 0.33mi |
| 1329 E 28th St Los Angeles, CA | 2.0 | 1.0 | 552 | $2,095 | $3.80 | 24d | 1 | 0.44mi |
| 1157 E 21st St Unit Labs Los Angeles, CA | 2.0 | 1.0 | 700 | $1,900 | $2.71 | 24d | 1 | 0.44mi |
| 914 E Martin Luther King Junior Blvd Unit 9145 Los Angeles, CA | 2.0 | 1.0 | 600 | $2,012 | $3.35 | 17d | 1 | 0.53mi |
| 1451 E 21st St Unit 2 Los Angeles, CA | 2.0 | 1.5 | 750 | $2,100 | $2.80 | 24d | 1 | 0.53mi |
| 4019 Hooper Ave Los Angeles, CA | 1.0 | 1.0 | 500 | $1,800 | $3.60 | 15d | 1 | 0.58mi |
| 245 E Adams Blvd Los Angeles, CA | 2.0 | 1.0 | 440 | $2,287 | $5.20 | 24d | 1 | 0.65mi |
| 795 E 42nd St Los Angeles, CA | 1.0 | 1.0 | 600 | $1,400 | $2.33 | 7d | 1 | 0.76mi |
| 1351 E 41st Pl Los Angeles, CA | 1.0 | 1.0 | 400 | $2,200 | $5.50 | 24d | 1 | 0.77mi |
| 166 E 36th St Los Angeles, CA | 1.0 | 1.0 | 500 | $1,490 | $2.98 | 19d | 1 | 0.85mi |
| 3309 Main St Unit 5 Los Angeles, CA | 1.0 | 1.0 | 700 | $2,200 | $3.14 | 24d | 1 | 0.89mi |
| 807 E Vernon Ave Apt 2 Los Angeles, CA | 1.0 | 1.0 | 500 | $1,750 | $3.50 | 24d | 1 | 0.99mi |
| 807 E Vernon Ave Apt 2 Los Angeles, CA | 1.0 | 1.0 | 500 | $1,750 | $3.50 | 20d | 1 | 0.99mi |
| 225 W 25th St Los Angeles, CA | 2.0 | 1.0 | 405 | $2,100 | $5.19 | 13d | 11 | 1.00mi |
| 2528 S Grand Ave Los Angeles, CA | 2.0 | 1.0–2.0 | 922 | $4,158 | $4.51 | 2d | 7 | 1.04mi |
| 1461 E Vernon Ave Los Angeles, CA | 1.0 | 1.0 | 557 | $1,753 | $3.15 | 24d | 1 | 1.08mi |
| 4216 Woodlawn Ave Unit 4218 Los Angeles, CA | 1.0 | 1.0 | 610 | $2,280 | $3.74 | 7d | 1 | 1.18mi |
| 155 W 41st Pl Unit 159 Los Angeles, CA | 1.0 | 1.0 | 450 | $1,450 | $3.22 | 24d | 1 | 1.24mi |
| 222 E Vernon Ave Unit 3/4 Los Angeles, CA | 1.0 | 1.0 | 550 | $1,750 | $3.18 | 24d | 1 | 1.27mi |
| 220 E Vernon Ave Unit 1/2 Los Angeles, CA | 1.0 | 1.0 | 450 | $1,795 | $3.99 | 24d | 1 | 1.28mi |
| 1340 S Hill St Los Angeles, CA | 2.0 | 1.0–2.0 | 773 | $3,794 | $4.90 | 2d | 13 | 1.31mi |
| 1426 E 48th St Los Angeles, CA | 2.0 | 1.0 | 700 | $2,400 | $3.43 | 43d | 1 | 1.32mi |
| 4325 Main St Unit 308 Los Angeles, CA | 1.0 | 1.0 | 436 | $2,289 | $5.25 | 24d | 1 | 1.34mi |
| 1200 S Broadway Los Angeles, CA | 1.0 | 1.0 | 719 | $2,588 | $3.60 | 24d | 1 | 1.34mi |
| 1200 S Broadway Los Angeles, CA | 1.0 | 1.0 | 634 | $2,518 | $3.97 | 3d | 1 | 1.34mi |
| 215 W 14th St Los Angeles, CA | 2.0 | 1.0 | 774 | $3,840 | $4.96 | 24d | 4 | 1.36mi |
| 215 W 14th St Los Angeles, CA | 2.0 | 1.0–1.5 | 717 | $3,840 | $5.35 | 7d | 7 | 1.36mi |
| 3030 Shrine Pl Los Angeles, CA | 1.0–3.0 | 1.0–2.0 | 722 | $3,498 | $4.84 | 43d | 1 | 1.40mi |
| 1230 S Olive St Los Angeles, CA | 3.0 | 1.0–2.0 | 877 | $3,357 | $3.83 | 2d | 44 | 1.45mi |
| 700 E 50th St Los Angeles, CA | 2.0 | 1.0 | 600 | $2,400 | $4.00 | 24d | 1 | 1.46mi |
| 3927 Flower Dr Los Angeles, CA | 2.0 | 1.0 | 700 | $2,450 | $3.50 | 24d | 1 | 1.46mi |
| 3006 Royal St Los Angeles, CA | 1.0 | 1.0 | 415 | $2,395 | $5.77 | 43d | 1 | 1.47mi |
| 1243 S Olive St Los Angeles, CA | 2.0 | 1.0 | 618 | $2,808 | $4.54 | 1d | 21 | 1.48mi |
Listing history 30 events
-
2026-06-18days on market $996,000 Active 59 DOM
-
2026-06-17days on market $996,000 Active 58 DOM
-
2026-06-16days on market $996,000 Active 57 DOM
-
2026-06-15days on market $996,000 Active 56 DOM
-
2026-06-13days on market $996,000 Active 54 DOM
-
2026-06-09days on market $996,000 Active 50 DOM
-
2026-06-08days on market $996,000 Active 49 DOM
-
2026-06-07days on market $996,000 Active 48 DOM
-
2026-06-04days on market $996,000 Active 45 DOM
-
2026-06-03days on market $996,000 Active 44 DOM
-
2026-06-02days on market $996,000 Active 43 DOM
-
2026-06-01days on market $996,000 Active 42 DOM
-
2026-05-31days on market $996,000 Active 41 DOM
-
2026-04-20$996,000 Active 1004-char remark
Show marketing remark (1004 chars)
Excellent income-producing opportunity near Downtown Los Angeles! This 7-unit property features five existing units plus two newly constructed ADUs. The unit mix includes four 1-bedroom units, two 3-bedroom units, and one 2-bedroom unit, offering strong rental diversity. The property generates a current gross monthly income of $10,330 ($123,960 annually) with over 50% rental upside. One unit can be delivered vacant the brand-new 3-bedroom, 1-bath ADU providing an excellent owner-user opportunity. Offered at $996,000, the property reflects an attractive GRM of 8 and approximately an 8% cap rate, making it ideal for investors seeking strong cash flow. Located near the YMCA, a recognized cultural landmark, with convenient access to Downtown LA, Central Avenue corridors, public transportation, and nearby retail hubs such as FIGat7th. Strong rental demand area with ongoing growth and revitalization. Don't miss this high-performing asset with both immediate income and long-term upside potential.
-
2020-12-18soldstatus $680,000 Sold 771-char remark
Show marketing remark (771 chars)
5 units plus one storage! 3 separate Structure, Front Building is a Triplex, middle building free standing unit, Back building is free standing building. Great unit mix, 1 X 3 Bedroom 1 Bath, 1 X 2 Bedroom 1 Bath plus 3 X 1 Bedroom 1 Bath. All units are occupied, long term tenants, Low rents - Huge potential, lots of room for growth!!! UNDER RENT CONTROL AREA, 50 % potential upside based on the market rent, Price per unit $ 159,000, Actual Gross income 56,616 Actual Cap rate 4.7 Performa Monthly rent $ 9,650 Gross Yearly $ 115,800. Price per Sqft $ 218. Great investment opportunity. Property needs TLC, Plenty parking spaces, alley access, Across street from YMCA and two doors down from church. Garage is rented as storage and producing additional $ 400 monthly.
-
2020-12-18soldstatus $526,000
Show marketing remark (771 chars)
5 units plus one storage! 3 separate Structure, Front Building is a Triplex, middle building free standing unit, Back building is free standing building. Great unit mix, 1 X 3 Bedroom 1 Bath, 1 X 2 Bedroom 1 Bath plus 3 X 1 Bedroom 1 Bath. All units are occupied, long term tenants, Low rents - Huge potential, lots of room for growth!!! UNDER RENT CONTROL AREA, 50 % potential upside based on the market rent, Price per unit $ 159,000, Actual Gross income 56,616 Actual Cap rate 4.7 Performa Monthly rent $ 9,650 Gross Yearly $ 115,800. Price per Sqft $ 218. Great investment opportunity. Property needs TLC, Plenty parking spaces, alley access, Across street from YMCA and two doors down from church. Garage is rented as storage and producing additional $ 400 monthly.
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2020-11-23historical Backup Offers Accepted 771-char remark
Show marketing remark (771 chars)
5 units plus one storage! 3 separate Structure, Front Building is a Triplex, middle building free standing unit, Back building is free standing building. Great unit mix, 1 X 3 Bedroom 1 Bath, 1 X 2 Bedroom 1 Bath plus 3 X 1 Bedroom 1 Bath. All units are occupied, long term tenants, Low rents - Huge potential, lots of room for growth!!! UNDER RENT CONTROL AREA, 50 % potential upside based on the market rent, Price per unit $ 159,000, Actual Gross income 56,616 Actual Cap rate 4.7 Performa Monthly rent $ 9,650 Gross Yearly $ 115,800. Price per Sqft $ 218. Great investment opportunity. Property needs TLC, Plenty parking spaces, alley access, Across street from YMCA and two doors down from church. Garage is rented as storage and producing additional $ 400 monthly.
-
2020-08-04$750,000 Active 771-char remark
Show marketing remark (771 chars)
5 units plus one storage! 3 separate Structure, Front Building is a Triplex, middle building free standing unit, Back building is free standing building. Great unit mix, 1 X 3 Bedroom 1 Bath, 1 X 2 Bedroom 1 Bath plus 3 X 1 Bedroom 1 Bath. All units are occupied, long term tenants, Low rents - Huge potential, lots of room for growth!!! UNDER RENT CONTROL AREA, 50 % potential upside based on the market rent, Price per unit $ 159,000, Actual Gross income 56,616 Actual Cap rate 4.7 Performa Monthly rent $ 9,650 Gross Yearly $ 115,800. Price per Sqft $ 218. Great investment opportunity. Property needs TLC, Plenty parking spaces, alley access, Across street from YMCA and two doors down from church. Garage is rented as storage and producing additional $ 400 monthly.
-
2020-01-08historical Expired
-
2019-11-08Active
-
2016-09-30soldstatus $490,000
-
2016-02-25historical
-
2016-02-25historical
-
2015-12-27status Active
-
2015-12-16historical Active Under Contract
-
2015-12-07price $549,999
-
2015-10-30$599,999 Active
-
2015-10-30$549,999
-
2015-05-29soldstatus $450,000
-
1979-06-12soldstatus $15,000
ⓘ 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
- $9,411 · $784/mo
- Projected year-2 tax
- $9,411 · $784/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 (shaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 6/10 Major 7 d/yr ≥91°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $176,256
- − Mortgage interest
- −$55,791
- − Property taxes
- −$9,411
- − Insurance
- −$4,980
- − Repairs & maintenance
- −$14,100
- − Management
- −$14,100
- − Depreciation
- −$28,975
- Taxable income
- $48,898
- Est. tax owed @ 24.0%
- −$11,736
- After-tax cash flow
- $50,438/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
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)
- 100,113
- Household income
- $59,017
- Rent vs Own
- Severe rent burden
- 5930.0
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 (92%)
- Race & ethnicity
- Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
- Hispanic origin (detail)
- Mexican 67%
- Foreign-born
- 45% · Canada, South Korea
- Languages at home
- 13% English-only · Spanish 86%
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
- ▼ -636.62%
- Current HPI
- 477.6496
- Rent YoY
- ▼ -8.20%
- 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
+6540.0% since first listed17 events — show timeline
- 2026-04-20 Listed $996,000 TheMLS
- 2020-12-18 Sold (Public Records) $526,000 Public Records
- 2020-12-18 Sold (MLS) $680,000 TheMLS
- 2020-11-23 Contingent — TheMLS
- 2020-08-04 Listed $750,000 TheMLS
- 2020-01-08 Delisted — TheMLS
- 2019-11-08 Listed — TheMLS
- 2016-09-30 Sold (Public Records) $490,000 Public Records
- 2016-02-25 Listing Removed — CRMLS
- 2016-02-25 Listing Removed — SDMLS
- 2015-12-27 Relisted — CRMLS
- 2015-12-16 Contingent — CRMLS
- 2015-12-07 Price Changed $549,999 CRMLS
- 2015-10-30 Listed $599,999 CRMLS
- 2015-10-30 Listed $549,999 SDMLS
- 2015-05-29 Sold (Public Records) $450,000 Public Records
- 1979-06-12 Sold (Public Records) $15,000 Public Records
Property tax history
+11.3%/yrLatest (2025): $9,411 · +1.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…