3945 Woolwine · East Los Angeles, CA 90063

$869,800

4 bd · 2.0 ba · 3,236 sqft · MultiFamily public records · 177 Days on market

Built 1931 5,417 sqft lot $269/sqft · 13% below area Est $996k · 13% under ↓ 9% since listing

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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 +19.3/30.0
• ARV discount +13.2/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 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

These exquisite Spanish Colonial Revival units exude timeless character and classic Eastside charm. With approximately 3,236 square feet of living space, the property offers two generous main units, each with 2 bedrooms and 1 bath, plus a bonus 1-bedroom, 1-bath unit with kitchen and bath, all situated on a 5,417 sq ft lot. Step inside to spacious living rooms accented by graceful arches and large windows that flood the interiors with natural light. A true highlight is the beautiful fireplace framed with original Batchelder tiles—a rare artisan detail that anchors the living space and showcases the home’s period craftsmanship. Located in the heart of East LA, you’re within walking distance to local shops and neighborhood hangouts, and just moments from the 710 and I-10 freeways and Cal State LA, making commuting and access to amenities a breeze. Outside, the property offers ample outdoor space, ideal for additional parking, gatherings, or simply enjoying the Southern California weather. Experience the unique beauty, income potential, and historic charm. I have Matterport videos for both units. Reach out to me, and I will gladly send them over!!

Key facts

• 5,417 sq ft lot
• 3 garage spots
• Built 1931

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $870k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $770k (11.4% below list).
• Recommended offer: $765k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 (-3.3%/yr); 83 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,705/mo this rent would consume 127% of the median local household income ($73k/yr) (locally 1857% 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.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($765k) 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.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $765,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1931 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.89% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $995,756
• List price: $869,800
• Delta: -12.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Miller Ave	0.13mi	4/4.0	3,498 (+8%)	9mo	$1,330,000	$380	65
3905 Woolwine Dr	0.07mi	5/4.0 (+1)	3,093 (-4%)	18mo	$1,072,000	$347	61
1023 N Gage Ave	0.55mi	4/4.5	3,324 (+3%)	13mo	$1,500,000	$451	49

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-102,897
• Equity at exit: $129,690

10-year hold

• IRR: -7.4%
• Equity multiple: 0.59×
• Total profit: $-99,980
• Equity at exit: $75,204

Cash invested: $243,544 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90063

• Rents YoY: -3.3%
• Active inventory: 83
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $7,705 high
• Mortgage (P&I): −$4,561
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$362
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,618
• Net cashflow: $959

Break-even live

Break-even rent $6,492

Max offer price $869,800

Occupancy floor 83%

Sensitivity live

Price	-10% $1,451	-5% $1,205	+0% $959	+5% $712	+10% $466
Rent	-10% $350	-5% $654	+0% $959	+5% $1,263	+10% $1,567
Rate	-1.0pp $1,397	-0.5pp $1,180	base $959	+0.5pp $733	+1.0pp $504

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,270
1× unit	1	1	$2,434
Total (3 units)			$7,705

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: $217,450
• Closing costs: $26,094
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1652 Murchison St Unit 1652 Los Angeles, CA	4.0	5.0	2137	$4,095	$1.92	6d	1	0.99mi
1652 Murchison St Unit 1650 Los Angeles, CA	5.0	5.0	2137	$4,095	$1.92	6d	1	0.99mi
1571 Ricardo St Los Angeles, CA	5.0	5.0	2250	$4,350	$1.93	16d	1	1.15mi
1866 W Longhill Dr Monterey Park, CA	3.0	2.0	2173	$4,300	$1.98	4d	1	1.44mi

Listing history 12 events

1. 2026-06-08
   days on market $869,800 Active 177 DOM
2. 2026-06-07
   days on market $869,800 Active 176 DOM
3. 2026-06-04
   days on market $869,800 Active 173 DOM
4. 2026-06-03
   days on market $869,800 Active 172 DOM
5. 2026-06-02
   days on market $869,800 Active 171 DOM
6. 2026-06-01
   days on market $869,800 Active 170 DOM
7. 2026-05-31
   days on market $869,800 Active 169 DOM
8. 2025-12-13
   listed $869,800 Active 1180-char remark

   Show marketing remark (1180 chars)

   These exquisite Spanish Colonial Revival units exude timeless character and classic Eastside charm. With approximately 3,236 square feet of living space, the property offers two generous main units, each with 2 bedrooms and 1 bath, plus a bonus 1-bedroom, 1-bath unit with kitchen and bath, all situated on a 5,417 sq ft lot. Step inside to spacious living rooms accented by graceful arches and large windows that flood the interiors with natural light. A true highlight is the beautiful fireplace framed with original Batchelder tiles—a rare artisan detail that anchors the living space and showcases the home’s period craftsmanship. Located in the heart of East LA, you’re within walking distance to local shops and neighborhood hangouts, and just moments from the 710 and I-10 freeways and Cal State LA, making commuting and access to amenities a breeze. Outside, the property offers ample outdoor space, ideal for additional parking, gatherings, or simply enjoying the Southern California weather. Experience the unique beauty, income potential, and historic charm. I have Matterport videos for both units. Reach out to me, and I will gladly send them over!!

9. 2025-12-11
   historical $869,800 1180-char remark

   Show marketing remark (1180 chars)

   These exquisite Spanish Colonial Revival units exude timeless character and classic Eastside charm. With approximately 3,236 square feet of living space, the property offers two generous main units, each with 2 bedrooms and 1 bath, plus a bonus 1-bedroom, 1-bath unit with kitchen and bath, all situated on a 5,417 sq ft lot. Step inside to spacious living rooms accented by graceful arches and large windows that flood the interiors with natural light. A true highlight is the beautiful fireplace framed with original Batchelder tiles—a rare artisan detail that anchors the living space and showcases the home’s period craftsmanship. Located in the heart of East LA, you’re within walking distance to local shops and neighborhood hangouts, and just moments from the 710 and I-10 freeways and Cal State LA, making commuting and access to amenities a breeze. Outside, the property offers ample outdoor space, ideal for additional parking, gatherings, or simply enjoying the Southern California weather. Experience the unique beauty, income potential, and historic charm. I have Matterport videos for both units. Reach out to me, and I will gladly send them over!!

10. 2025-10-16
    historical
11. 2025-09-19
    price $895,000
12. 2025-07-09
    listed $960,000 Active

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $6,610 · $551/mo
• Expected delta: +$4,155/yr (+$346/mo · 169.2%)

ⓘ 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 6/10 Major 7 d/yr ≥95°F today · 21 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: $92,460
• − Mortgage interest: −$48,722
• − Property taxes: −$2,455
• − Insurance: −$4,349
• − Repairs & maintenance: −$7,397
• − Management: −$7,397
• − Depreciation: −$25,303
• Taxable loss: −$3,163
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $12,262/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,397
• Household income: $72,942
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1857.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 13% White 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 40% · Canada, China
• Languages at home: 17% English-only · Spanish 81%

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: ▼ -841.41%
• Current HPI: 476.1519
• Rent YoY: ▼ -3.30%
• 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

-9.4% since first listed

5 events — show timeline

• 2025-12-13 Listed $869,800 CRMLS
• 2025-12-11 Coming Soon $869,800 CRMLS
• 2025-10-16 Listing Removed — CRMLS
• 2025-09-19 Price Changed $895,000 CRMLS
• 2025-07-09 Listed $960,000 CRMLS

Property tax history

+3.0%/yr

Latest (2025): $2,455 · +13.6% YoY. Source: county tax records.