3005 S Normandie Ave · Los Angeles, CA 90007

$1,270,000

10 bd · 8.0 ba · 4,837 sqft · MultiFamily public records · 255 Days on market

Built 1960 6,601 sqft lot $263/sqft · at area comps Est $1258k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.1/15.0
• 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: 8 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

3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

Key facts

• Lar3 zoned lot
• 8 unit multifamily
• 6,601 sq ft lot

Tags

• 8 UNIT MULTIFAMILY
• LAR3 ZONED LOT
• NINE ON SITE PARKING SPACES

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 2×2bd/1ba units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $6k ($66k/yr) — positive. Per door: $688/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.27M).
• Recommended offer: $1.12M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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); 86 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,038/mo this rent would consume 612% 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 $9k of loan paydown is wiped out by about $38k 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 $356k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask is 72679% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $1,117,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1960 — 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,258,233
• List price: $1,270,000
• Delta: 2.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3025 Van Buren Pl	0.19mi	10/8.0	4,674 (-3%)	14mo	$1,140,000	$244	74
1464 W 35th Pl	0.26mi	11/6.0 (+1)	4,876 (+1%)	11mo	$1,200,000	$246	64
2945 Van Buren Pl	0.19mi	9/4.5 (-1)	5,405 (+12%)	3mo	$1,062,000	$196	50
1680 W 22nd St	0.66mi	10/6.0	5,000 (+3%)	10mo	$1,050,000	$210	47
3105 S Walton Ave	0.32mi	11/11.0 (+1)	5,264 (+9%)	21mo	$1,827,000	$347	36

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: 13.5%
• Equity multiple: 1.56×
• Total profit: $198,951
• Equity at exit: $189,361

10-year hold

• IRR: 24.5%
• Equity multiple: 3.42×
• Total profit: $859,980
• Equity at exit: $109,806

Cash invested: $355,600 (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: 86
• Price-to-rent: 47.5×

Monthly cashflow live

• Estimated rent: $18,038 high
• Mortgage (P&I): −$6,660
• Tax from tax record: −$1,554 /mo · $18,651/yr
• Insurance: −$529
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,788
• Net cashflow: $5,507

Break-even live

Break-even rent $11,068

Max offer price $1,270,000

Occupancy floor 64%

Sensitivity live

Price	-10% $6,226	-5% $5,866	+0% $5,507	+5% $5,147	+10% $4,788
Rent	-10% $4,082	-5% $4,794	+0% $5,507	+5% $6,219	+10% $6,932
Rate	-1.0pp $6,146	-0.5pp $5,830	base $5,507	+0.5pp $5,178	+1.0pp $4,843

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$13,362
▸ 2× units	2	1	$4,674
Total (8 units)			$18,038

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: $317,500
• Closing costs: $38,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2739 S Budlong Ave Los Angeles, CA	11.0	9.0	3500	$1,000	$0.29	45d	1	0.33mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$12,200	$5.58	0d	2	0.70mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$12,581	$2.78	2d	9	0.74mi

Listing history 49 events

1. 2026-06-21
   pricedays on market $1,270,000 Active 255 DOM
2. 2026-06-18
   days on market $1,295,000 Active 252 DOM
3. 2026-06-17
   days on market $1,295,000 Active 251 DOM
4. 2026-06-16
   days on market $1,295,000 Active 250 DOM
5. 2026-06-15
   days on market $1,295,000 Active 249 DOM
6. 2026-06-13
   days on market $1,295,000 Active 247 DOM
7. 2026-06-09
   days on market $1,295,000 Active 243 DOM
8. 2026-06-08
   days on market $1,295,000 Active 242 DOM
9. 2026-06-07
   days on market $1,295,000 Active 241 DOM
10. 2026-06-04
    days on market $1,295,000 Active 238 DOM
11. 2026-06-03
    days on market $1,295,000 Active 237 DOM
12. 2026-06-02
    days on market $1,295,000 Active 236 DOM
13. 2026-06-01
    days on market $1,295,000 Active 235 DOM
14. 2026-05-31
    days on market $1,295,000 Active 234 DOM
15. 2026-05-01
    price $1,295,000 920-char remark

    Show marketing remark (920 chars)

    3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

16. 2026-04-25
    price $1,590
17. 2026-04-04
    price $1,670
18. 2026-03-20
    listed $1,745
19. 2026-01-15
    price $1,395,000 920-char remark

    Show marketing remark (920 chars)

    3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

20. 2025-12-22
    price $1,445,000 920-char remark

    Show marketing remark (920 chars)

    3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

21. 2025-11-03
    price $1,475,000 920-char remark

    Show marketing remark (920 chars)

    3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

22. 2025-10-06
    listed $1,500,000 Active 920-char remark

    Show marketing remark (920 chars)

    3005 S Normandie Ave | 8-Unit Multifamily in Adams-Normandie Near USC & Downtown LA. Built in 1960, the property features a balanced unit mix of (6) 1-Bed/1-Bath and (2) 2-Bed/1-Bath units totaling 4,837 SF on a 6,600 SF LAR3-zoned lot. Priced at $1,295,000 (~$162K per unit / $268 per SF), this offering presents investors with a strong blend of in-place income and meaningful upside through rent growth, light renovations, and operational improvements. The property currently achieves a 7.33% cap rate, with pro forma projections of 10.03%, driven by units renting well below market and one vacant unit ready to be repositioned. Several units are significantly under market rent, offering immediate potential to increase NOI and property value through rent adjustments and modernization. With nine on-site parking spaces, investors can also generate additional income through parking fees or RUBS implementation.

23. 2025-08-09
    historical $1,635
24. 2025-07-19
    price $1,635
25. 2025-07-10
    price $1,715
26. 2025-06-19
    listed $1,795
27. 2025-01-07
    historical
28. 2024-09-16
    listed $1,695,000 Active
29. 2024-09-13
    historical
30. 2024-05-30
    historical $1,650
31. 2024-05-08
    price
32. 2024-04-28
    listed $1,650
33. 2024-04-25
    historical $1,845
34. 2024-04-11
    price
35. 2024-04-10
    listed $1,845
36. 2024-04-10
    historical $1,845
37. 2024-04-03
    listed Active
38. 2024-02-05
    listed $1,845
39. 2023-07-19
    historical $1,725
40. 2023-07-15
    listed $1,725
41. 2022-07-05
    price $1,725
42. 2018-02-21
    soldstatus $1,263,000 Closed Sale
43. 2018-02-21
    soldstatus $1,263,000
44. 2018-02-21
    soldstatus $1,263,000
45. 2018-02-17
    status Pending Sale
46. 2018-01-25
    historical Active Under Contract
47. 2017-12-05
    status Pending Sale
48. 2017-12-05
    listed $1,300,000 Active
49. 2017-12-05
    listed $1,300,000

ⓘ 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: $18,651 · $1,554/mo
• Projected year-2 tax: $18,651 · $1,554/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 (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: $216,456
• − Mortgage interest: −$71,140
• − Property taxes: −$18,651
• − Insurance: −$6,350
• − Repairs & maintenance: −$17,316
• − Management: −$17,316
• − Depreciation: −$36,945
• Taxable income: $48,737
• Est. tax owed @ 24.0%: −$11,697
• After-tax cash flow: $54,383/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

-0.4% since first listed

35 events — show timeline

• 2026-05-01 Price Changed $1,295,000 TheMLS
• 2026-04-25 Price Changed $1,590 SHOWMOJO
• 2026-04-04 Price Changed $1,670 SHOWMOJO
• 2026-03-20 Listed for Rent $1,745 SHOWMOJO
• 2026-01-15 Price Changed $1,395,000 TheMLS
• 2025-12-22 Price Changed $1,445,000 TheMLS
• 2025-11-03 Price Changed $1,475,000 TheMLS
• 2025-10-06 Listed $1,500,000 TheMLS
• 2025-08-09 Rental Removed $1,635 SHOWMOJO
• 2025-07-19 Price Changed $1,635 SHOWMOJO
• 2025-07-10 Price Changed $1,715 SHOWMOJO
• 2025-06-19 Listed for Rent $1,795 SHOWMOJO
• 2025-01-07 Listing Removed — CRMLS
• 2024-09-16 Listed $1,695,000 CRMLS
• 2024-09-13 Coming Soon — CRMLS
• 2024-05-30 Rental Removed $1,650 BUILDIUM
• 2024-05-08 Price Changed — TheMLS
• 2024-04-28 Listed for Rent $1,650 BUILDIUM
• 2024-04-25 Rental Removed $1,845 APPFOLIO
• 2024-04-11 Price Changed — TheMLS
• 2024-04-10 Listed for Rent $1,845 APPFOLIO
• 2024-04-10 Rental Removed $1,845 APPFOLIO
• 2024-04-03 Listed — TheMLS
• 2024-02-05 Listed for Rent $1,845 APPFOLIO
• 2023-07-19 Rental Removed $1,725 APPFOLIO
• 2023-07-15 Listed for Rent $1,725 APPFOLIO
• 2022-07-05 Price Changed $1,725 APPFOLIO
• 2018-02-21 Sold (Public Records) $1,263,000 Public Records
• 2018-02-21 Sold (MLS) $1,263,000 SDMLS
• 2018-02-21 Sold (MLS) $1,263,000 CRMLS
• 2018-02-17 Pending — CRMLS
• 2018-01-25 Contingent — CRMLS
• 2017-12-05 Pending — CRMLS
• 2017-12-05 Listed $1,300,000 SDMLS
• 2017-12-05 Listed $1,300,000 CRMLS

Property tax history

+15.1%/yr

Latest (2025): $18,651 · +1.3% YoY. Source: county tax records.