1228 S Dunsmuir · Los Angeles, CA 90019

$1,450,000

25 bd · 15.0 ba · 2,290 sqft · MultiFamily · 39 Days on market

Built 1937 Good condition 7,044 sqft lot $633/sqft · 14% above area Est $1275k · 14% over

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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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.4/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Positioned in the vibrant Wilshire Vista pocket of Miracle Mile, 1226 S Dunsmuir Ave is a beautofil three-unit that shows exceptionally well for only at $1,450,000—with prime potential for RTI ADUs to expand into a 5-unit income producing cash cow. This tastefully renovated 1937-built property spans 2,290 SF on a spacious 7,042 SF lot, delivering cash flow from a solid mix of (2) 2-bed/1-bath and (1) 1-bed/1-bath units, plus RTI plans for a top-level (1) 3-bed/2-bath and bottom (1) 2-bed/1-bath ADU to supercharge income and scale. Walkable to La Brea Tar Pits, Koreatown hotspots, and Metro E Line transit, this prime location locks in strong tenant retention and rental growth near Mid

Key facts

• 7,044 sq ft lot
• 6 parking spots
• Built 1937

Property features AI

Finance

• Other: Property listed as a multi-unit investment (3 units); Units reported as unfurnished
• Financial info: Total actual rent reported: $7,254; Net operating income: $55,491; Gross income: $82,696; Gross scheduled income: $87,048; Gross operating income: $82,696; Gross multiplier: 16.66; Operating expenses: $27,613 (includes insurance and trash); Insurance expense: $2,863; Trash expense: $600; New taxes listed: $17,400; Vacancy allowance rate: 5%; Total building area: 2,290 (as reported); Three leased units
• HOA & community: Rent controlled

Exterior

• Parking: On-site parking; Driveway with brick and asphalt areas; Uncovered spaces available (6 total); General parking spaces
• Utilities: Public sewer; District/public water; Single water meter; Single gas meter; Single electric meter
• Home design: Attached community apartment; Two-story building; No accessory dwelling unit
• Construction: Year built per assessor; One common wall; Two buildings on the parcel
• Exterior features: No pool

Interior

• Kitchen: Kitchens included in each unit (appliances not specified)
• Bedrooms: Unit mix includes 2-bedroom and 1-bedroom units
• Flooring: Vinyl flooring
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Forced air heating; Wall/window cooling
• Interior features: Two levels; Entry on level 1
• Laundry & utility: Laundry inside units or building

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/?-bath units multifamily listed at $1.45M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $559/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.45M).
• Recommended offer: $1.41M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.5%/yr); 206 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,223/mo this rent would consume 263% of the median local household income ($74k/yr) (locally 5272% 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 $10k of loan paydown is wiped out by about $44k 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 39 days — a 3% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $1,406,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,274,879
• List price: $1,450,000
• Delta: 13.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-104,211
• Equity at exit: $216,200

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-44,219
• Equity at exit: $125,369

Cash invested: $406,000 (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 90019

• Rents YoY: -0.5%
• Active inventory: 206
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $16,223 medium
• Mortgage (P&I): −$7,604
• Tax est. 1.5%: −$1,812 /mo · $21,750/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,407
• Net cashflow: $2,796

Break-even live

Break-even rent $12,684

Max offer price $1,450,000

Occupancy floor 78%

Sensitivity live

Price	-10% $3,798	-5% $3,297	+0% $2,796	+5% $2,295	+10% $1,793
Rent	-10% $1,514	-5% $2,155	+0% $2,796	+5% $3,436	+10% $4,077
Rate	-1.0pp $3,526	-0.5pp $3,164	base $2,796	+0.5pp $2,420	+1.0pp $2,038

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

Units	Beds	Baths	Est. rent
▸ 5× units	5	—	$16,225
Total (5 units)			$16,223

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $1,450,000 Active 39 DOM
2. 2026-06-18
   days on market $1,450,000 Active 36 DOM
3. 2026-06-17
   days on market $1,450,000 Active 35 DOM
4. 2026-06-16
   days on market $1,450,000 Active 34 DOM
5. 2026-06-15
   days on market $1,450,000 Active 33 DOM
6. 2026-06-13
   days on market $1,450,000 Active 31 DOM
7. 2026-06-09
   days on market $1,450,000 Active 27 DOM
8. 2026-06-08
   days on market $1,450,000 Active 26 DOM
9. 2026-06-07
   days on market $1,450,000 Active 25 DOM
10. 2026-06-04
    days on market $1,450,000 Active 22 DOM
11. 2026-06-03
    days on market $1,450,000 Active 21 DOM
12. 2026-06-02
    days on market $1,450,000 Active 20 DOM
13. 2026-06-01
    days on market $1,450,000 Active 19 DOM
14. 2026-05-31
    days on market $1,450,000 Active 18 DOM
15. 2026-05-13
    listed $1,450,000 Active 869-char remark
16. 2026-05-12
    historical $1,450,000 869-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 21 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: $194,676
• − Mortgage interest: −$81,223
• − Property taxes: −$21,750
• − Insurance: −$7,250
• − Repairs & maintenance: −$15,574
• − Management: −$15,574
• − Depreciation: −$42,182
• Taxable income: $11,123
• Est. tax owed @ 24.0%: −$2,670
• After-tax cash flow: $30,877/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently renovated multi-family property in the Wilshire Vista neighborhood of Miracle Mile is in excellent condition and ready for move-in. It offers a prime location with strong tenant retention potential and RTI ADU plans for future expansion.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and rental appeal
• Both smart home integration — enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and rental appeal ↑
• Both smart home integration — enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 59,548
• Household income: $73,934
• Rent vs Own: 76.2% rent · 23.8% own
• Severe rent burden: 5272.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% White 18% Black 17% Asian 17% Two or more races 13%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 45% English-only · Spanish 38% Korean 10% Tagalog/Filipino 1%

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: ▼ -1477.82%
• Current HPI: 425.5427
• Rent YoY: ▼ -0.50%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $1,450,000 CRMLS
• 2026-05-12 Coming Soon $1,450,000 CRMLS