437 Park Front · Los Angeles, CA 90011

$650,000

2 bd · 2.0 ba · 1,080 sqft · MultiFamily public records · 150 Days on market

Built 1922 5,080 sqft lot $602/sqft · 110% above area Est $724k · 10% 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 +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This triplex presents a unique investment opportunity located directly across from the South Park recreation center, offering both convenience and potential for enhanced value for tenants who value recreational amenities. The property consists of three units, one spacious three-bedroom two-bathroom, along with two one bedroom units, all currently rented out. While the triplex is in need of TLC this presents a prime opportunity for investors or homeowners to renovate and increase the property's value. Property does come with tenants in place. Drive by only Please DO NOT DISTURB TENANTS

Key facts

• Three units
• 5,080 sq ft lot
• Built 1922

Tags

• INVESTMENT OPPORTUNITY
• THREE UNITS

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $863/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $650k).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,366/mo this rent would consume 170% 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 $4k of loan paydown is wiped out by about $20k 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 $182k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $235k; list at $650k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $572,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1922 — 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: 1.29% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $724,203
• List price: $650,000
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $34,972
• Equity at exit: $96,917

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $147,474
• Equity at exit: $56,200

Cash invested: $182,000 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $8,366 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$339 /mo · $4,071/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,757
• Net cashflow: $2,590

Break-even live

Break-even rent $5,087

Max offer price $650,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$8,367
Total (3 units)			$8,366

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
643 E 47th St Unit 4 Los Angeles, CA	2.0	1.0	790	$2,475	$3.13	24d	1	0.25mi
718 E 48th St Los Angeles, CA	3.0	2.0	1332	$3,150	$2.36	43d	1	0.31mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	5d	1	0.38mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	15d	1	0.38mi
431 56th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	22d	1	0.51mi
241 W 49th St Los Angeles, CA	3.0	2.0	1200	$2,900	$2.42	13d	1	0.55mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	43d	1	0.56mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	7d	1	0.56mi
1037 E 50th St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	24d	1	0.61mi
155 W 43rd St Unit 155 43RD Los Angeles, CA	3.0	1.0	900	$2,995	$3.33	24d	1	0.63mi
4502 S Broadway Unit 3 Los Angeles, CA	2.0	1.0	718	$1,950	$2.72	43d	1	0.64mi
1031 E 52nd Pl Los Angeles, CA	3.0	2.0	1000	$3,650	$3.65	13d	1	0.65mi
324 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	43d	1	0.68mi
326 W 51st St Los Angeles, CA	3.0	1.5	1100	$2,450	$2.23	5d	1	0.68mi
326 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	5d	1	0.68mi
956 E 43rd St Los Angeles, CA	2.0	1.0	920	$2,887	$3.14	24d	1	0.69mi
905 E 57th St Los Angeles, CA	2.0	2.0	840	$3,000	$3.57	43d	1	0.73mi
1162 E 46th St Los Angeles, CA	3.0	2.0	1350	$3,800	$2.81	43d	1	0.77mi
5875 Towne Ave Los Angeles, CA	3.0	2.0	1040	$3,250	$3.12	20d	1	0.78mi
256 W 42nd St Los Angeles, CA	3.0	1.5	1100	$3,295	$3.00	11d	1	0.78mi
235 W 58th St Los Angeles, CA	3.0	2.0	1225	$4,250	$3.47	43d	1	0.82mi
1166 E 43rd Pl Los Angeles, CA	3.0	1.0	1100	$3,252	$2.96	2d	1	0.85mi
458 W Vernon Ave Unit 458 Los Angeles, CA	1.0	1.0	900	$1,825	$2.03	43d	1	0.85mi
458 W Vernon Ave Unit 460 Los Angeles, CA	2.0	1.0	960	$2,250	$2.34	43d	1	0.85mi
887 E 40th Pl Unit 3 Los Angeles, CA	3.0	1.5	1135	$3,000	$2.64	43d	1	0.91mi
4177 Naomi Ave Unit 4181 Los Angeles, CA	3.0	2.0	1000	$2,650	$2.65	43d	1	0.99mi
4177 Naomi Ave Unit 4182 Los Angeles, CA	3.0	2.0	1000	$3,000	$3.00	43d	1	0.99mi
144 E 60th St Unit 142 12 Los Angeles, CA	2.0	1.0	875	$2,100	$2.40	5d	1	1.00mi
3438 McKinley Ave Apt 5 Los Angeles, CA	3.0	2.0	1100	$2,887	$2.62	3d	1	1.00mi
1177 E 41st Pl Los Angeles, CA	3.0	1.0	1000	$3,200	$3.20	43d	1	1.01mi
1307 1/2 56th St Unit 1307 1/2 Los Angeles, CA	2.0	1.0	900	$2,250	$2.50	7d	1	1.04mi
629 W Vernon Ave Unit 2 Los Angeles, CA	3.0	1.0	1000	$2,500	$2.50	11d	1	1.05mi
720 W 47th St Los Angeles, CA	1.0	1.0	810	$1,950	$2.41	43d	1	1.06mi
1344 E 43rd Pl Los Angeles, CA	2.0	1.0	1437	$2,850	$1.98	43d	1	1.07mi
1346 E 43rd Pl Los Angeles, CA	2.0	1.0	800	$2,850	$3.56	43d	1	1.08mi
1426 E 48th St Los Angeles, CA	2.0	1.0	700	$2,400	$3.43	43d	1	1.08mi
708 W Vernon Ave Los Angeles, CA	2.0	1.0	900	$2,295	$2.55	43d	1	1.09mi
4506 1/2 S Hoover St Los Angeles, CA	1.0	1.0	750	$1,795	$2.39	19d	1	1.11mi
4125 S Figueroa St Los Angeles, CA	1.0	1.0	648	$2,145	$3.31	43d	2	1.12mi
4125 S Figueroa St Los Angeles, CA	1.0	1.0	644	$1,994	$3.10	2d	2	1.12mi

Listing history 37 events

1. 2026-06-18
   days on market $650,000 Active 150 DOM
2. 2026-06-17
   days on market $650,000 Active 149 DOM
3. 2026-06-16
   days on market $650,000 Active 148 DOM
4. 2026-06-15
   days on market $650,000 Active 147 DOM
5. 2026-06-13
   days on market $650,000 Active 145 DOM
6. 2026-06-09
   days on market $650,000 Active 141 DOM
7. 2026-06-08
   days on market $650,000 Active 140 DOM
8. 2026-06-07
   days on market $650,000 Active 139 DOM
9. 2026-06-04
   days on market $650,000 Active 136 DOM
10. 2026-06-03
    days on market $650,000 Active 135 DOM
11. 2026-06-02
    days on market $650,000 Active 134 DOM
12. 2026-06-01
    days on market $650,000 Active 133 DOM
13. 2026-05-31
    days on market $650,000 Active 132 DOM
14. 2026-01-19
    listed $650,000 Active 591-char remark

    Show marketing remark (591 chars)

    This triplex presents a unique investment opportunity located directly across from the South Park recreation center, offering both convenience and potential for enhanced value for tenants who value recreational amenities. The property consists of three units, one spacious three-bedroom two-bathroom, along with two one bedroom units, all currently rented out. While the triplex is in need of TLC this presents a prime opportunity for investors or homeowners to renovate and increase the property's value. Property does come with tenants in place. Drive by only Please DO NOT DISTURB TENANTS

15. 2011-03-08
    soldstatus $235,000 Closed 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

16. 2011-03-07
    soldstatus $235,000
17. 2011-02-28
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

18. 2010-11-09
    status Active 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

19. 2010-10-19
    status Backup Offers Accepted 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

20. 2010-10-07
    price $244,000 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

21. 2010-09-14
    listed $249,000 Active 444-char remark

    Show marketing remark (444 chars)

    Amazing oppoutunity to own! Newly redone income property located steps from a beautiful park. New plumbing, electrical, paint, tiles, carpet. .. new from head to toe and ready for your clients to move in! Units are large and bright. .located steps from school, shopping and recreation. Great opportunity for families or for investment. Buyer to check with city regarding all aspects of property on their own. Seller does not guarantee any info.

22. 2010-03-30
    soldstatus $144,260 Closed
23. 2010-03-03
    status Pending
24. 2010-02-22
    price $120,000 Active
25. 2010-02-22
    status Active
26. 2010-02-03
    status Pending
27. 2010-01-21
    listed $135,000 Active
28. 2009-04-21
    historical
29. 2009-03-21
    price $250,000
30. 2009-02-13
    listed $345,000
31. 2007-10-10
    historical
32. 2007-10-10
    historical
33. 2007-04-10
    listed
34. 2007-04-10
    listed $650,000
35. 2005-10-04
    soldstatus $382,000
36. 2005-06-08
    historical
37. 2005-02-09
    listed

ⓘ 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: $4,071 · $339/mo
• Projected year-2 tax: $4,940 · $412/mo
• Expected delta: +$869/yr (+$72/mo · 21.3%)

ⓘ 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 ≥88°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: $100,392
• − Mortgage interest: −$36,410
• − Property taxes: −$4,071
• − Insurance: −$3,250
• − Repairs & maintenance: −$8,031
• − Management: −$8,031
• − Depreciation: −$18,909
• Taxable income: $21,689
• Est. tax owed @ 24.0%: −$5,205
• After-tax cash flow: $25,879/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% 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

+70.2% since first listed

24 events — show timeline

• 2026-01-19 Listed $650,000 CRMLS
• 2011-03-08 Sold (MLS) $235,000 TheMLS
• 2011-03-07 Sold (Public Records) $235,000 Public Records
• 2011-02-28 Pending — TheMLS
• 2010-11-09 Relisted — TheMLS
• 2010-10-19 Pending — TheMLS
• 2010-10-07 Price Changed $244,000 TheMLS
• 2010-09-14 Listed $249,000 TheMLS
• 2010-03-30 Sold (MLS) $144,260 TheMLS
• 2010-03-03 Pending — TheMLS
• 2010-02-22 Relisted — TheMLS
• 2010-02-22 Price Changed $120,000 TheMLS
• 2010-02-03 Pending — TheMLS
• 2010-01-21 Listed $135,000 TheMLS
• 2009-04-21 Listing Removed — CRMLS
• 2009-03-21 Price Changed $250,000 CRMLS
• 2009-02-13 Listed $345,000 CRMLS
• 2007-10-10 Delisted — TheMLS
• 2007-10-10 Listing Removed — CRMLS
• 2007-04-10 Listed $650,000 CRMLS
• 2007-04-10 Listed — TheMLS
• 2005-10-04 Sold (Public Records) $382,000 Public Records
• 2005-06-08 Delisted — TheMLS
• 2005-02-09 Listed — TheMLS

Property tax history

-1.2%/yr

Latest (2025): $4,071 · +1.8% YoY. Source: county tax records.