2694 James M Wood Blvd · Los Angeles, CA 90006

$1,795,000

3 bd · 8.0 ba · 3,399 sqft · MultiFamily public records · 57 Days on market

Built 1906 6,747 sqft lot $528/sqft · 30% above area Est $1383k · 30% over

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0

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

Huge 200k Price Reduction! 8-unit building cash flowing at a 6.75% Cap Rate from day 1 with upside to an 8.3% Cap on Proforma! Approved RTI plans to add 8 detached ADUs in the back parking lot to achieve an incredible 12.1% Current Cap Rate, 13.3% Proforma Cap, and only 154k/unit after taking into account all the construction costs (~680k assuming $250/SF). Large 6,770 SF R4 Lot with TOC Tier 3 designation for future development potential. 5 units have been renovated and boast updated cabinets, flooring, kitchen, bathrooms, exterior improvements, newer roof, and more. Prime Koreatown location just minutes away from the Wilshire/Vermont Metro station as well as many hip neighborhood attractions, restaurants, bars, and shops such as The Line Hotel, Quarters KBBQ, Calic Bagels, H-Mart, Wi Spa, KURVE on Wilshire ($300M 644-unit luxury high-rise development) and many more.

Key facts

• Renovated units
• Updated cabinets
• R4 lot

Tags

• APPROVED RTI PLANS
• DETACHED ADUS
• R4 LOT
• TOC TIER 3 DESIGNATION
• RENOVATED UNITS
• UPDATED CABINETS

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/8.0-bath units multifamily listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $587/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.79M).
• Recommended offer: $1.74M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (-0.8%/yr); 162 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $20,316/mo this rent would consume 469% of the median local household income ($52k/yr) (locally 5727% 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 $12k of loan paydown is wiped out by about $54k 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 57 days — a 3% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y 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 $1.05M; list at $1.79M implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $1,741,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1906 — 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: 1.13% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,383,497
• List price: $1,795,000
• Delta: 29.74%
• 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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-51,469
• Equity at exit: $267,640

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $109,072
• Equity at exit: $155,199

Cash invested: $502,600 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 58.9×

Monthly cashflow live

• Estimated rent: $20,316 high
• Mortgage (P&I): −$9,413
• Tax from tax record: −$1,190 /mo · $14,275/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,266
• Net cashflow: $4,699

Break-even live

Break-even rent $14,368

Max offer price $1,795,000

Occupancy floor 72%

Sensitivity live

Price	-10% $5,715	-5% $5,207	+0% $4,699	+5% $4,191	+10% $3,683
Rent	-10% $3,094	-5% $3,896	+0% $4,699	+5% $5,501	+10% $6,304
Rate	-1.0pp $5,603	-0.5pp $5,155	base $4,699	+0.5pp $4,234	+1.0pp $3,761

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

Units	Beds	Baths	Est. rent
▸ 8× units	3	8	$20,320
Total (8 units)			$20,316

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Sunset Pl Los Angeles, CA	3.0	1.0–3.0	1680	$14,711	$8.76	0d	34	0.37mi
695 S Vermont Ave Los Angeles, CA	3.0	1.0–3.0	6378	$5,167	$0.81	21d	29	0.40mi
1153 Magnolia Ave Los Angeles, CA	4.0	2.5	2400	$5,499	$2.29	44d	1	0.46mi
1347 Valencia St Unit 1347 Los Angeles, CA	4.0	8.0	3724	$2,499	$0.67	44d	1	1.12mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2620	$25,000	$9.54	6d	9	1.39mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2625	$25,000	$9.52	25d	7	1.39mi
2251 Cambridge St Los Angeles, CA	4.0	3.0	2420	$3,990	$1.65	15d	1	1.42mi
1000 W 8th St Los Angeles, CA	4.0	1.0–2.5	1991	$19,879	$9.98	0d	19	1.44mi

Listing history 41 events

1. 2026-06-18
   days on market $1,795,000 Active 57 DOM
2. 2026-06-17
   days on market $1,795,000 Active 56 DOM
3. 2026-06-16
   days on market $1,795,000 Active 55 DOM
4. 2026-06-15
   days on market $1,795,000 Active 54 DOM
5. 2026-06-13
   days on market $1,795,000 Active 52 DOM
6. 2026-06-09
   days on market $1,795,000 Active 48 DOM
7. 2026-06-08
   days on market $1,795,000 Active 47 DOM
8. 2026-06-07
   days on market $1,795,000 Active 46 DOM
9. 2026-06-04
   days on market $1,795,000 Active 43 DOM
10. 2026-06-03
    days on market $1,795,000 Active 42 DOM
11. 2026-06-02
    days on market $1,795,000 Active 41 DOM
12. 2026-06-01
    days on market $1,795,000 Active 40 DOM
13. 2026-05-31
    days on market $1,795,000 Active 39 DOM
14. 2026-04-22
    listed $1,795,000 Active 880-char remark

    Show marketing remark (880 chars)

    Huge 200k Price Reduction! 8-unit building cash flowing at a 6.75% Cap Rate from day 1 with upside to an 8.3% Cap on Proforma! Approved RTI plans to add 8 detached ADUs in the back parking lot to achieve an incredible 12.1% Current Cap Rate, 13.3% Proforma Cap, and only 154k/unit after taking into account all the construction costs (~680k assuming $250/SF). Large 6,770 SF R4 Lot with TOC Tier 3 designation for future development potential. 5 units have been renovated and boast updated cabinets, flooring, kitchen, bathrooms, exterior improvements, newer roof, and more. Prime Koreatown location just minutes away from the Wilshire/Vermont Metro station as well as many hip neighborhood attractions, restaurants, bars, and shops such as The Line Hotel, Quarters KBBQ, Calic Bagels, H-Mart, Wi Spa, KURVE on Wilshire ($300M 644-unit luxury high-rise development) and many more.

15. 2026-03-24
    price
16. 2026-02-17
    price
17. 2026-01-15
    listed Active
18. 2025-11-18
    price
19. 2025-11-05
    listed Active
20. 2025-11-04
    status Active
21. 2025-10-21
    status Active
22. 2025-10-16
    historical Backup Offers Accepted
23. 2025-09-23
    price
24. 2025-08-25
    listed Active
25. 2025-07-30
    price
26. 2025-06-25
    listed Active
27. 2021-09-29
    soldstatus $1,050,000 Sold
28. 2021-08-23
    listed $1,225,000 Active
29. 2004-05-18
    soldstatus $595,000
30. 2004-05-18
    soldstatus $595,000
31. 2004-02-16
    historical
32. 2004-01-28
    listed $599,000
33. 2003-07-09
    historical
34. 2003-06-16
    listed
35. 2003-05-13
    soldstatus $350,000
36. 2003-05-13
    soldstatus $350,000
37. 2003-01-25
    historical
38. 2002-11-15
    listed $365,000
39. 1994-03-30
    soldstatus $192,000
40. 1986-07-07
    soldstatus $331,500
41. 1984-07-13
    soldstatus $23,500

ⓘ 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: $14,275 · $1,190/mo
• Projected year-2 tax: $14,275 · $1,190/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 · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $243,792
• − Mortgage interest: −$100,548
• − Property taxes: −$14,275
• − Insurance: −$8,975
• − Repairs & maintenance: −$19,503
• − Management: −$19,503
• − Depreciation: −$52,218
• Taxable income: $28,769
• Est. tax owed @ 24.0%: −$6,905
• After-tax cash flow: $49,483/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+7538.3% since first listed

28 events — show timeline

• 2026-04-22 Listed $1,795,000 TheMLS
• 2026-03-24 Price Changed — TheMLS
• 2026-02-17 Price Changed — TheMLS
• 2026-01-15 Listed — TheMLS
• 2025-11-18 Price Changed — TheMLS
• 2025-11-05 Listed — TheMLS
• 2025-11-04 Relisted — TheMLS
• 2025-10-21 Relisted — TheMLS
• 2025-10-16 Contingent — TheMLS
• 2025-09-23 Price Changed — TheMLS
• 2025-08-25 Listed — TheMLS
• 2025-07-30 Price Changed — TheMLS
• 2025-06-25 Listed — TheMLS
• 2021-09-29 Sold (MLS) $1,050,000 TheMLS
• 2021-08-23 Listed $1,225,000 TheMLS
• 2004-05-18 Sold (Public Records) $595,000 Public Records
• 2004-05-18 Sold (MLS) $595,000 TheMLS
• 2004-02-16 Delisted — TheMLS
• 2004-01-28 Listed $599,000 TheMLS
• 2003-07-09 Delisted — TheMLS
• 2003-06-16 Listed — TheMLS
• 2003-05-13 Sold (Public Records) $350,000 Public Records
• 2003-05-13 Sold (MLS) $350,000 TheMLS
• 2003-01-25 Delisted — TheMLS
• 2002-11-15 Listed $365,000 TheMLS
• 1994-03-30 Sold (Public Records) $192,000 Public Records
• 1986-07-07 Sold (Public Records) $331,500 Public Records
• 1984-07-13 Sold (Public Records) $23,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $14,275 · +1.2% YoY. Source: county tax records.