901 E 33rd · Los Angeles, CA 90011

$799,900

4 bd · 4.0 ba · 3,672 sqft · MultiFamily public records · 76 Days on market

Built 1930 3,203 sqft lot $218/sqft · at area comps Est $774k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.0/15.0
• 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: 4 units. confirmed

Listing remarks MLS

Discover an exceptional investment opportunity with this well-located 4-unit property in the heart of Los Angeles. Centrally positioned just minutes from the prestigious University of Southern California, this property offers unmatched convenience and access to some of the city’s most dynamic destinations. Enjoy close proximity to iconic venues like the Los Angeles Memorial Coliseum and BMO Stadium, as well as cultural and economic hubs including the Los Angeles Fashion District, Exposition Park, the Los Angeles Convention Center, and vibrant Downtown Los Angeles. This location is further enhanced by easy access to public transportation, making it highly desirable for tenants and owner-occupants alike. Whether you're looking to expand your real estate portfolio with a strong income-producing asset or take advantage of a rare opportunity as a first-time homebuyer, this property offers both versatility and long-term potential. Situated near designated Qualified Opportunity Zones and surrounded by the continued growth and revitalization of Downtown Los Angeles, this property is ideally positioned to benefit from ongoing development and increasing demand. Don’t miss your chance to own a piece of one of LA’s most rapidly evolving neighborhoods.

Key facts

• 3,203 sq ft lot
• Built 1930
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $5k ($62k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $800k).
• Recommended offer: $752k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $13,237/mo this rent would consume 269% 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 $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $75k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $625k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $751,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — 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: 1.65% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $773,665
• List price: $799,900
• Delta: 3.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 E 35th St	0.57mi	4/4.0	3,128 (-15%)	3mo	$800,000	$256	46

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: 18.7%
• Equity multiple: 1.73×
• Total profit: $163,280
• Equity at exit: $119,268

10-year hold

• IRR: 24.9%
• Equity multiple: 2.87×
• Total profit: $419,448
• Equity at exit: $69,161

Cash invested: $223,972 (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: 20.1×

Monthly cashflow live

• Estimated rent: $13,237 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$722 /mo · $8,661/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,780
• Net cashflow: $5,207

Break-even live

Break-even rent $6,645

Max offer price $799,900

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$13,236
Total (4 units)			$13,237

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 Maple Ave Los Angeles, CA	3.0	3.0	2499	$3,700	$1.48	24d	1	0.56mi
225 E 30th St Unit 225 1/2 Los Angeles, CA	3.0	2.0	4346	$3,100	$0.71	43d	1	0.61mi
1265 E Adams Blvd Unit 1 Los Angeles, CA	5.0	4.0	4000	$749	$0.19	24d	1	0.63mi
215 E 29th St Unit 1 Los Angeles, CA	4.0	4.0	4000	$750	$0.19	24d	1	0.64mi
145 E 36th St Unit 145 Los Angeles, CA	5.0	3.0	4500	$5,400	$1.20	24d	1	0.65mi
1635 E 33rd St Los Angeles, CA	5.0	4.0	3000	$750	$0.25	24d	1	0.99mi

Listing history 36 events

1. 2026-06-18
   days on market $799,900 Active 76 DOM
2. 2026-06-17
   days on market $799,900 Active 75 DOM
3. 2026-06-16
   days on market $799,900 Active 74 DOM
4. 2026-06-15
   days on market $799,900 Active 73 DOM
5. 2026-06-13
   days on market $799,900 Active 71 DOM
6. 2026-06-09
   days on market $799,900 Active 67 DOM
7. 2026-06-08
   days on market $799,900 Active 66 DOM
8. 2026-06-07
   days on market $799,900 Active 65 DOM
9. 2026-06-04
   days on market $799,900 Active 62 DOM
10. 2026-06-03
    days on market $799,900 Active 61 DOM
11. 2026-06-02
    days on market $799,900 Active 60 DOM
12. 2026-06-01
    days on market $799,900 Active 59 DOM
13. 2026-05-31
    days on market $799,900 Active 58 DOM
14. 2026-05-03
    price $799,900 1282-char remark

    Show marketing remark (1282 chars)

    Discover an exceptional investment opportunity with this well-located 4-unit property in the heart of Los Angeles. Centrally positioned just minutes from the prestigious University of Southern California, this property offers unmatched convenience and access to some of the city’s most dynamic destinations. Enjoy close proximity to iconic venues like the Los Angeles Memorial Coliseum and BMO Stadium, as well as cultural and economic hubs including the Los Angeles Fashion District, Exposition Park, the Los Angeles Convention Center, and vibrant Downtown Los Angeles. This location is further enhanced by easy access to public transportation, making it highly desirable for tenants and owner-occupants alike. Whether you're looking to expand your real estate portfolio with a strong income-producing asset or take advantage of a rare opportunity as a first-time homebuyer, this property offers both versatility and long-term potential. Situated near designated Qualified Opportunity Zones and surrounded by the continued growth and revitalization of Downtown Los Angeles, this property is ideally positioned to benefit from ongoing development and increasing demand. Don’t miss your chance to own a piece of one of LA’s most rapidly evolving neighborhoods.

15. 2026-04-03
    listed $875,000 Active 1282-char remark

    Show marketing remark (1282 chars)

    Discover an exceptional investment opportunity with this well-located 4-unit property in the heart of Los Angeles. Centrally positioned just minutes from the prestigious University of Southern California, this property offers unmatched convenience and access to some of the city’s most dynamic destinations. Enjoy close proximity to iconic venues like the Los Angeles Memorial Coliseum and BMO Stadium, as well as cultural and economic hubs including the Los Angeles Fashion District, Exposition Park, the Los Angeles Convention Center, and vibrant Downtown Los Angeles. This location is further enhanced by easy access to public transportation, making it highly desirable for tenants and owner-occupants alike. Whether you're looking to expand your real estate portfolio with a strong income-producing asset or take advantage of a rare opportunity as a first-time homebuyer, this property offers both versatility and long-term potential. Situated near designated Qualified Opportunity Zones and surrounded by the continued growth and revitalization of Downtown Los Angeles, this property is ideally positioned to benefit from ongoing development and increasing demand. Don’t miss your chance to own a piece of one of LA’s most rapidly evolving neighborhoods.

16. 2026-04-02
    historical $875,000 1282-char remark

    Show marketing remark (1282 chars)

    Discover an exceptional investment opportunity with this well-located 4-unit property in the heart of Los Angeles. Centrally positioned just minutes from the prestigious University of Southern California, this property offers unmatched convenience and access to some of the city’s most dynamic destinations. Enjoy close proximity to iconic venues like the Los Angeles Memorial Coliseum and BMO Stadium, as well as cultural and economic hubs including the Los Angeles Fashion District, Exposition Park, the Los Angeles Convention Center, and vibrant Downtown Los Angeles. This location is further enhanced by easy access to public transportation, making it highly desirable for tenants and owner-occupants alike. Whether you're looking to expand your real estate portfolio with a strong income-producing asset or take advantage of a rare opportunity as a first-time homebuyer, this property offers both versatility and long-term potential. Situated near designated Qualified Opportunity Zones and surrounded by the continued growth and revitalization of Downtown Los Angeles, this property is ideally positioned to benefit from ongoing development and increasing demand. Don’t miss your chance to own a piece of one of LA’s most rapidly evolving neighborhoods.

17. 2019-08-05
    soldstatus $625,000 481-char remark

    Show marketing remark (481 chars)

    4 unit property centrally located and minutes away from University of Southern California, Los Angeles Memorial Coliseum, Banc of California, Los Angeles Fashion District, Exposition Park, Convention Center, Downtown Los Angeles and Public Transportation are great features for this location. Purchase as an Investment Income Property or Purchase as a First Time Home Buyer, extremely close to Designated Qualified Opportunity Zone Areas and a thriving Downtown Los Angeles market.

18. 2019-08-05
    soldstatus $625,000 Closed Sale

    Show marketing remark (481 chars)

    4 unit property centrally located and minutes away from University of Southern California, Los Angeles Memorial Coliseum, Banc of California, Los Angeles Fashion District, Exposition Park, Convention Center, Downtown Los Angeles and Public Transportation are great features for this location. Purchase as an Investment Income Property or Purchase as a First Time Home Buyer, extremely close to Designated Qualified Opportunity Zone Areas and a thriving Downtown Los Angeles market.

19. 2019-08-05
    soldstatus $625,000

    Show marketing remark (481 chars)

    4 unit property centrally located and minutes away from University of Southern California, Los Angeles Memorial Coliseum, Banc of California, Los Angeles Fashion District, Exposition Park, Convention Center, Downtown Los Angeles and Public Transportation are great features for this location. Purchase as an Investment Income Property or Purchase as a First Time Home Buyer, extremely close to Designated Qualified Opportunity Zone Areas and a thriving Downtown Los Angeles market.

20. 2019-04-06
    status Pending Sale
21. 2019-03-12
    listed $649,900 481-char remark

    Show marketing remark (481 chars)

    4 unit property centrally located and minutes away from University of Southern California, Los Angeles Memorial Coliseum, Banc of California, Los Angeles Fashion District, Exposition Park, Convention Center, Downtown Los Angeles and Public Transportation are great features for this location. Purchase as an Investment Income Property or Purchase as a First Time Home Buyer, extremely close to Designated Qualified Opportunity Zone Areas and a thriving Downtown Los Angeles market.

22. 2019-03-12
    listed $649,900 Active

    Show marketing remark (481 chars)

    4 unit property centrally located and minutes away from University of Southern California, Los Angeles Memorial Coliseum, Banc of California, Los Angeles Fashion District, Exposition Park, Convention Center, Downtown Los Angeles and Public Transportation are great features for this location. Purchase as an Investment Income Property or Purchase as a First Time Home Buyer, extremely close to Designated Qualified Opportunity Zone Areas and a thriving Downtown Los Angeles market.

23. 2018-05-31
    historical
24. 2018-05-31
    historical
25. 2018-02-20
    listed $650,000 Active
26. 2018-02-20
    listed $650,000
27. 2010-03-01
    soldstatus $275,000
28. 2009-11-04
    status Pending
29. 2009-10-24
    listed Active
30. 2003-09-07
    historical
31. 2003-04-07
    listed $339,900
32. 2002-06-25
    historical
33. 2002-01-25
    listed $275,000
34. 1999-03-09
    soldstatus $165,000
35. 1988-09-20
    soldstatus $190,000
36. 1986-10-15
    soldstatus $175,000

ⓘ 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: $8,661 · $722/mo
• Projected year-2 tax: $8,661 · $722/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°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: $158,844
• − Mortgage interest: −$44,807
• − Property taxes: −$8,661
• − Insurance: −$4,000
• − Repairs & maintenance: −$12,708
• − Management: −$12,708
• − Depreciation: −$23,270
• Taxable income: $52,691
• Est. tax owed @ 24.0%: −$12,646
• After-tax cash flow: $49,843/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

+357.1% since first listed

23 events — show timeline

• 2026-05-03 Price Changed $799,900 CRMLS
• 2026-04-03 Listed $875,000 CRMLS
• 2026-04-02 Coming Soon $875,000 CRMLS
• 2019-08-05 Sold (Public Records) $625,000 Public Records
• 2019-08-05 Sold (MLS) $625,000 CRMLS
• 2019-08-05 Sold (MLS) $625,000 SDMLS
• 2019-04-06 Pending — CRMLS
• 2019-03-12 Listed $649,900 CRMLS
• 2019-03-12 Listed $649,900 SDMLS
• 2018-05-31 Listing Removed — SDMLS
• 2018-05-31 Listing Removed — CRMLS
• 2018-02-20 Listed $650,000 SDMLS
• 2018-02-20 Listed $650,000 CRMLS
• 2010-03-01 Sold (Public Records) $275,000 Public Records
• 2009-11-04 Pending — TheMLS
• 2009-10-24 Listed — TheMLS
• 2003-09-07 Listing Removed — CRMLS
• 2003-04-07 Listed $339,900 CRMLS
• 2002-06-25 Listing Removed — CRMLS
• 2002-01-25 Listed $275,000 CRMLS
• 1999-03-09 Sold (Public Records) $165,000 Public Records
• 1988-09-20 Sold (Public Records) $190,000 Public Records
• 1986-10-15 Sold (Public Records) $175,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $8,661 · +1.5% YoY. Source: county tax records.