6648 8th Ave · Los Angeles, CA 90043

$615,000

3 bd · 2.0 ba · 2,430 sqft · SingleFamily public records · 68 Days on market

Built 1923 4,798 sqft lot Est $802k · 23% under ↓ 13% since listing

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential at 6648 8th Ave. as a flexible property offering multiple living spaces in a centrally located Los Angeles neighborhood. The main residence is currently configured to support separate living areas, featuring two bedrooms in the front portion and an additional bedroom toward the rear. A detached structure at the back provides added space with two bedrooms, presenting possibilities for extended occupancy or supplemental use. Additional highlights include a gated front yard, attractive greenery, spacious interiors, and a long driveway with ample parking capacity. With convenient proximity to major transportation routes, employment centers, and city amenities, this property

Key facts

• Detached structure
• Gated front yard
• Convenient proximity

Tags

• MULTIPLE LIVING SPACES
• GATED FRONT YARD
• DETACHED STRUCTURE
• AMPLE PARKING CAPACITY
• CONVENIENT PROXIMITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $615k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $566k (7.9% below list).
• Recommended offer: $566k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, crime F, cost of living 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.
• Zoned schools: Yes Academy (448 students, 96% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $5,664/mo this rent would consume 105% of the median local household income ($65k/yr) (locally 3295% 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 $18k 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 68 days — a 6% lower offer ($578k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $566,392 (7.9% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $801,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6648 8th Ave	0.00mi	3/2.0	2,430 (0%)	1mo	$590,000	$243	99
2815 Southwest Dr	0.18mi	2/1.0 (-1)	2,765 (+14%)	6mo	$684,000	$247	55
2138 W Florence Ave	0.61mi	3/1.5	2,316 (-5%)	16mo	$800,000	$345	48
2401 W 78th St	0.72mi	4/3.0 (+1)	2,315 (-5%)	2mo	$680,000	$294	48
3146 W 78th St	0.68mi	4/3.0 (+1)	2,137 (-12%)	1mo	$1,265,000	$592	38
2615 W 76th St	0.54mi	4/3.0 (+1)	2,630 (+8%)	20mo	$1,025,000	$390	36
2047 W Florence Ave	0.68mi	4/3.0 (+1)	2,090 (-14%)	15mo	$689,000	$330	23

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-73,597
• Equity at exit: $91,698

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $4,618
• Equity at exit: $53,174

Cash invested: $172,200 (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 90043

• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,664 high
• Mortgage (P&I): −$3,225
• Tax est. 1.5%: −$769 /mo · $9,225/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,189
• Net cashflow: $224

Break-even live

Break-even rent $5,380

Max offer price $615,000

Occupancy floor 91%

Sensitivity live

Price	-10% $649	-5% $437	+0% $224	+5% $12	+10% $-201
Rent	-10% $-223	-5% $1	+0% $224	+5% $448	+10% $672
Rate	-1.0pp $534	-0.5pp $381	base $224	+0.5pp $65	+1.0pp $-97

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: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6407 11th Ave Los Angeles, CA	2.0	1.0	2764	$2,250	$0.81	26d	1	0.28mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	45d	1	0.45mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	24d	1	0.45mi
6015 Brynhurst Ave Los Angeles, CA	4.0	2.0	1902	$5,400	$2.84	45d	1	0.62mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	45d	1	0.85mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	17d	1	0.85mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	21d	1	1.19mi
5136 S Victoria Ave Los Angeles, CA	4.0	3.5	2450	$11,500	$4.69	45d	1	1.20mi
713 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,700	$2.52	26d	1	1.31mi
713 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,700	$2.52	19d	1	1.31mi
720 Grace Ave Inglewood, CA	4.0	3.5	2335	$7,500	$3.21	45d	1	1.32mi
749 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,895	$2.61	45d	1	1.35mi
782 Daniel Freeman Cir Inglewood, CA	4.0	3.0	2258	$6,000	$2.66	26d	1	1.39mi
3500 W Manchester Blvd Inglewood, CA	2.0–3.0	2.5–3.0	1626	$4,800	$2.95	45d	3	1.45mi

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-03-26
   price $615,000
3. 2026-03-14
   status Active
4. 2026-03-12
   historical Backup Offers Accepted
5. 2026-02-27
   status Active
6. 2026-02-04
   listed $600,000 Active
7. 2025-01-13
   status Active
8. 2024-11-24
   status Active
9. 2024-05-14
   price $648,999
10. 2024-05-02
    price $649,000
11. 2024-03-26
    listed $710,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,967
• − Mortgage interest: −$34,450
• − Property taxes: −$9,225
• − Insurance: −$3,075
• − Repairs & maintenance: −$5,437
• − Management: −$5,437
• − Depreciation: −$17,891
• Taxable loss: −$7,548
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $4,504/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

-13.4% since first listed

11 events — show timeline

• 2026-04-22 Pending — TheMLS
• 2026-03-26 Price Changed $615,000 TheMLS
• 2026-03-14 Relisted — TheMLS
• 2026-03-12 Contingent — TheMLS
• 2026-02-27 Relisted — TheMLS
• 2026-02-04 Listed $600,000 TheMLS
• 2025-01-13 Relisted — CRMLS
• 2024-11-24 Relisted — CRMLS
• 2024-05-14 Price Changed $648,999 CRMLS
• 2024-05-02 Price Changed $649,000 CRMLS
• 2024-03-26 Listed $710,000 CRMLS