209 W 89th · Los Angeles, CA 90003

$778,500

3 bd · 2.0 ba · 1,114 sqft · MultiFamily public records · 45 Days on market

Built 1920 5,400 sqft lot $699/sqft · 72% above area Est $680k · 15% 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• 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

Great opportunity to own a 3-unit income property generating Great rental income. Ideal for a first-time buyer looking to live in one unit and offset their mortgage, or an investor seeking immediate cash flow. Property features front and rear parking access, with tenants accessing their parking through separate private entry points, helping avoid common parking issues. Well-established, friendly tenants with consistent payment history. Rent roll and receipts available, making this an easy and transparent investment. Located just minutes from freeway access and close to DTLA, major event centers, shopping, and employment hubs, making it a highly desirable rental location. Don’t miss th

Key facts

• Private entry points
• Freeway access
• 5,400 sq ft lot

Tags

• FRONT AND REAR PARKING ACCESS
• PRIVATE ENTRY POINTS
• FREEWAY ACCESS
• DESIRABLE RENTAL LOCATION

Property features AI

Finance

• Other: Total building area reported as 1,674
• Financial info: Property contains 3 total units; Gross scheduled income: $6,386; Gross income: $6,386; Net operating income: $6,086; Total expenses: $76,632; Operating expense reported as $300; Rent control applies; Individual unit monthly rents listed: $1,339; $2,163; $2,884
• HOA & community: Urban community

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Attached property; Single-story (1 story); Three separate buildings on the lot
• Construction: Year built per assessor
• Exterior features: Yard; No pool

Interior

• Bedrooms: One unit has 3 bedrooms; One unit has 2 bedrooms; One unit with no bedrooms specified
• Bathrooms: Each unit has one full bathroom (three units total)
• Interior features: Front and back entry locations; Single-story entry level
• Laundry & utility: No in-unit laundry reported; One separate water meter for the property; Three separate gas meters; Three separate electric meters

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $778k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $540/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $778k).
• Recommended offer: $755k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 flat; 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $8,330/mo this rent would consume 178% of the median local household income ($56k/yr) (locally 4550% 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 $5k of loan paydown is wiped out by about $23k 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 45 days — a 3% lower offer ($755k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $480k; list at $778k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $755,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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: 1.07% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $679,501
• List price: $778,500
• Delta: 14.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 85th Pl	0.34mi	3/2.0	1,006 (-10%)	2mo	$500,000	$497	66
344 W 84th Pl	0.49mi	2/2.0 (-1)	1,140 (+2%)	17mo	$589,000	$517	55
223 E 83rd St	0.65mi	3/3.0	1,187 (+7%)	10mo	$790,000	$666	47

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-46,617
• Equity at exit: $116,077

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $586
• Equity at exit: $67,310

Cash invested: $217,980 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $8,330 medium
• Mortgage (P&I): −$4,083
• Tax from tax record: −$553 /mo · $6,640/yr
• Insurance: −$324
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,749
• Net cashflow: $1,620

Break-even live

Break-even rent $6,279

Max offer price $778,500

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$8,331
Total (3 units)			$8,330

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: $194,625
• Closing costs: $23,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	43d	1	0.20mi
8866 Wall St Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	43d	1	0.26mi
8868 Wall St Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	43d	1	0.26mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	22d	1	0.30mi
229 E 89th St Unit 231 Los Angeles, CA	2.0	1.0	750	$2,500	$3.33	43d	1	0.31mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	43d	1	0.33mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	11d	1	0.33mi
201 W 85th Pl Los Angeles, CA	2.0	1.0	775	$2,100	$2.71	14d	1	0.34mi
201 W 85th Pl Unit NA Los Angeles, CA	2.0	1.0	802	$2,100	$2.62	7d	1	0.34mi
142 W 94th St Los Angeles, CA	2.0	1.0	825	$2,600	$3.15	43d	1	0.36mi
8738 S Figueroa St Unit 3 Los Angeles, CA	3.0	2.0	1100	$2,300	$2.09	43d	1	0.38mi
109 E 95th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,887	$2.89	43d	1	0.42mi
9204 San Pedro St Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	7d	1	0.45mi
151 E 95th St Los Angeles, CA	2.0	1.0	1050	$2,800	$2.67	43d	1	0.45mi
8418 Main St Unit 8418 Los Angeles, CA	3.0	3.0	977	$2,695	$2.76	43d	1	0.45mi
130 E 95th St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	20d	1	0.46mi
107 W 84th Pl Los Angeles, CA	2.0	1.0	800	$2,395	$2.99	43d	1	0.46mi
229 E 85th St Unit 231 12 Los Angeles, CA	3.0	1.0	950	$2,750	$2.89	43d	1	0.47mi
212 W 84th St Los Angeles, CA	2.0	1.0	990	$3,100	$3.13	43d	1	0.48mi
218 E 95th St Unit 1/2 Los Angeles, CA	3.0	2.0	991	$3,350	$3.38	43d	1	0.51mi
9510 Wall St Los Angeles, CA	2.0	1.0	869	$2,350	$2.70	43d	1	0.52mi
130 E Colden Ave Unit 1 Los Angeles, CA	2.0	1.0	890	$2,650	$2.98	5d	1	0.53mi
8319 S Broadway Los Angeles, CA	2.0	1.0	900	$1,995	$2.22	5d	1	0.54mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	14d	1	0.55mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	15d	1	0.55mi
304 E 95th St #6 Los Angeles, CA	2.0	1.0	850	$2,700	$3.18	24d	1	0.56mi
328 W 83rd St Los Angeles, CA	2.0	1.0	850	$2,400	$2.82	43d	1	0.58mi
9715 S Broadway Unit 1 Los Angeles, CA	3.0	1.0	950	$2,990	$3.15	43d	1	0.59mi
321 W 83rd St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	24d	1	0.60mi
321 W 83rd St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	22d	1	0.60mi
634 W 92nd St Los Angeles, CA	1.0–2.0	1.0	750	$1,995	$2.66	16d	2	0.62mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	43d	1	0.62mi
517 W 84th St Unit 7 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	3d	1	0.62mi
517 W 84th St Unit 7 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	24d	1	0.62mi
517 W 84th St Apt 5 Los Angeles, CA	2.0	1.0	750	$2,600	$3.47	3d	1	0.62mi
634 W 92nd St Unit 13 Los Angeles, CA	2.0	1.0	750	$1,995	$2.66	24d	1	0.62mi
8209 S Broadway Unit 8209-1 Los Angeles, CA	3.0	1.0	1000	$2,600	$2.60	19d	1	0.62mi
244 E 97th St Los Angeles, CA	2.0	1.0	850	$2,400	$2.82	43d	1	0.64mi
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	43d	1	0.65mi
8220 Wall St Los Angeles, CA	4.0	2.0	1200	$3,000	$2.50	15d	1	0.66mi

Listing history 27 events

1. 2026-06-18
   days on market $778,500 Active 45 DOM
2. 2026-06-17
   days on market $778,500 Active 44 DOM
3. 2026-06-16
   days on market $778,500 Active 43 DOM
4. 2026-06-15
   days on market $778,500 Active 42 DOM
5. 2026-06-13
   days on market $778,500 Active 40 DOM
6. 2026-06-09
   days on market $778,500 Active 36 DOM
7. 2026-06-08
   days on market $778,500 Active 35 DOM
8. 2026-06-07
   days on market $778,500 Active 34 DOM
9. 2026-06-04
   days on market $778,500 Active 31 DOM
10. 2026-06-03
    days on market $778,500 Active 30 DOM
11. 2026-06-02
    days on market $778,500 Active 29 DOM
12. 2026-06-01
    days on market $778,500 Active 28 DOM
13. 2026-05-31
    days on market $778,500 Active 27 DOM
14. 2026-05-18
    price $778,500 780-char remark
15. 2026-05-04
    listed $779,000 Active 780-char remark
16. 2019-11-22
    soldstatus $480,000
17. 2019-11-19
    status Pending
18. 2019-11-15
    soldstatus $480,000 Sold
19. 2019-11-15
    soldstatus $480,000 Closed Sale
20. 2019-11-05
    status Pending Sale
21. 2019-10-18
    status Active
22. 2019-09-30
    historical
23. 2019-06-05
    listed $475,000 Active
24. 2019-06-05
    listed $475,000 Active
25. 1986-06-24
    soldstatus $81,500
26. 1983-07-06
    soldstatus $85,000
27. 1982-02-11
    soldstatus $47,500

ⓘ 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: $6,640 · $553/mo
• Projected year-2 tax: $6,640 · $553/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 5/10 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: $99,960
• − Mortgage interest: −$43,608
• − Property taxes: −$6,640
• − Insurance: −$3,892
• − Repairs & maintenance: −$7,997
• − Management: −$7,997
• − Depreciation: −$22,647
• Taxable income: $7,179
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $17,723/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+1538.9% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $778,500 CRMLS
• 2026-05-04 Listed $779,000 CRMLS
• 2019-11-22 Sold (Public Records) $480,000 Public Records
• 2019-11-19 Pending — SDMLS
• 2019-11-15 Sold (MLS) $480,000 CRMLS
• 2019-11-15 Sold (MLS) $480,000 SDMLS
• 2019-11-05 Pending — CRMLS
• 2019-10-18 Relisted — CRMLS
• 2019-09-30 Listing Removed — CRMLS
• 2019-06-05 Listed $475,000 CRMLS
• 2019-06-05 Listed $475,000 SDMLS
• 1986-06-24 Sold (Public Records) $81,500 Public Records
• 1983-07-06 Sold (Public Records) $85,000 Public Records
• 1982-02-11 Sold (Public Records) $47,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $6,640 · +1.4% YoY. Source: county tax records.