1523 Highgate Ave · Los Angeles, CA 90042

$450,000

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 69 Days on market

Built 1926 8,583 sqft lot $411/sqft · 64% below area

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Why this score? — see what drove the D 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 +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED - AT - LAND - VALUE; Trust Sale - SUBJECT TO, LA City Order to Comply, available for review upon request, Buyer's sole responsibility. This 8,583 sq ft elevated lot (49x176) features sweeping city and hillside views of Highland Park & beyond. Gated, Private and positioned for the right investor or builder. Seller makes no representations regarding existing structure. Buyer to verify all Zoning, Development potential & LA City Compliance to confirm desired use.

Key facts

• Spacious backyard
• Newer roof
• Sweeping views

Tags

• PRIVATE GATE
• SPIRAL STAIRCASE
• SPACIOUS BACKYARD
• NEWER ROOF
• ELEVATED SETTING
• SWEEPING VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $373k (17.0% below list).
• Recommended offer: $373k (17.0% 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-, 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 rising (+1.3%/yr); 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,734/mo this rent would consume 47% of the median local household income ($95k/yr) (locally 2699% 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 $3k of loan paydown is wiped out by about $14k 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 69 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $345k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $450k implies a 1186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,443 (17.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $1,253,916
• List price: $450,000
• Delta: -64.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Highgate Ave	0.17mi	3/2.0	1,144 (+4%)	6mo	$1,300,000	$1,136	80
6134 Strickland Ave	0.40mi	3/2.0	1,106 (+1%)	7mo	$1,275,000	$1,153	74
732 Onarga Ave	0.18mi	2/1.0 (-1)	1,196 (+9%)	6mo	$740,000	$619	63
411 Kirby St	0.61mi	3/2.0	1,152 (+5%)	2mo	$880,000	$764	61
4764 Wiota St	0.41mi	2/2.0 (-1)	987 (-10%)	3mo	$1,070,000	$1,084	57
5413 Meridian St	0.54mi	3/1.0	1,040 (-5%)	7mo	$1,035,000	$995	56
6149 Annan Way	0.41mi	4/1.0 (+1)	996 (-9%)	5mo	$675,000	$678	53
6024 Crestwood Way	0.30mi	2/1.0 (-1)	936 (-15%)	3mo	$1,252,000	$1,338	50
6225 Saylin Ln	0.69mi	2/1.0 (-1)	1,160 (+6%)	2mo	$1,575,000	$1,358	48
1597 Fair Park Ave	0.68mi	2/1.0 (-1)	1,150 (+5%)	4mo	$875,000	$761	48
1902 N Avenue 51	0.56mi	2/2.0 (-1)	978 (-11%)	7mo	$1,232,000	$1,260	45
6218 Saylin Lane Ln	0.69mi	2/1.0 (-1)	1,025 (-6%)	7mo	$975,000	$951	42

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-68,534
• Equity at exit: $67,096

10-year hold

• IRR: -9.9%
• Equity multiple: 0.44×
• Total profit: $-70,884
• Equity at exit: $38,908

Cash invested: $126,000 (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 90042

• Rents YoY: 1.3%
• Active inventory: 180
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,734 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $167

Break-even live

Break-even rent $3,522

Max offer price $450,000

Occupancy floor 91%

Sensitivity live

Price	-10% $422	-5% $295	+0% $167	+5% $40	+10% $-87
Rent	-10% $-128	-5% $20	+0% $167	+5% $315	+10% $462
Rate	-1.0pp $394	-0.5pp $282	base $167	+0.5pp $51	+1.0pp $-68

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Annan Ter Los Angeles, CA	2.0	1.0	804	$3,650	$4.54	44d	1	0.15mi
1408 Oak Grove Dr Eagle Rock, CA	2.0	1.5	1500	$5,300	$3.53	8d	1	0.32mi
6819 N Figueroa St Unit 21 Los Angeles, CA	2.0	1.0	760	$2,195	$2.89	17d	1	0.35mi
6819 N Figueroa St Unit 21 Los Angeles, CA	2.0	1.0	760	$2,195	$2.89	0d	1	0.35mi
6072 La Prada St Los Angeles, CA	2.0	1.5	900	$2,562	$2.85	44d	1	0.37mi
6092 La Prada Unit 6092 Los Angeles, CA	4.0	4.0	1414	$4,068	$2.88	0d	1	0.39mi
6096 La Prada Los Angeles, CA	4.0	4.0	1414	$4,156	$2.94	8d	1	0.41mi
1733 North Avenue 53 Los Angeles, CA	2.0	2.0	800	$3,499	$4.37	12d	1	0.44mi
6126 Springvale Dr Los Angeles, CA	4.0	1.0	1056	$3,800	$3.60	44d	1	0.45mi
6217 Poppy Peak Dr Los Angeles, CA	3.0	2.0	1100	$5,000	$4.55	44d	1	0.50mi
6512 Aldama St Los Angeles, CA	3.0	1.5	1018	$4,500	$4.42	17d	1	0.51mi
6607 N Figueroa St Unit 16 Highland Park, CA	2.0	1.0	750	$2,750	$3.67	25d	1	0.56mi
6607 N Figueroa St Los Angeles, CA	2.0	1.0	750	$2,750	$3.67	44d	1	0.56mi
5206 Range View Ave Los Angeles, CA	2.0	1.5	900	$3,950	$4.39	44d	1	0.57mi
5213 Meridian St Unit 5 Highland Park, CA	2.0	1.0	850	$2,500	$2.94	8d	1	0.62mi
6180 Aldama St Los Angeles, CA	2.0	1.5	900	$2,895	$3.22	44d	1	0.68mi
4819 Vincent Ave Los Angeles, CA	2.0	1.0	800	$3,500	$4.38	44d	1	0.73mi
6190 Mesa Ave Los Angeles, CA	3.0	2.0	1000	$4,500	$4.50	0d	1	0.75mi
6271 Saylin Ln Los Angeles, CA	2.0	2.0	1424	$7,100	$4.99	44d	1	0.75mi
6417-6422 N Figueroa St Los Angeles, CA	1.0–2.0	1.0–2.0	889	$3,825	$4.30	8d	1	0.79mi
1597 Grandola Ave Los Angeles, CA	2.0	1.0	896	$3,570	$3.98	44d	1	0.83mi
380 Tamarac Dr Pasadena, CA	3.0	1.0	1296	$5,500	$4.24	44d	1	0.83mi
5622 Aldama St Los Angeles, CA	3.0	2.0	1323	$4,995	$3.78	44d	1	0.91mi
5237 Irvington Pl Los Angeles, CA	2.0	1.0	750	$3,850	$5.13	19d	1	0.93mi
4921 La Roda Ave Unit 1 Eagle Rock, CA	2.0	1.0	1000	$3,599	$3.60	25d	1	0.96mi
1829 Fair Park Ave Los Angeles, CA	2.0	1.0	1064	$3,995	$3.75	14d	1	0.98mi
1020 North Avenue 51 Los Angeles, CA	3.0	2.5	1330	$5,995	$4.51	25d	1	0.99mi
5046 La Roda Ave Unit 1 Los Angeles, CA	3.0	2.0	1200	$5,100	$4.25	44d	1	1.02mi
6208 Arroyo Glen St Unit 06 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	21d	1	1.03mi
6320 Garvanza Ave Los Angeles, CA	3.0	2.0	1150	$4,235	$3.68	8d	3	1.04mi
229 Glenullen Dr Pasadena, CA	3.0	2.0	1265	$6,700	$5.30	3d	1	1.10mi
127 South Avenue 64 Unit 1272 Los Angeles, CA	2.0	1.0	775	$2,195	$2.83	8d	1	1.10mi
6418 Garvanza Ave Apt 4 Highland Park, CA	2.0	1.0	780	$2,175	$2.79	19d	1	1.10mi
5423 Ash St Los Angeles, CA	2.0	2.0	800	$3,195	$3.99	25d	1	1.13mi
729 North Avenue 66 Highland Park, CA	2.0	1.0	850	$2,850	$3.35	14d	1	1.13mi
222 North Avenue 66 Unit 22 Highland Park, CA	3.0	1.5	1250	$3,195	$2.56	25d	1	1.18mi
222 N Avenue 66 Los Angeles, CA	3.0	1.0	1250	$3,195	$2.56	22d	1	1.18mi
4826 Hub St Unit 1 Los Angeles, CA	3.0	3.0	1460	$5,000	$3.42	25d	1	1.19mi
4958 N Maywood Ave Los Angeles, CA	2.0	1.0	850	$2,595	$3.05	8d	1	1.20mi
229 South Avenue 60 Apt 2 Highland Park, CA	3.0	1.0	915	$3,300	$3.61	15d	1	1.22mi

Listing history 11 events

1. 2026-06-07
   status $450,000 Pending 69 DOM
2. 2026-06-04
   days on market $450,000 Backup Offers Accepted 69 DOM
3. 2026-06-03
   days on market $450,000 Backup Offers Accepted 68 DOM
4. 2026-06-02
   days on market $450,000 Backup Offers Accepted 67 DOM
5. 2026-06-01
   days on market $450,000 Backup Offers Accepted 66 DOM
6. 2026-05-31
   days on market $450,000 Backup Offers Accepted 65 DOM
7. 2026-05-19
   historical Backup Offers Accepted 483-char remark

   Show marketing remark (483 chars)

   PRICED - AT - LAND - VALUE; Trust Sale - SUBJECT TO, LA City Order to Comply, available for review upon request, Buyer's sole responsibility. This 8,583 sq ft elevated lot (49x176) features sweeping city and hillside views of Highland Park & beyond. Gated, Private and positioned for the right investor or builder. Seller makes no representations regarding existing structure. Buyer to verify all Zoning, Development potential & LA City Compliance to confirm desired use.

8. 2026-05-13
   status Active 483-char remark

   Show marketing remark (483 chars)

   PRICED - AT - LAND - VALUE; Trust Sale - SUBJECT TO, LA City Order to Comply, available for review upon request, Buyer's sole responsibility. This 8,583 sq ft elevated lot (49x176) features sweeping city and hillside views of Highland Park & beyond. Gated, Private and positioned for the right investor or builder. Seller makes no representations regarding existing structure. Buyer to verify all Zoning, Development potential & LA City Compliance to confirm desired use.

9. 2026-04-21
   status Active 483-char remark

   Show marketing remark (483 chars)

   PRICED - AT - LAND - VALUE; Trust Sale - SUBJECT TO, LA City Order to Comply, available for review upon request, Buyer's sole responsibility. This 8,583 sq ft elevated lot (49x176) features sweeping city and hillside views of Highland Park & beyond. Gated, Private and positioned for the right investor or builder. Seller makes no representations regarding existing structure. Buyer to verify all Zoning, Development potential & LA City Compliance to confirm desired use.

10. 2026-03-25
    listed $795,000 Active 483-char remark

    Show marketing remark (483 chars)

    PRICED - AT - LAND - VALUE; Trust Sale - SUBJECT TO, LA City Order to Comply, available for review upon request, Buyer's sole responsibility. This 8,583 sq ft elevated lot (49x176) features sweeping city and hillside views of Highland Park & beyond. Gated, Private and positioned for the right investor or builder. Seller makes no representations regarding existing structure. Buyer to verify all Zoning, Development potential & LA City Compliance to confirm desired use.

11. 1977-10-06
    soldstatus $35,000

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $3,420 · $285/mo
• Expected delta: +$596/yr (+$50/mo · 21.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,813
• − Mortgage interest: −$25,207
• − Property taxes: −$2,824
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,585
• − Management: −$3,585
• − Depreciation: −$13,091
• Taxable loss: −$5,729
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $3,385/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): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2699.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 24% Two or more races 22% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 47% Tagalog/Filipino 5% Chinese 2%

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: ▼ -1816.99%
• Current HPI: 637.0324
• Rent YoY: ▲ 1.34%
• 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

+2171.4% since first listed

5 events — show timeline

• 2026-05-19 Contingent — TheMLS
• 2026-05-13 Relisted — TheMLS
• 2026-04-21 Relisted — TheMLS
• 2026-03-25 Listed $795,000 TheMLS
• 1977-10-06 Sold (Public Records) $35,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,824 · +1.2% YoY. Source: county tax records.