5745 Arroyo Dr · Los Angeles, CA 90042

$1,200,000

12 bd · 6.0 ba · 4,092 sqft · MultiFamily public records · 28 Days on market

Built 1961 5,806 sqft lot $293/sqft · 45% below area Est $2198k · 45% under

---

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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

MOTIVATED SELLER * * * We are pleased to present 5745 Arroyo Drive, a 6 unit multifamily investment opportunity located in the highly desirable Highland Park neighborhood of Los Angeles, CA. The property consists of approximately 4,092 square feet of living space and features a unit mix of (6) two bedroom / one bathroom units. The property also offers on site parking, a valuable amenity in this high demand rental market. The asset presents a strong value add opportunity with approximately 83% rental upside, allowing an investor to significantly increase income and long term value. The property has benefited from approximately $100,000 in recent capital improvements, including exterior paint, partial roof replacement, upgraded trash systems, eco friendly irrigation, concrete work, and various unit repairs. Additionally, ownership has preliminary plans to add up to six ADUs, creating further upside through increased unit count and income potential. Located in one of Northeast Los Angeles' most vibrant neighborhoods, Highland Park continues to attract strong tenant demand due to its proximity to Downtown Los Angeles, Pasadena, and the thriving retail and dining corridors along York Boulevard and Figueroa Street. This is a rare opportunity to acquire a well located asset with strong in place income, substantial upside, and future development potential.

Key facts

• Exterior paint
• On-site parking
• 5,806 sq ft lot

Tags

• ON-SITE PARKING
• RECENT CAPITAL IMPROVEMENTS
• EXTERIOR PAINT
• PARTIAL ROOF REPLACEMENT
• UPGRADED TRASH SYSTEMS
• ECO-FRIENDLY IRRIGATION

🏷️ Possibly a rental listed for sale. The $1,200,000 price doesn't fit this home's estimated sale value (~$2,198,022) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive. Per door: $580/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.20M).
• Recommended offer: $1.18M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 rising (+1.3%/yr); 180 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,963/mo this rent would consume 188% 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 $8k of loan paydown is wiped out by about $36k 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 28 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago; this cycle's ask has dropped $95k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,182,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.25% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $2,198,022
• List price: $1,200,000
• Delta: -43.36%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $3,013
• Equity at exit: $178,924

10-year hold

• IRR: 8.1%
• Equity multiple: 1.57×
• Total profit: $191,677
• Equity at exit: $103,754

Cash invested: $336,000 (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: 40.1×

Monthly cashflow live

• Estimated rent: $14,963 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,545 /mo · $18,545/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,142
• Net cashflow: $3,482

Break-even live

Break-even rent $10,555

Max offer price $1,200,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$14,964
Total (6 units)			$14,963

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $1,200,000 Active 28 DOM
2. 2026-06-17
   days on market $1,200,000 Active 27 DOM
3. 2026-06-16
   days on market $1,200,000 Active 26 DOM
4. 2026-06-15
   days on market $1,200,000 Active 25 DOM
5. 2026-06-13
   days on market $1,200,000 Active 23 DOM
6. 2026-06-09
   days on market $1,200,000 Active 19 DOM
7. 2026-06-08
   days on market $1,200,000 Active 18 DOM
8. 2026-06-07
   days on market $1,200,000 Active 17 DOM
9. 2026-06-04
   days on market $1,200,000 Active 14 DOM
10. 2026-06-03
    days on market $1,200,000 Active 13 DOM
11. 2026-06-02
    days on market $1,200,000 Active 12 DOM
12. 2026-06-01
    days on market $1,200,000 Active 11 DOM
13. 2026-05-31
    days on market $1,200,000 Active 10 DOM
14. 2026-03-23
    price $1,245,000 1375-char remark

    Show marketing remark (1375 chars)

    MOTIVATED SELLER * * * We are pleased to present 5745 Arroyo Drive, a 6 unit multifamily investment opportunity located in the highly desirable Highland Park neighborhood of Los Angeles, CA. The property consists of approximately 4,092 square feet of living space and features a unit mix of (6) two bedroom / one bathroom units. The property also offers on site parking, a valuable amenity in this high demand rental market. The asset presents a strong value add opportunity with approximately 83% rental upside, allowing an investor to significantly increase income and long term value. The property has benefited from approximately $100,000 in recent capital improvements, including exterior paint, partial roof replacement, upgraded trash systems, eco friendly irrigation, concrete work, and various unit repairs. Additionally, ownership has preliminary plans to add up to six ADUs, creating further upside through increased unit count and income potential. Located in one of Northeast Los Angeles' most vibrant neighborhoods, Highland Park continues to attract strong tenant demand due to its proximity to Downtown Los Angeles, Pasadena, and the thriving retail and dining corridors along York Boulevard and Figueroa Street. This is a rare opportunity to acquire a well located asset with strong in place income, substantial upside, and future development potential.

15. 2026-03-10
    listed $1,295,000 Active 1375-char remark

    Show marketing remark (1375 chars)

    MOTIVATED SELLER * * * We are pleased to present 5745 Arroyo Drive, a 6 unit multifamily investment opportunity located in the highly desirable Highland Park neighborhood of Los Angeles, CA. The property consists of approximately 4,092 square feet of living space and features a unit mix of (6) two bedroom / one bathroom units. The property also offers on site parking, a valuable amenity in this high demand rental market. The asset presents a strong value add opportunity with approximately 83% rental upside, allowing an investor to significantly increase income and long term value. The property has benefited from approximately $100,000 in recent capital improvements, including exterior paint, partial roof replacement, upgraded trash systems, eco friendly irrigation, concrete work, and various unit repairs. Additionally, ownership has preliminary plans to add up to six ADUs, creating further upside through increased unit count and income potential. Located in one of Northeast Los Angeles' most vibrant neighborhoods, Highland Park continues to attract strong tenant demand due to its proximity to Downtown Los Angeles, Pasadena, and the thriving retail and dining corridors along York Boulevard and Figueroa Street. This is a rare opportunity to acquire a well located asset with strong in place income, substantial upside, and future development potential.

16. 2024-04-25
    listed Active
17. 2023-07-14
    soldstatus $1,450,000 Closed Sale
18. 2023-07-14
    soldstatus $1,450,000
19. 2023-07-10
    status Pending Sale
20. 2023-06-14
    historical Active Under Contract
21. 2023-05-16
    status Active
22. 2023-05-15
    price $1,450,000
23. 2023-03-02
    listed $1,550,000 Active
24. 2022-12-30
    historical
25. 2022-11-11
    status Active
26. 2022-06-25
    status Active
27. 2022-06-24
    price $1,550,000
28. 2022-05-11
    status Active
29. 2022-05-11
    price $1,730,000
30. 2022-02-22
    listed $1,919,000 Active
31. 2015-12-15
    historical
32. 2015-12-15
    soldstatus $920,000 Closed Sale
33. 2015-12-15
    soldstatus $920,000
34. 2015-12-11
    soldstatus $920,000
35. 2015-10-29
    status Pending Sale
36. 2015-10-13
    listed $888,800 Active
37. 2015-10-13
    listed $888,800
38. 2014-04-01
    historical
39. 2014-03-10
    soldstatus $605,000 Closed
40. 2014-02-27
    soldstatus $605,000
41. 2014-01-27
    listed $600,000 Active
42. 2013-01-24
    listed $648,000
43. 2005-11-18
    soldstatus $730,000
44. 1980-01-18
    soldstatus $86,500

ⓘ 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: $18,545 · $1,545/mo
• Projected year-2 tax: $18,545 · $1,545/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 5/10 Major FEMA zone X (unshaded) · 38% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 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: $179,556
• − Mortgage interest: −$67,219
• − Property taxes: −$18,545
• − Insurance: −$6,000
• − Repairs & maintenance: −$14,364
• − Management: −$14,364
• − Depreciation: −$34,909
• Taxable income: $24,154
• Est. tax owed @ 24.0%: −$5,797
• After-tax cash flow: $35,992/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

+1339.3% since first listed

31 events — show timeline

• 2026-03-23 Price Changed $1,245,000 TheMLS
• 2026-03-10 Listed $1,295,000 TheMLS
• 2024-04-25 Listed — TheMLS
• 2023-07-14 Sold (Public Records) $1,450,000 Public Records
• 2023-07-14 Sold (MLS) $1,450,000 CRMLS
• 2023-07-10 Pending — CRMLS
• 2023-06-14 Contingent — CRMLS
• 2023-05-16 Relisted — CRMLS
• 2023-05-15 Price Changed $1,450,000 CRMLS
• 2023-03-02 Listed $1,550,000 CRMLS
• 2022-12-30 Listing Removed — CRMLS
• 2022-11-11 Relisted — CRMLS
• 2022-06-25 Relisted — CRMLS
• 2022-06-24 Price Changed $1,550,000 CRMLS
• 2022-05-11 Relisted — CRMLS
• 2022-05-11 Price Changed $1,730,000 CRMLS
• 2022-02-22 Listed $1,919,000 CRMLS
• 2015-12-15 Listing Removed — CRMLS
• 2015-12-15 Sold (MLS) $920,000 SDMLS
• 2015-12-15 Sold (MLS) $920,000 CRMLS
• 2015-12-11 Sold (Public Records) $920,000 Public Records
• 2015-10-29 Pending — CRMLS
• 2015-10-13 Listed $888,800 CRMLS
• 2015-10-13 Listed $888,800 SDMLS
• 2014-04-01 Listing Removed — CRMLS
• 2014-03-10 Sold (MLS) $605,000 CRMLS
• 2014-02-27 Sold (Public Records) $605,000 Public Records
• 2014-01-27 Listed $600,000 CRMLS
• 2013-01-24 Listed $648,000 CRMLS
• 2005-11-18 Sold (Public Records) $730,000 Public Records
• 1980-01-18 Sold (Public Records) $86,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $18,545 · +1.2% YoY. Source: county tax records.