2375 W 12th St · Los Angeles, CA 90006

$1,999,000

10 bd · 1.0 ba · 306 sqft · MultiFamily public records · 80 Days on market

Built 1923 Good condition 0.32 ac lot Garage $6533/sqft · 2968% above area Est $2.621M · 24% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Schools +2.5/10.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 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

Great architecture on sale! 11-unit courtyard property about a mile from LA Live, Ritz Carlton, Convention Center and the Crypto Arena. This classic Spanish Colonial style building showcases timeless architectural appeal, featuring a striking symmetrical facade, red clay tile roof, arched entryway, and a beautifully landscaped central courtyard that creates a welcoming and private setting for residents. The property is well maintained and offers a well-balanced unit mix with strong in-place income and enormous upside in rents.

Key facts

• 0.32 acre lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 11 × 10-bed/11.0-bath units multifamily listed at $2.00M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $2.00M).
• Recommended offer: $1.88M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Leo Politi Elementary (572 students, 97% FRL); Berendo Middle (623 students, 98% FRL); Ramon C. Cortines School of Visual And Performing Arts (math 18% / reading 62%, grade F, #514 of 1,170 statewide, top 44%, 1,171 students, 69% FRL) — zoned schools average 88% FRL vs 67% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 194 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $2,091/mo per unit this rent would consume 48% of the median local household income ($52k/yr) — 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 $14k of loan paydown is wiped out by about $60k 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 80 days — a 6% lower offer ($1.88M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $1,879,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1923 — 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: 1.15% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $2,620,718
• List price: $1,999,000
• Delta: -23.72%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-109,069
• Equity at exit: $298,057

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $8,810
• Equity at exit: $172,837

Cash invested: $559,720 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 194
• Price-to-rent: 79.7×

Monthly cashflow live

• Estimated rent: $23,003 medium
• Mortgage (P&I): −$10,483
• Tax from tax record: −$2,429 /mo · $29,153/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,831
• Net cashflow: $4,427

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

Units	Beds	Baths	Est. rent
▸ 11× units	10	11	$23,001
Total (11 units)			$23,003

Break-even live

Break-even rent $17,399

Max offer price $1,999,000

Occupancy floor 76%

Sensitivity live

Price	-10% $5,559	-5% $4,993	+0% $4,427	+5% $3,861	+10% $3,295
Rent	-10% $2,610	-5% $3,518	+0% $4,427	+5% $5,336	+10% $6,244
Rate	-1.0pp $5,434	-0.5pp $4,936	base $4,427	+0.5pp $3,909	+1.0pp $3,382

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: $499,750
• Closing costs: $59,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
970 Elden Ave Los Angeles, CA	10.0	10.0	650	$1,725	$2.65	93d	1	0.30mi
2335 Portland St Los Angeles, CA	10.0	4.5	3286	$7,500	$2.28	0d	1	1.14mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$12,200	$5.58	0d	2	1.22mi
2739 S Budlong Ave Los Angeles, CA	11.0	9.0	3500	$1,000	$0.29	30d	1	1.43mi
1815 W Adams Blvd Los Angeles, CA	7.0–11.0	7.0–11.0	169	$875	$5.16	2d	22	1.46mi

Property features AI

Finance

• Financial info: Actual gross annual income: $170,568Gross operating income: $170,568Net operating income: $85,046Total annual expenses: $58,522Cap rate: 4.25%Gross rent multiplier: 11.72Unit rent detail: Four 2-bed units (rent listed $1,363.50 each; actual totals reported), Six 1-bed units (rent listed $1,202.80 each; actual totals reported), One studio (rent listed $843)Scheduled/Actual: Actual
• HOA & community: Eleven total units in the complex

Exterior

• Parking: Six total parking spacesGarage available
• Home design: Residential income propertyTwo total floorsMain living on one level (one-level units)
• Construction: One building (multi-unit)
• Exterior features: No other structures on the lotLot approximately 0.32 acres

Interior

• Kitchen: Kitchens in each unit (appliances not specifically listed)
• Bedrooms: Units include 2-bed, 1-bed, and studio layouts
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Wall heatingNo central cooling
• Interior features: Washer and dryer available
• Laundry & utility: On-site washer and dryer

Listing history 41 events

1. 2026-08-08
   days on market $1,999,000 Active 80 DOM
2. 2026-08-06
   days on market $1,999,000 Active 78 DOM
3. 2026-08-05
   days on market $1,999,000 Active 77 DOM
4. 2026-08-04
   days on market $1,999,000 Active 76 DOM
5. 2026-08-03
   days on market $1,999,000 Active 75 DOM
6. 2026-07-31
   days on market $1,999,000 Active 72 DOM
7. 2026-07-30
   days on market $1,999,000 Active 71 DOM
8. 2026-07-30
   days on market $1,999,000 Active 70 DOM
9. 2026-07-28
   days on market $1,999,000 Active 69 DOM
10. 2026-07-26
    days on market $1,999,000 Active 67 DOM
11. 2026-07-24
    days on market $1,999,000 Active 65 DOM
12. 2026-07-23
    days on market $1,999,000 Active 64 DOM
13. 2026-07-22
    days on market $1,999,000 Active 63 DOM
14. 2026-07-21
    days on market $1,999,000 Active 62 DOM
15. 2026-07-20
    days on market $1,999,000 Active 61 DOM
16. 2026-07-18
    days on market $1,999,000 Active 59 DOM
17. 2026-06-17
    days on market $1,999,000 Active 58 DOM
18. 2026-06-16
    days on market $1,999,000 Active 57 DOM
19. 2026-06-15
    days on market $1,999,000 Active 56 DOM
20. 2026-06-13
    days on market $1,999,000 Active 54 DOM
21. 2026-06-09
    days on market $1,999,000 Active 50 DOM
22. 2026-06-08
    days on market $1,999,000 Active 49 DOM
23. 2026-06-07
    days on market $1,999,000 Active 48 DOM
24. 2026-06-04
    days on market $1,999,000 Active 45 DOM
25. 2026-06-03
    days on market $1,999,000 Active 44 DOM
26. 2026-06-02
    days on market $1,999,000 Active 43 DOM
27. 2026-06-01
    days on market $1,999,000 Active 42 DOM
28. 2026-05-31
    days on market $1,999,000 Active 41 DOM
29. 2026-04-20
    listed $1,999,000 Active 1233-char remark
30. 2025-09-29
    listed Active
31. 2025-08-13
    status Active
32. 2025-05-05
    status Active
33. 2024-10-28
    listed Active
34. 2021-07-16
    soldstatus $2,150,000
35. 2020-12-28
    listed Active
36. 1997-12-17
    soldstatus $237,000
37. 1997-12-17
    soldstatus $255,000
38. 1997-11-26
    historical
39. 1996-11-26
    listed
40. 1989-12-21
    soldstatus $490,000
41. 1989-12-21
    soldstatus $490,000

ⓘ 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: $29,153 · $2,429/mo
• Projected year-2 tax: $29,153 · $2,429/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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°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: $276,036
• − Mortgage interest: −$111,975
• − Property taxes: −$29,153
• − Insurance: −$9,995
• − Repairs & maintenance: −$22,083
• − Management: −$22,083
• − Depreciation: −$58,153
• Taxable income: $22,595
• Est. tax owed @ 24.0%: −$5,423
• After-tax cash flow: $47,702/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $1,530–$4,590 screening

This 11-unit multi-family property is in good condition with a well-maintained exterior and landscaping. Painting the exterior walls and doors would enhance its curb appeal and maintain its value.

Components & finishes AI

Roof tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Roof appears old and damaged
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Windows appear old and damaged
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Electrical panel appears old and damaged
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Plumbing appears old and damaged
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Exterior appears old and damaged
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Other components appear old and damaged

Value-add opportunities

• Both Paint the exterior walls and doors — Painting the exterior walls and doors will enhance the curb appeal and maintain the property's value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Leo Politi Elementary Middle Berendo Middle High Belmont Senior High F CA #826/1,170 Nat'l #12,478/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 13% of renters

---

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

Property features AI

Finance

• Financial info: Actual gross annual income: $170,568Gross operating income: $170,568Net operating income: $85,046Total annual expenses: $58,522Cap rate: 4.25%Gross rent multiplier: 11.72Unit rent detail: Four 2-bed units (rent listed $1,363.50 each; actual totals reported), Six 1-bed units (rent listed $1,202.80 each; actual totals reported), One studio (rent listed $843)Scheduled/Actual: Actual
• HOA & community: Eleven total units in the complex

Exterior

• Parking: Six total parking spacesGarage available
• Home design: Residential income propertyTwo total floorsMain living on one level (one-level units)
• Construction: One building (multi-unit)
• Exterior features: No other structures on the lotLot approximately 0.32 acres

Interior

• Kitchen: Kitchens in each unit (appliances not specifically listed)
• Bedrooms: Units include 2-bed, 1-bed, and studio layouts
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Wall heatingNo central cooling
• Interior features: Washer and dryer available
• Laundry & utility: On-site washer and dryer

Price history

+338.8% since first listed

13 events — show timeline

• 2026-04-20 Listed — TheMLS
• 2025-09-29 Listed — TheMLS
• 2025-08-13 Relisted — TheMLS
• 2025-05-05 Relisted — TheMLS
• 2024-10-28 Listed — TheMLS
• 2021-07-16 Sold (Public Records) $2,150,000 Public Records
• 2020-12-28 Listed — TheMLS
• 1997-12-17 Sold (Public Records) $255,000 Public Records
• 1997-12-17 Sold (Public Records) $237,000 Public Records
• 1997-11-26 Delisted — TheMLS
• 1996-11-26 Listed — TheMLS
• 1989-12-21 Sold (Public Records) $490,000 Public Records
• 1989-12-21 Sold (Public Records) $490,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $29,153 · +1.4% YoY. Source: county tax records.