2375 W 12th St · Los Angeles, CA 90006

$1,999,000

110 bd · 1.0 ba · 306 sqft · MultiFamily public records · 58 Days on market

Built 1923 0.32 ac lot $6533/sqft · 2972% above area Est $2617k · 24% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• 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 MLS

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. Investors will appreciate the consistent rental demand driven by the property's central location, just minutes from Downtown Los Angeles, Koreatown, USC, and major employment hubs. Each unit benefits from abundant natural light, functional layouts, and the charm of period details that continue to attract long-term tenants. The gated courtyard design enhances both privacy and security, while the lush landscaping adds to the overall curb appeal and tenant experience. Additional income from laundry and separately metered for Electric, and gas. Priced at 11.7 GRM and 4.25 CAP Rate, this has both immediate cash flow and incredible upside in the future. Could benefit from SB1211 for new 8 ADUs

Key facts

• 0.32 acre lot
• Garage
• Built 1923

🏷️ Possibly a rental listed for sale. The $1,999,000 price doesn't fit this home's estimated sale value (~$2,617,124) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive. Per door: $787/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $2.00M).
• Recommended offer: $1.94M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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); 165 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $28,363/mo this rent would consume 655% of the median local household income ($52k/yr) (locally 5727% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $560k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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.
• 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 $1,939,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1923 — 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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $2,617,124
• List price: $1,999,000
• Delta: -23.62%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.26×
• Total profit: $144,995
• Equity at exit: $298,057

10-year hold

• IRR: 13.4%
• Equity multiple: 1.92×
• Total profit: $516,938
• 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: 165
• Price-to-rent: 64.6×

Monthly cashflow live

• Estimated rent: $28,363 high
• Mortgage (P&I): −$10,483
• Tax from tax record: −$2,429 /mo · $29,153/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,956
• Net cashflow: $8,661

Break-even live

Break-even rent $17,399

Max offer price $1,999,000

Occupancy floor 64%

Sensitivity live

Price	-10% $9,793	-5% $9,227	+0% $8,661	+5% $8,096	+10% $7,530
Rent	-10% $6,421	-5% $7,541	+0% $8,661	+5% $9,782	+10% $10,902
Rate	-1.0pp $9,668	-0.5pp $9,170	base $8,661	+0.5pp $8,143	+1.0pp $7,617

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

Units	Beds	Baths	Est. rent
▸ 11× units	10	11	$28,358
Total (11 units)			$28,363

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
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-17
   days on market $1,999,000 Active 58 DOM
2. 2026-06-16
   days on market $1,999,000 Active 57 DOM
3. 2026-06-15
   days on market $1,999,000 Active 56 DOM
4. 2026-06-13
   days on market $1,999,000 Active 54 DOM
5. 2026-06-09
   days on market $1,999,000 Active 50 DOM
6. 2026-06-08
   days on market $1,999,000 Active 49 DOM
7. 2026-06-07
   days on market $1,999,000 Active 48 DOM
8. 2026-06-04
   days on market $1,999,000 Active 45 DOM
9. 2026-06-03
   days on market $1,999,000 Active 44 DOM
10. 2026-06-02
    days on market $1,999,000 Active 43 DOM
11. 2026-06-01
    days on market $1,999,000 Active 42 DOM
12. 2026-05-31
    days on market $1,999,000 Active 41 DOM
13. 2026-04-20
    listed $1,999,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    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. Investors will appreciate the consistent rental demand driven by the property's central location, just minutes from Downtown Los Angeles, Koreatown, USC, and major employment hubs. Each unit benefits from abundant natural light, functional layouts, and the charm of period details that continue to attract long-term tenants. The gated courtyard design enhances both privacy and security, while the lush landscaping adds to the overall curb appeal and tenant experience. Additional income from laundry and separately metered for Electric, and gas. Priced at 11.7 GRM and 4.25 CAP Rate, this has both immediate cash flow and incredible upside in the future. Could benefit from SB1211 for new 8 ADUs

14. 2025-09-29
    listed Active
15. 2025-08-13
    status Active
16. 2025-05-05
    status Active
17. 2024-10-28
    listed Active
18. 2021-07-16
    soldstatus $2,150,000
19. 2020-12-28
    listed Active
20. 1997-12-17
    soldstatus $237,000
21. 1997-12-17
    soldstatus $255,000
22. 1997-11-26
    historical
23. 1996-11-26
    listed
24. 1989-12-21
    soldstatus $490,000
25. 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: $340,356
• − Mortgage interest: −$111,975
• − Property taxes: −$29,153
• − Insurance: −$9,995
• − Repairs & maintenance: −$27,228
• − Management: −$27,228
• − Depreciation: −$58,153
• Taxable income: $76,623
• Est. tax owed @ 24.0%: −$18,390
• After-tax cash flow: $85,548/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (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

Price history

+308.0% since first listed

13 events — show timeline

• 2026-04-20 Listed $1,999,000 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.