1714 W Florence Ave · Los Angeles, CA 90047

$1,325,000

3 bd · 2.0 ba · 2,792 sqft · MultiFamily public records · 584 Days on market

Built 1946 2,954 sqft lot $475/sqft · 78% above area Est $965k · 37% 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

Key facts

• Updated units
• Centrally located
• 2,954 sq ft lot

Tags

• FOURPLEX PLUS STOREFRONT
• CENTRALLY LOCATED
• UPDATED UNITS

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.32M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $664/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.32M (0.3% below list).
• Recommended offer: $1.17M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 fast (+5.5%/yr); 138 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $13,213/mo this rent would consume 221% of the median local household income ($72k/yr) (locally 3323% 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 $9k of loan paydown is wiped out by about $40k 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 + 5.5% rent growth), your $371k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 584 days — a 12% lower offer ($1.17M) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 10y ago; this cycle's ask is 10192208% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $1.32M implies a 960% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $1,166,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 584 days. Have you received any prior offers? Is the seller open to a 12% 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 1946 — 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: 1.00% ✗
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $965,108
• List price: $1,325,000
• Delta: 37.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 W 66th St	0.49mi	4/2.0 (+1)	2,520 (-10%)	1mo	$710,000	$282	55
6142 S Hobart Blvd	0.64mi	4/4.0 (+1)	2,986 (+7%)	15mo	$1,030,000	$345	33

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-11,973
• Equity at exit: $197,562

10-year hold

• IRR: 11.0%
• Equity multiple: 1.95×
• Total profit: $352,563
• Equity at exit: $114,562

Cash invested: $371,000 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 33.4×

Monthly cashflow live

• Estimated rent: $13,213 medium
• Mortgage (P&I): −$6,948
• Tax from tax record: −$282 /mo · $3,378/yr
• Insurance: −$552
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,775
• Net cashflow: $2,656

Break-even live

Break-even rent $9,851

Max offer price $1,325,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,406	-5% $3,031	+0% $2,656	+5% $2,281	+10% $1,906
Rent	-10% $1,612	-5% $2,134	+0% $2,656	+5% $3,178	+10% $3,700
Rate	-1.0pp $3,323	-0.5pp $2,993	base $2,656	+0.5pp $2,313	+1.0pp $1,964

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$13,212
Total (4 units)			$13,213

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: $331,250
• Closing costs: $39,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	20d	1	0.20mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	44d	1	1.08mi
5610 S St Andrews Pl Los Angeles, CA	2.0	1.0	3500	$2,800	$0.80	44d	1	1.21mi
6407 11th Ave Los Angeles, CA	2.0	1.0	2764	$2,250	$0.81	25d	1	1.41mi
447 W 69th St Los Angeles, CA	2.0	1.0	2400	$2,500	$1.04	44d	1	1.45mi
631 W 83rd St Los Angeles, CA	3.0	2.0	4079	$2,995	$0.73	44d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $1,325,000 Active 584 DOM
2. 2026-06-18
   days on market $1,325,000 Active 581 DOM
3. 2026-06-17
   days on market $1,325,000 Active 580 DOM
4. 2026-06-16
   days on market $1,325,000 Active 579 DOM
5. 2026-06-15
   days on market $1,325,000 Active 578 DOM
6. 2026-06-13
   days on market $1,325,000 Active 576 DOM
7. 2026-06-09
   days on market $1,325,000 Active 572 DOM
8. 2026-06-08
   days on market $1,325,000 Active 571 DOM
9. 2026-06-07
   days on market $1,325,000 Active 570 DOM
10. 2026-06-04
    days on market $1,325,000 Active 567 DOM
11. 2026-06-03
    days on market $1,325,000 Active 566 DOM
12. 2026-06-02
    days on market $1,325,000 Active 565 DOM
13. 2026-06-01
    days on market $1,325,000 Active 564 DOM
14. 2026-05-31
    days on market $1,325,000 Active 563 DOM
15. 2026-04-16
    status Active 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

16. 2026-01-05
    historical Backup Offers Accepted 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

17. 2025-11-14
    status Active 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

18. 2024-11-15
    status Active 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

19. 2024-11-15
    historical Backup Offers Accepted 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

20. 2024-11-14
    price $1,325,000 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

21. 2024-11-13
    listed $13 Active 383-char remark

    Show marketing remark (383 chars)

    This is a great opportunity to generate positive cash flow. It's a fourplex plus a storefront that can be used in various ways. Three units were updated with new flooring, countertops, and cabinets. This property is also ideal for a non-profit business. It is centrally located to downtown, the airport, and the 110/105 freeways. All offers are to be submitted subject to inspection.

22. 2018-11-07
    historical
23. 2018-11-07
    historical
24. 2018-05-07
    listed $775,000
25. 2018-05-07
    listed $775,000 Active
26. 2018-03-07
    historical
27. 2018-03-07
    historical
28. 2018-02-27
    status Active
29. 2018-02-13
    historical Active Under Contract
30. 2018-01-30
    price $755,000
31. 2018-01-29
    price $750,000
32. 2018-01-15
    listed $775,000 Active
33. 2018-01-15
    listed $755,000
34. 2017-12-15
    historical Expired
35. 2017-12-15
    historical
36. 2017-09-28
    price
37. 2017-08-22
    price
38. 2017-07-25
    price
39. 2017-06-20
    listed Active
40. 2017-06-19
    listed $730,000
41. 2017-06-09
    historical
42. 2017-06-09
    historical
43. 2017-04-10
    status Active
44. 2017-04-08
    historical Active Under Contract
45. 2017-01-25
    status Active
46. 2017-01-07
    historical Active Under Contract
47. 2016-12-02
    price $775,000
48. 2016-10-24
    listed $795,000 Active
49. 2016-10-23
    listed $775,000
50. 2016-07-04
    historical Expired

ⓘ 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: $3,378 · $282/mo
• Projected year-2 tax: $10,070 · $839/mo
• Expected delta: +$6,692/yr (+$558/mo · 198.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 20 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: $158,556
• − Mortgage interest: −$74,221
• − Property taxes: −$3,378
• − Insurance: −$6,625
• − Repairs & maintenance: −$12,684
• − Management: −$12,684
• − Depreciation: −$38,545
• Taxable income: $10,418
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $29,374/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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 0.58)
• Race & ethnicity: Black 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

+1715.1% since first listed

42 events — show timeline

• 2026-04-16 Relisted — TheMLS
• 2026-01-05 Contingent — TheMLS
• 2025-11-14 Relisted — TheMLS
• 2024-11-15 Relisted — TheMLS
• 2024-11-15 Contingent — TheMLS
• 2024-11-14 Price Changed $1,325,000 TheMLS
• 2024-11-13 Listed $13 TheMLS
• 2018-11-07 Listing Removed — CRMLS
• 2018-11-07 Listing Removed — SDMLS
• 2018-05-07 Listed $775,000 CRMLS
• 2018-05-07 Listed $775,000 SDMLS
• 2018-03-07 Listing Removed — SDMLS
• 2018-03-07 Listing Removed — CRMLS
• 2018-02-27 Relisted — CRMLS
• 2018-02-13 Contingent — CRMLS
• 2018-01-30 Price Changed $755,000 CRMLS
• 2018-01-29 Price Changed $750,000 CRMLS
• 2018-01-15 Listed $755,000 SDMLS
• 2018-01-15 Listed $775,000 CRMLS
• 2017-12-15 Listing Removed — SDMLS
• 2017-12-15 Delisted — TheMLS
• 2017-09-28 Price Changed — TheMLS
• 2017-08-22 Price Changed — TheMLS
• 2017-07-25 Price Changed — TheMLS
• 2017-06-20 Listed — TheMLS
• 2017-06-19 Listed $730,000 SDMLS
• 2017-06-09 Listing Removed — SDMLS
• 2017-06-09 Listing Removed — CRMLS
• 2017-04-10 Relisted — CRMLS
• 2017-04-08 Contingent — CRMLS
• 2017-01-25 Relisted — CRMLS
• 2017-01-07 Contingent — CRMLS
• 2016-12-02 Price Changed $775,000 CRMLS
• 2016-10-24 Listed $795,000 CRMLS
• 2016-10-23 Listed $775,000 SDMLS
• 2016-07-04 Listing Removed — SDMLS
• 2016-07-04 Delisted — TheMLS
• 2016-03-30 Price Changed — TheMLS
• 2016-01-05 Listed — TheMLS
• 2016-01-04 Listed $700,000 SDMLS
• 1989-04-14 Sold (Public Records) $125,000 Public Records
• 1980-09-10 Sold (Public Records) $73,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,378 · +3.3% YoY. Source: county tax records.