1061 W 57th St · Los Angeles, CA 90037

$1,695,000

4 bd · 12.0 ba · 6,997 sqft · MultiFamily public records · 65 Days on market

Built 1929 5,170 sqft lot $242/sqft · 8% below area Est $1848k · 8% 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 +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 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: 1 unit. estimate disagrees with records

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

Part of a Portfolio! Can be sold individually or as a portfolio. 1061 W 57th St offers investors excellent in-place cash flow on day one with the benefit of additional upside in rents. The subject property offers an investor a great unit mix consisting of (1) 2 Bed / 1 Bath, (8) 1 Bed / 1 Bath and (3) Studio / 1 Bath units. The 6,997 square foot building sits on a 5,170 square foot lot that is zoned LARD2 and was built in 1929.

Key facts

• 5,170 sq ft lot
• Built 1929
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 4-bed/12.0-bath multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.70M).
• Recommended offer: $1.59M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 (+1.7%/yr); 99 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $24,328/mo this rent would consume 507% of the median local household income ($58k/yr) (locally 4200% 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 $12k of loan paydown is wiped out by about $51k 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 + 1.7% rent growth), your $475k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($1.59M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,593,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 1.44% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $1,847,664
• List price: $1,695,000
• Delta: -8.26%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.40×
• Total profit: $190,603
• Equity at exit: $252,730

10-year hold

• IRR: 18.3%
• Equity multiple: 2.43×
• Total profit: $679,845
• Equity at exit: $146,553

Cash invested: $474,600 (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 90037

• Rents YoY: 1.7%
• Active inventory: 99
• Price-to-rent: 66.3×

Monthly cashflow live

• Estimated rent: $24,328 high
• Mortgage (P&I): −$8,889
• Tax from tax record: −$1,825 /mo · $21,899/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,109
• Net cashflow: $7,799

Break-even live

Break-even rent $14,456

Max offer price $1,695,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,129
▸ 8× units	1	1	$16,248
▸ 3× units	0	1	$5,952
Total (12 units)			$24,328

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $1,695,000 Active 65 DOM
2. 2026-06-17
   days on market $1,695,000 Active 64 DOM
3. 2026-06-16
   days on market $1,695,000 Active 63 DOM
4. 2026-06-15
   days on market $1,695,000 Active 62 DOM
5. 2026-06-13
   days on market $1,695,000 Active 60 DOM
6. 2026-06-09
   days on market $1,695,000 Active 56 DOM
7. 2026-06-08
   days on market $1,695,000 Active 55 DOM
8. 2026-06-07
   days on market $1,695,000 Active 54 DOM
9. 2026-06-04
   days on market $1,695,000 Active 51 DOM
10. 2026-06-03
    days on market $1,695,000 Active 50 DOM
11. 2026-06-02
    days on market $1,695,000 Active 49 DOM
12. 2026-06-01
    days on market $1,695,000 Active 48 DOM
13. 2026-05-31
    days on market $1,695,000 Active 47 DOM
14. 2026-04-20
    price $1,695,000 432-char remark

    Show marketing remark (432 chars)

    Part of a Portfolio! Can be sold individually or as a portfolio. 1061 W 57th St offers investors excellent in-place cash flow on day one with the benefit of additional upside in rents. The subject property offers an investor a great unit mix consisting of (1) 2 Bed / 1 Bath, (8) 1 Bed / 1 Bath and (3) Studio / 1 Bath units. The 6,997 square foot building sits on a 5,170 square foot lot that is zoned LARD2 and was built in 1929.

15. 2026-04-14
    listed $1,600,000 Active 432-char remark

    Show marketing remark (432 chars)

    Part of a Portfolio! Can be sold individually or as a portfolio. 1061 W 57th St offers investors excellent in-place cash flow on day one with the benefit of additional upside in rents. The subject property offers an investor a great unit mix consisting of (1) 2 Bed / 1 Bath, (8) 1 Bed / 1 Bath and (3) Studio / 1 Bath units. The 6,997 square foot building sits on a 5,170 square foot lot that is zoned LARD2 and was built in 1929.

16. 2025-09-30
    historical
17. 2025-05-01
    listed $1,900,000 Active
18. 2018-04-30
    soldstatus $1,525,000 Closed
19. 2018-04-30
    soldstatus $1,525,000
20. 2018-04-30
    soldstatus $1,525,000
21. 2018-03-02
    status Pending
22. 2018-02-15
    listed $1,525,000 Active
23. 2018-02-15
    listed $1,525,000
24. 2001-12-12
    historical
25. 2001-12-12
    historical
26. 2001-11-02
    soldstatus $315,000
27. 2001-11-02
    soldstatus $315,000
28. 2001-09-19
    historical
29. 2001-09-12
    listed $329,000
30. 2001-09-12
    listed $329,000
31. 2001-07-13
    historical
32. 2001-03-19
    listed $350,000
33. 2001-03-19
    listed $295,000

ⓘ 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: $21,899 · $1,825/mo
• Projected year-2 tax: $21,899 · $1,825/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 22 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: $291,936
• − Mortgage interest: −$94,946
• − Property taxes: −$21,899
• − Insurance: −$8,475
• − Repairs & maintenance: −$23,355
• − Management: −$23,355
• − Depreciation: −$49,309
• Taxable income: $70,597
• Est. tax owed @ 24.0%: −$16,943
• After-tax cash flow: $76,647/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+384.3% since first listed

20 events — show timeline

• 2026-04-20 Price Changed $1,695,000 TheMLS
• 2026-04-14 Listed $1,600,000 TheMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-05-01 Listed $1,900,000 CRMLS
• 2018-04-30 Sold (Public Records) $1,525,000 Public Records
• 2018-04-30 Sold (MLS) $1,525,000 SDMLS
• 2018-04-30 Sold (MLS) $1,525,000 TheMLS
• 2018-03-02 Pending — TheMLS
• 2018-02-15 Listed $1,525,000 SDMLS
• 2018-02-15 Listed $1,525,000 TheMLS
• 2001-12-12 Listing Removed — CRMLS
• 2001-12-12 Listing Removed — CRMLS
• 2001-11-02 Sold (Public Records) $315,000 Public Records
• 2001-11-02 Sold (MLS) $315,000 TheMLS
• 2001-09-19 Listing Removed — CRMLS
• 2001-09-12 Listed $329,000 CRMLS
• 2001-09-12 Listed $329,000 CRMLS
• 2001-07-13 Delisted — TheMLS
• 2001-03-19 Listed $295,000 CRMLS
• 2001-03-19 Listed $350,000 TheMLS

Property tax history

+8.8%/yr

Latest (2025): $21,899 · +1.3% YoY. Source: county tax records.