1758 S New England St · Los Angeles, CA 90006

$949,000

3 bd · 1.0 ba · 1,232 sqft · MultiFamily public records · 89 Days on market

Built 1913 7,950 sqft lot $770/sqft · 193% above area Est $1181k · 20% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Cash flow +2.6/30.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.0/10.0
• DSCR +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

Exceptional owner-user and investment opportunity in the heart of Pico-Union! A well-maintained five-unit property offering strong income potential and long-term upside. The property consists of two separate buildings including a spacious three-bedroom single-family home and four one-bedroom units, creating a versatile layout ideal for both investors and owner-occupants. The property offers approximately 4,494 square feet of living space on a 7,947 square foot lot, along with six open parking spaces, a valuable amenity in this centrally located Los Angeles neighborhood. Ownership has made several key improvements over time, including upgraded electrical systems (service, main panel, and sub-panels), copper plumbing within the units, newer windows, and roof replacements, helping to reduce future capital expenses (buyer to verify and conduct their own due diligence). For investors, the property offers significant rental upside with strong projected returns and favorable investment metrics. In addition, private financing options may be available, providing flexibility for qualified buyers. Located in the vibrant Pico-Union neighborhood of Los Angeles, the property offers convenient access to Downtown LA, Koreatown, major freeways, shopping, dining, and employment centers!

Key facts

• Copper plumbing
• Open parking spaces
• Five unit property

Tags

• FIVE UNIT PROPERTY
• TWO SEPARATE BUILDINGS
• FOUR ONE BEDROOM UNITS
• OPEN PARKING SPACES
• UPGRADED ELECTRICAL SYSTEMS
• COPPER PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $-3k ($-39k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (60.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (67.6% below list).
• Recommended offer: $308k (67.6% below list) — sets the bar for 1% rule.

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 soft (-0.8%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $3,075/mo this rent would consume 71% 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 $7k of loan paydown is wiped out by about $28k 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 89 days — a 6% lower offer ($892k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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.
• Current owner paid $58k; list at $949k implies a 1536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $307,537 (67.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.32% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.73%
• DSCR: 0.34
• GRM: 25.7

CMA / ARV

• ARV (median comp): $1,180,947
• List price: $949,000
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -46.9%
• Equity multiple: -0.40×
• Total profit: $-371,061
• Equity at exit: $141,499

10-year hold

• IRR: —
• Equity multiple: -1.36×
• Total profit: $-627,473
• Equity at exit: $82,052

Cash invested: $265,720 (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: 25.7×

Monthly cashflow live

• Estimated rent: $3,075 high
• Mortgage (P&I): −$4,977
• Tax from tax record: −$320 /mo · $3,838/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-3,262

Break-even live

Break-even rent $7,205

Max offer price $372,685

Occupancy floor —

Sensitivity live

Price	-10% $-2,725	-5% $-2,994	+0% $-3,262	+5% $-3,531	+10% $-3,800
Rent	-10% $-3,505	-5% $-3,384	+0% $-3,262	+5% $-3,141	+10% $-3,019
Rate	-1.0pp $-2,784	-0.5pp $-3,021	base $-3,262	+0.5pp $-3,508	+1.0pp $-3,758

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 Menlo Ave Unit 1/2 Los Angeles, CA	3.0	3.5	1450	$3,758	$2.59	25d	1	0.15mi
1946 New England St Unit 1/2 Los Angeles, CA	3.0	1.0	936	$2,500	$2.67	45d	1	0.16mi
1477 W 20th St #7 Los Angeles, CA	3.0	2.5	1291	$3,600	$2.79	4d	1	0.18mi
1721 1/2 S New Hampshire Ave Los Angeles, CA	2.0	1.0	990	$2,625	$2.65	9d	1	0.28mi
2134 Magnolia Ave Unit 1 Los Angeles, CA	4.0	4.0	1174	$4,000	$3.41	45d	1	0.33mi
1289 W 22nd St Los Angeles, CA	3.0	3.0	1027	$3,000	$2.92	45d	1	0.35mi
1258 W 22nd St Unit 1258 Los Angeles, CA	2.0	1.0	1150	$2,500	$2.17	16d	1	0.38mi
1355 W 23rd St Los Angeles, CA	3.0	2.0	860	$3,200	$3.72	45d	1	0.38mi
1462 W 22nd St Los Angeles, CA	2.0	2.0	1000	$2,500	$2.50	45d	1	0.39mi
1319 Westmoreland Ave Unit 1/2 Los Angeles, CA	4.0	3.0	1470	$3,850	$2.62	26d	1	0.39mi
1275 W 23rd St Los Angeles, CA	3.0	2.0	834	$1,550	$1.86	45d	1	0.40mi
1204 W 24th St Los Angeles, CA	3.0	2.0	770	$3,450	$4.48	45d	1	0.47mi
1433 W 24th St Unit B Los Angeles, CA	4.0	2.0	1080	$800	$0.74	16d	1	0.51mi
1433 W 24th St Unit C Los Angeles, CA	4.0	2.0	1080	$750	$0.69	0d	1	0.51mi
1016 W 21st St Unit 1016 Los Angeles, CA	3.0	3.0	900	$3,900	$4.33	45d	1	0.52mi
1218 Magnolia Ave Los Angeles, CA	3.0	3.5	1289	$3,425	$2.66	45d	1	0.53mi
1030 W 23rd St Los Angeles, CA	2.0–5.0	2.0–3.0	1010	$3,488	$3.45	26d	2	0.54mi
1705 W 14th St Los Angeles, CA	2.0	1.0	900	$1,900	$2.11	45d	1	0.54mi
1008 W 17th St Los Angeles, CA	2.0	1.0	858	$2,700	$3.15	9d	1	0.55mi
2201 Juliet St Unit D Los Angeles, CA	2.0	2.0	800	$2,750	$3.44	26d	1	0.55mi
1118 W 25th St Los Angeles, CA	3.0	2.0	800	$3,600	$4.50	45d	1	0.56mi
1212 Arapahoe St Los Angeles, CA	3.0	2.0	1350	$2,950	$2.19	45d	1	0.56mi
1414 W 25th St Los Angeles, CA	2.0	1.0	1009	$2,100	$2.08	0d	1	0.58mi
2611 Orchard Ave Unit 2609 Los Angeles, CA	3.0	2.0	945	$2,950	$3.12	45d	1	0.61mi
2618 Ellendale Pl Unit 1 Los Angeles, CA	2.0	1.0	900	$2,450	$2.72	9d	1	0.61mi
2618 Ellendale Pl Los Angeles, CA	1.0–2.0	1.0	682	$2,450	$3.59	45d	1	0.61mi
1021 W 25th St Unit 6 Los Angeles, CA	2.0	1.0	710	$2,200	$3.10	23d	1	0.61mi
913 W 21st St Los Angeles, CA	2.0	2.5	1200	$3,800	$3.17	18d	1	0.64mi
2595 S Hoover St Los Angeles, CA	1.0–3.0	1.0–3.0	799	$6,750	$8.44	5d	1	0.65mi
2637 Ellendale Pl Los Angeles, CA	2.0–3.0	1.0–2.0	812	$3,100	$3.82	0d	2	0.66mi
922 W 23rd St Unit 201 Los Angeles, CA	3.0	2.0	1361	$2,995	$2.20	9d	1	0.66mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$4,314	$1.97	0d	2	0.67mi
1503 W Adams Blvd Los Angeles, CA	3.0	2.0	1200	$3,200	$2.67	26d	1	0.67mi
2649 Ellendale Pl Los Angeles, CA	3.0	3.0	1200	$4,425	$3.69	45d	1	0.67mi
2652 Ellendale Pl Los Angeles, CA	2.0–5.0	2.0–3.0	1200	$1,183	$0.99	45d	1	0.67mi
2600 S Catalina St Los Angeles, CA	3.0	1.0–2.0	738	$3,795	$5.14	45d	4	0.68mi
2108 Oak St Unit C Los Angeles, CA	4.0	4.0	1500	$4,100	$2.73	16d	1	0.69mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$6,188	$4.19	0d	1	0.69mi
2417 S Budlong Ave Unit 3 Los Angeles, CA	3.0	1.0	1028	$3,450	$3.36	0d	1	0.70mi
2148 Oak St Los Angeles, CA	2.0	2.0	900	$2,150	$2.39	26d	1	0.70mi

Listing history 23 events

1. 2026-06-02
   days on market $949,000 Active 89 DOM
2. 2026-06-01
   days on market $949,000 Active 88 DOM
3. 2026-05-31
   days on market $949,000 Active 87 DOM
4. 2026-03-05
   listed $949,000 Active 1289-char remark

   Show marketing remark (1289 chars)

   Exceptional owner-user and investment opportunity in the heart of Pico-Union! A well-maintained five-unit property offering strong income potential and long-term upside. The property consists of two separate buildings including a spacious three-bedroom single-family home and four one-bedroom units, creating a versatile layout ideal for both investors and owner-occupants. The property offers approximately 4,494 square feet of living space on a 7,947 square foot lot, along with six open parking spaces, a valuable amenity in this centrally located Los Angeles neighborhood. Ownership has made several key improvements over time, including upgraded electrical systems (service, main panel, and sub-panels), copper plumbing within the units, newer windows, and roof replacements, helping to reduce future capital expenses (buyer to verify and conduct their own due diligence). For investors, the property offers significant rental upside with strong projected returns and favorable investment metrics. In addition, private financing options may be available, providing flexibility for qualified buyers. Located in the vibrant Pico-Union neighborhood of Los Angeles, the property offers convenient access to Downtown LA, Koreatown, major freeways, shopping, dining, and employment centers!

5. 2025-01-30
   listed Active
6. 2023-11-26
   historical
7. 2023-10-09
   listed $1,175,000 Active
8. 2023-05-31
   historical
9. 2023-02-01
   listed $1,200,000 Active
10. 2022-02-12
    status Active
11. 2022-02-04
    historical Backup Offers Accepted
12. 2022-01-16
    listed Active
13. 2021-09-08
    status Active
14. 2021-09-08
    status Active
15. 2021-07-15
    listed Active
16. 2021-07-12
    listed Active
17. 2008-02-11
    historical
18. 2007-09-26
    listed
19. 2007-04-21
    historical
20. 2006-04-24
    listed $750,000
21. 2006-04-19
    historical
22. 2006-02-15
    listed $760,000
23. 1979-10-31
    soldstatus $58,000

ⓘ 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: $3,838 · $320/mo
• Projected year-2 tax: $7,212 · $601/mo
• Expected delta: +$3,374/yr (+$281/mo · 87.9%)

ⓘ 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 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: $36,904
• − Mortgage interest: −$53,159
• − Property taxes: −$3,838
• − Insurance: −$4,745
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$27,607
• Taxable loss: −$58,350
• Est. tax savings @ 24.0%: +$14,004
• After-tax cash flow: $-25,145/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

+1536.2% since first listed

20 events — show timeline

• 2026-03-05 Listed $949,000 CRMLS
• 2025-01-30 Listed — TheMLS
• 2023-11-26 Listing Removed — CRMLS
• 2023-10-09 Listed $1,175,000 CRMLS
• 2023-05-31 Listing Removed — CRMLS
• 2023-02-01 Listed $1,200,000 CRMLS
• 2022-02-12 Relisted — TheMLS
• 2022-02-04 Contingent — TheMLS
• 2022-01-16 Listed — TheMLS
• 2021-09-08 Relisted — TheMLS
• 2021-09-08 Relisted — TheMLS
• 2021-07-15 Listed — TheMLS
• 2021-07-12 Listed — TheMLS
• 2008-02-11 Delisted — TheMLS
• 2007-09-26 Listed — TheMLS
• 2007-04-21 Listing Removed — CRMLS
• 2006-04-24 Listed $750,000 CRMLS
• 2006-04-19 Listing Removed — CRMLS
• 2006-02-15 Listed $760,000 CRMLS
• 1979-10-31 Sold (Public Records) $58,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,838 · +3.4% YoY. Source: county tax records.