1340 253rd St · Los Angeles, CA 90710

$1,550,000

16 bd · 8.0 ba · 5,192 sqft · MultiFamily public records · 97 Days on market

Built 1957 6,979 sqft lot $299/sqft · 17% above area Est $1320k · 17% over

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Why this score? — see what drove the D+ 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 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 (5+ Unit). Listing-text estimate: 8 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

We are proud to present 1340 & 1344 253rd Street in Harbor City, California. This opportunity consists of two adjacent two-story apartment buildings (APNS: 7410-027-046 & 7410-027-047), each with eight residential units, for a total of 16 units. Built in 1957 and 1958, the unit mix includes (15) two-bedroom units and (1) three-bedroom unit. The properties have undergone several improvements over the years, including tile flooring throughout (no carpet), upgraded kitchen cabinetry and countertops, enhanced wall heaters and ceiling fans, new stucco and exterior paint, newer water heaters, copper plumbing, and dual-pane windows. The complex has two security gates, accessible from the front and back parking lot. With approximately 60% rental upside, the portfolio is ideal for investors seeking long-term growth and reliable cash flow. 11.65% Market Cap & 6.46 Market GRM. Reach out to Listing Agent for full marketing package or visit property website.

Key facts

• New stucco
• Exterior paint
• Ceiling fans

Tags

• TILE FLOORING
• UPGRADED KITCHEN CABINETRY
• ENHANCED WALL HEATERS
• CEILING FANS
• NEW STUCCO
• EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/?-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $364/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.55M).
• Recommended offer: $1.41M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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-, 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 (+3.1%/yr); 63 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $17,113/mo this rent would consume 249% of the median local household income ($82k/yr) (locally 979% 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 $11k of loan paydown is wiped out by about $46k 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 97 days — a 9% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $1.60M (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,410,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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 1957 — 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. 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?
10. 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.
11. 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.
12. 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: 1.10% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,320,284
• List price: $1,550,000
• Delta: 17.40%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-63,346
• Equity at exit: $231,110

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $193,564
• Equity at exit: $134,016

Cash invested: $434,000 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 60.4×

Monthly cashflow live

• Estimated rent: $17,113 high
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,834 /mo · $22,012/yr
• Insurance: −$646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,594
• Net cashflow: $2,911

Break-even live

Break-even rent $13,429

Max offer price $1,550,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	—	$17,112
Total (8 units)			$17,113

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $1,550,000 Active 97 DOM
2. 2026-06-17
   days on market $1,550,000 Active 96 DOM
3. 2026-06-16
   days on market $1,550,000 Active 95 DOM
4. 2026-06-15
   days on market $1,550,000 Active 94 DOM
5. 2026-06-13
   days on market $1,550,000 Active 92 DOM
6. 2026-06-09
   days on market $1,550,000 Active 88 DOM
7. 2026-06-08
   days on market $1,550,000 Active 87 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on market $1,550,000 Active 86 DOM
10. 2026-06-04
    days on market $3,150,000 Active 83 DOM
11. 2026-06-03
    days on market $3,150,000 Active 82 DOM
12. 2026-06-02
    days on market $3,150,000 Active 81 DOM
13. 2026-06-01
    days on market $3,150,000 Active 80 DOM
14. 2026-05-31
    days on market $3,150,000 Active 79 DOM
15. 2026-03-13
    listed $3,150,000 Active 977-char remark

    Show marketing remark (977 chars)

    We are proud to present 1340 & 1344 253rd Street in Harbor City, California. This opportunity consists of two adjacent two-story apartment buildings (APNS: 7410-027-046 & 7410-027-047), each with eight residential units, for a total of 16 units. Built in 1957 and 1958, the unit mix includes (15) two-bedroom units and (1) three-bedroom unit. The properties have undergone several improvements over the years, including tile flooring throughout (no carpet), upgraded kitchen cabinetry and countertops, enhanced wall heaters and ceiling fans, new stucco and exterior paint, newer water heaters, copper plumbing, and dual-pane windows. The complex has two security gates, accessible from the front and back parking lot. With approximately 60% rental upside, the portfolio is ideal for investors seeking long-term growth and reliable cash flow. 11.65% Market Cap & 6.46 Market GRM. Reach out to Listing Agent for full marketing package or visit property website.

16. 2020-11-20
    soldstatus $3,100,000 Closed Sale 1445-char remark

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

17. 2020-11-20
    soldstatus $3,100,000

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

18. 2020-09-28
    status Pending Sale 1445-char remark

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

19. 2020-04-21
    historical Hold Do Not Show 1445-char remark

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

20. 2020-03-04
    historical Active Under Contract 1445-char remark

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

21. 2020-02-12
    listed $3,200,000 Active 1445-char remark

    Show marketing remark (1445 chars)

    "GREAT OPPORTUNITY" for serious investor(s) to own renovated residential income units. With 16 units on 2 parcels, featuring 15 two bedroom units and 1 three bedroom unit. All units have been ungraded to include tile flooring (yes, no carpets), newer kitchen cabinets, newer counter tops, newer & upgraded wall heaters, ceilings fans in each unit, new stucco & paint, newer water heaters, cooper plumbing, and all new dual-pane permitted windows. All units are separately metered for gas & electric, with earthquake shut-off valves. Complex has 2 security gates, accessible from front and back parking lot (consisting of 11 parking spaces) and newer decking on second level. Complex currently has a resident manager who is a plumber by trade (great benefit). Complex also comes with a "Rent-Drop Box" for tenant/landlord convenience. Each unit has front security doors and hard-wired CO/Smoke alarms. This sell is part of a 1031 Exchange and is contingent upon seller finding suitable "Replacement Property". Property is subject to Los Angeles City Rent Control, with annual allowable rent increase which guarantees increase of GSI annually. Tenant population for units include 6 units being occupied with long-term stable tenants of over 10 years. Bonus: If financing is needed, current loan is assumable with 20 months left on initial rate of 3.77%. Please drive-by only, do not disturb tenants.

22. 2012-12-10
    status Pending
23. 2012-12-08
    soldstatus $2,080,000 Closed
24. 2012-12-07
    soldstatus $2,080,000
25. 2012-11-30
    soldstatus $2,080,000 Closed
26. 2012-10-03
    status Pending
27. 2012-09-13
    price $2,130,000
28. 2012-08-18
    listed $2,100,000 Active
29. 2011-04-16
    historical
30. 2010-11-16
    price $1,799,000
31. 2010-10-21
    listed $1,899,000 Active
32. 2007-10-16
    historical
33. 2007-07-06
    listed $2,435,000
34. 1994-05-05
    soldstatus $225,000

ⓘ 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: $22,012 · $1,834/mo
• Projected year-2 tax: $22,012 · $1,834/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°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: $205,356
• − Mortgage interest: −$86,824
• − Property taxes: −$22,012
• − Insurance: −$7,750
• − Repairs & maintenance: −$16,428
• − Management: −$16,428
• − Depreciation: −$45,091
• Taxable income: $10,822
• Est. tax owed @ 24.0%: −$2,597
• After-tax cash flow: $32,331/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): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+1300.0% since first listed

20 events — show timeline

• 2026-03-13 Listed $3,150,000 TheMLS
• 2020-11-20 Sold (Public Records) $3,100,000 Public Records
• 2020-11-20 Sold (MLS) $3,100,000 CRMLS
• 2020-09-28 Pending — CRMLS
• 2020-04-21 Delisted — CRMLS
• 2020-03-04 Contingent — CRMLS
• 2020-02-12 Listed $3,200,000 CRMLS
• 2012-12-10 Pending — CRMLS
• 2012-12-08 Sold (MLS) $2,080,000 CRMLS
• 2012-12-07 Sold (Public Records) $2,080,000 Public Records
• 2012-11-30 Sold (MLS) $2,080,000 CRMLS
• 2012-10-03 Pending — CRMLS
• 2012-09-13 Price Changed $2,130,000 CRMLS
• 2012-08-18 Listed $2,100,000 CRMLS
• 2011-04-16 Listing Removed — CRMLS
• 2010-11-16 Price Changed $1,799,000 CRMLS
• 2010-10-21 Listed $1,899,000 CRMLS
• 2007-10-16 Listing Removed — CRMLS
• 2007-07-06 Listed $2,435,000 CRMLS
• 1994-05-05 Sold (Public Records) $225,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $22,012 · +1.4% YoY. Source: county tax records.