7815 S Western · Los Angeles, CA 90047

$525,000

None bd · 4.0 ba · 1,250 sqft · MultiFamily · 118 Days on market

Built 1951 3,185 sqft lot $420/sqft · 20% below area Est $658k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Prime Investment Opportunity – 7815 Western Ave, Units A & B, Los Angeles, CA 90047 Outstanding duplex opportunity in the heart of South Los Angeles. This income-producing property features two separate units, offering excellent flexibility for investors or owner-occupants seeking rental income and long-term appreciation. Both units offer practical and comfortable living spaces that appeal to today’s rental market. Ideal for generating consistent cash flow, or live in one unit while leasing the other to help offset your mortgage. Conveniently located just minutes from SoFi Stadium and the iconic Kia Forum, and positioned near venues for the upcoming 2028 Summer Olympics, this property sits within a rapidly evolving growth corridor known for major sporting events, concerts, and large-scale entertainment. The surrounding area continues to benefit from strong rental demand driven by ongoing development and proximity to major employment and entertainment hubs. Easy access to transportation, shopping, dining, and everyday conveniences further enhances tenant appeal and long-term value. A versatile and strategic investment in one of Los Angeles’ most active rental markets. Don’t miss the opportunity to secure this duplex with strong income potential and future upside.

Key facts

• Strong rental demand
• Two separate units
• Long term value

Tags

• DUPLEX OPPORTUNITY
• TWO SEPARATE UNITS
• INCOME PRODUCING PROPERTY
• COMFORTABLE LIVING SPACES
• STRONG RENTAL DEMAND
• LONG TERM VALUE

🏷️ Possibly a rental listed for sale. The $525,000 price doesn't fit this home's estimated sale value (~$658,343) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × ?-bed/2.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative. Per door: $-174/mo.
• To cash-flow at today's rent, offer at most $475k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (20.9% below list).
• Recommended offer: $415k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Seventy-Fourth Street Elementary (362 students, 91% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,152/mo this rent would consume 70% 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 $4k of loan paydown is wiped out by about $16k 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 118 days — a 9% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $127k; list at $525k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $415,200 (20.9% 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 118 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $658,343
• List price: $525,000
• Delta: -20.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7510 S Western Ave	0.21mi	3/—	1,250 (0%)	20mo	$376,500	$301	74
2114 W Florence Ave	0.56mi	1/4.0	1,166 (-7%)	3mo	$689,000	$591	60
1501 W 83rd St	0.50mi	2/2.0	1,398 (+12%)	15mo	$722,000	$516	36

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: -18.3%
• Equity multiple: 0.34×
• Total profit: $-96,431
• Equity at exit: $78,279

10-year hold

• IRR: -6.3%
• Equity multiple: 0.55×
• Total profit: $-65,827
• Equity at exit: $45,392

Cash invested: $147,000 (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: 21.1×

Monthly cashflow live

• Estimated rent: $4,152 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $-348

Break-even live

Break-even rent $4,593

Max offer price $474,633

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-167	+0% $-348	+5% $-529	+10% $-711
Rent	-10% $-676	-5% $-512	+0% $-348	+5% $-184	+10% $-20
Rate	-1.0pp $-84	-0.5pp $-215	base $-348	+0.5pp $-484	+1.0pp $-623

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

Units	Beds	Baths	Est. rent
▸ 2× units	0	2	$4,152
Total (2 units)			$4,152

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7404 S Western Ave Unit 5=3+1@74025 Los Angeles, CA	3.0	1.0	900	$2,499	$2.78	45d	1	0.24mi
1946 W 81st St Los Angeles, CA	2.0	1.0	932	$2,800	$3.00	15d	1	0.33mi
1956 W 73rd St Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	17d	1	0.39mi
1956 W 73rd St Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	45d	1	0.39mi
7112 Harvard Blvd Unit 03 Los Angeles, CA	2.0	1.0	875	$2,079	$2.38	45d	1	0.43mi
7853 Brighton Ave Los Angeles, CA	2.0	1.0	988	$3,500	$3.54	45d	1	0.44mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	17d	1	0.53mi
2223 W 78th Pl Inglewood, CA	3.0	2.0	1318	$4,400	$3.34	12d	1	0.55mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	23d	1	0.75mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	45d	1	0.75mi
6743 Arlington Ave Los Angeles, CA	2.0	1.0	922	$3,200	$3.47	45d	1	0.79mi
7001 2nd Ave Los Angeles, CA	2.0	1.0	1309	$3,800	$2.90	1d	1	0.80mi
8802 S Wilton Pl Los Angeles, CA	3.0	2.0	1236	$4,000	$3.24	45d	1	0.83mi
7014 4th Ave Los Angeles, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.86mi
1541 W 65th St Los Angeles, CA	2.0	2.0	1100	$4,000	$3.64	45d	1	0.86mi
8906 S Harvard Blvd Los Angeles, CA	3.0	2.0	1500	$4,000	$2.67	45d	1	0.90mi
2916 W 79th St Inglewood, CA	3.0	1.5	1538	$4,050	$2.63	0d	1	0.94mi
1231 W 87th St Los Angeles, CA	3.0	2.0	1310	$3,925	$3.00	20d	1	0.96mi
1310 W 89th St Unit 1310-5 Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	13d	1	1.04mi
1310 W 89th St Unit 1310 Los Angeles, CA	2.0	1.0	1480	$2,400	$1.62	45d	1	1.04mi
1310 W 89th St Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	19d	1	1.04mi
6115 Harvard Blvd Los Angeles, CA	2.0	1.0	950	$3,000	$3.16	45d	1	1.05mi
9140 S Manhattan Pl Los Angeles, CA	2.0	1.0	930	$3,055	$3.28	45d	1	1.07mi
6101 S Hobart Blvd Los Angeles, CA	1.0	1.0	900	$1,695	$1.88	20d	1	1.07mi
3017 W 84th St Inglewood, CA	3.0	2.0	1422	$3,595	$2.53	20d	1	1.08mi
1228 W 89th St Los Angeles, CA	3.0	2.5	1300	$3,200	$2.46	45d	1	1.10mi
848 W 79th St Los Angeles, CA	3.0	2.0	1082	$2,850	$2.63	1d	1	1.16mi
1309 W 62nd St Los Angeles, CA	3.0	2.0	900	$3,300	$3.67	45d	1	1.17mi
943 W 68th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,795	$2.79	16d	1	1.23mi
3310 W 84th St Inglewood, CA	2.0	1.0–2.0	862	$2,922	$3.39	4d	3	1.23mi
912 W 69th St Los Angeles, CA	3.0	1.0	1040	$2,850	$2.74	26d	1	1.23mi
3123 W 67th St Los Angeles, CA	2.0	2.0	1000	$3,700	$3.70	4d	1	1.24mi
6505 S Vermont Ave Los Angeles, CA	2.0	1.0	900	$2,650	$2.94	9d	1	1.25mi
6011 Arlington Ave Los Angeles, CA	3.0	2.0	1000	$3,800	$3.80	26d	1	1.25mi
1916 W 94th St Los Angeles, CA	2.0	2.0	1251	$4,200	$3.36	19d	1	1.25mi
7712 S Hoover St Los Angeles, CA	3.0	1.0	1061	$3,650	$3.44	7d	1	1.27mi
6415 Madden Ave Los Angeles, CA	3.0	3.0	1500	$4,499	$3.00	20d	1	1.29mi
6821 11th Ave Unit 1 Los Angeles, CA	1.0	1.0	1000	$1,500	$1.50	0d	1	1.29mi
1910 W 94th Pl Los Angeles, CA	3.0	1.0	1250	$3,595	$2.88	26d	1	1.30mi
1049 W 62nd St Unit 1049 Los Angeles, CA	3.0	2.0	1129	$3,695	$3.27	4d	1	1.35mi

Listing history 37 events

1. 2026-06-21
   days on market $525,000 Active 118 DOM
2. 2026-06-18
   days on market $525,000 Active 115 DOM
3. 2026-06-17
   days on market $525,000 Active 114 DOM
4. 2026-06-16
   days on market $525,000 Active 113 DOM
5. 2026-06-15
   days on market $525,000 Active 112 DOM
6. 2026-06-13
   days on market $525,000 Active 110 DOM
7. 2026-06-09
   days on market $525,000 Active 106 DOM
8. 2026-06-08
   days on market $525,000 Active 105 DOM
9. 2026-06-07
   days on market $525,000 Active 104 DOM
10. 2026-06-04
    days on market $525,000 Active 101 DOM
11. 2026-06-03
    days on market $525,000 Active 100 DOM
12. 2026-06-02
    days on market $525,000 Active 99 DOM
13. 2026-06-01
    days on market $525,000 Active 98 DOM
14. 2026-05-31
    days on market $525,000 Active 97 DOM
15. 2026-02-23
    listed $525,000 Active 1313-char remark

    Show marketing remark (1313 chars)

    Prime Investment Opportunity – 7815 Western Ave, Units A & B, Los Angeles, CA 90047 Outstanding duplex opportunity in the heart of South Los Angeles. This income-producing property features two separate units, offering excellent flexibility for investors or owner-occupants seeking rental income and long-term appreciation. Both units offer practical and comfortable living spaces that appeal to today’s rental market. Ideal for generating consistent cash flow, or live in one unit while leasing the other to help offset your mortgage. Conveniently located just minutes from SoFi Stadium and the iconic Kia Forum, and positioned near venues for the upcoming 2028 Summer Olympics, this property sits within a rapidly evolving growth corridor known for major sporting events, concerts, and large-scale entertainment. The surrounding area continues to benefit from strong rental demand driven by ongoing development and proximity to major employment and entertainment hubs. Easy access to transportation, shopping, dining, and everyday conveniences further enhances tenant appeal and long-term value. A versatile and strategic investment in one of Los Angeles’ most active rental markets. Don’t miss the opportunity to secure this duplex with strong income potential and future upside.

16. 2023-07-01
    historical
17. 2023-03-10
    listed $585,000 Active
18. 2023-01-02
    historical
19. 2022-11-14
    price $750,000
20. 2022-05-31
    listed $825,000 Active
21. 2012-11-29
    soldstatus $127,000 Closed
22. 2012-11-12
    status Pending
23. 2012-10-13
    status Backup Offers Accepted
24. 2012-10-02
    status Active
25. 2012-09-30
    status Backup Offers Accepted
26. 2012-05-14
    price $125,000
27. 2012-02-14
    price $129,900
28. 2011-10-12
    price $149,000
29. 2011-08-12
    historical
30. 2011-08-12
    listed $175,000 Active
31. 2011-03-10
    price $199,000
32. 2011-01-18
    listed $234,000 Active
33. 2010-12-29
    historical Cancelled
34. 2010-10-05
    price Active
35. 2010-10-05
    status Active
36. 2010-10-01
    historical Cancelled
37. 2010-09-30
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,824
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,986
• − Management: −$3,986
• − Depreciation: −$15,273
• Taxable loss: −$13,329
• Est. tax savings @ 24.0%: +$3,199
• After-tax cash flow: $-978/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

+124.4% since first listed

23 events — show timeline

• 2026-02-23 Listed $525,000 CRMLS
• 2023-07-01 Listing Removed — CRMLS
• 2023-03-10 Listed $585,000 CRMLS
• 2023-01-02 Listing Removed — CRMLS
• 2022-11-14 Price Changed $750,000 CRMLS
• 2022-05-31 Listed $825,000 CRMLS
• 2012-11-29 Sold (MLS) $127,000 CRMLS
• 2012-11-12 Pending — CRMLS
• 2012-10-13 Pending — CRMLS
• 2012-10-02 Relisted — CRMLS
• 2012-09-30 Pending — CRMLS
• 2012-05-14 Price Changed $125,000 CRMLS
• 2012-02-14 Price Changed $129,900 CRMLS
• 2011-10-12 Price Changed $149,000 CRMLS
• 2011-08-12 Listing Removed — CRMLS
• 2011-08-12 Listed $175,000 CRMLS
• 2011-03-10 Price Changed $199,000 CRMLS
• 2011-01-18 Listed $234,000 CRMLS
• 2010-12-29 Delisted — TheMLS
• 2010-10-05 Relisted — TheMLS
• 2010-10-05 Price Changed — TheMLS
• 2010-10-01 Delisted — TheMLS
• 2010-09-30 Listed — TheMLS