135 E 77th · Los Angeles, CA 90003

$583,000

3 bd · 3.0 ba · 1,296 sqft · MultiFamily public records · 6 Days on market

Built 1928 5,102 sqft lot $450/sqft · 12% below area Est $659k · 12% under

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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 +19.2/30.0
• ARV discount +12.7/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

BIG OPPORTUNITY 3 UNITS WITH 1 BED AND I BATH. ALL UNITS ARE IN GOOD CONDITION IN A GOOD AREA WITH A LONG DRIVEWAY, PROPERTY HAS 4 GAGRAGES ALSO IT IS GATED FOR PRIVACY AND all UNITS WILL BE DELIVERED WITH TENANTS. TENANTS PAY GAS AND ELECTRICITY AND SELLER PAYS WATER. MOTIVATED SELLER.

Key facts

• 5,102 sq ft lot
• 4 garage spots
• Built 1928

Property features AI

Finance

• Other: Property contains three rental units; No common walls between units
• Financial info: Gross scheduled income / gross income: $30,780; Actual/total rent listed as $30,780; Total expenses: $7,862
• HOA & community: Rent control applies

Exterior

• Parking: Four garage spaces; Four total parking spaces; At least one unit has an attached garage
• Utilities: Public sewer; District/public water; One separate water meter; Three separate gas meters; Three separate electric meters
• Home design: Single-story building; One building containing three units; No attached accessory dwelling unit (ADU)
• Construction: Total building area 1,296; Year built sourced from assessor
• Exterior features: No pool; Street lighting in the neighborhood; Lot described as 0–1 unit per acre

Interior

• Bedrooms: Three bedrooms (in one unit)
• Interior features: First-floor entry
• Laundry & utility: No on-site laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $583k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $515k (11.6% below list).
• Recommended offer: $515k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 flat; 161 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); 45% 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 $5,151/mo this rent would consume 110% of the median local household income ($56k/yr) (locally 4550% 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 $17k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $47k; list at $583k implies a 1140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $515,100 (11.6% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $658,873
• List price: $583,000
• Delta: -9.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 E 80th St	0.21mi	3/2.0	1,397 (+8%)	14mo	$675,000	$483	61
223 E 83rd St	0.42mi	3/3.0	1,187 (-8%)	10mo	$790,000	$666	58
150 E 70th St	0.42mi	4/3.0 (+1)	1,431 (+10%)	2mo	$465,000	$325	56
217 W 70th St	0.53mi	4/3.0 (+1)	1,348 (+4%)	16mo	$800,000	$593	50
134 E 71st St	0.38mi	3/2.0	1,421 (+10%)	16mo	$589,000	$414	49
445 W 81st St	0.60mi	3/2.0	1,253 (-3%)	17mo	$710,000	$567	48
342 W 76th St	0.42mi	2/2.0 (-1)	1,428 (+10%)	10mo	$450,000	$315	46
151 E 67th St	0.63mi	4/3.0 (+1)	1,471 (+14%)	8mo	$485,000	$330	37
142 E 65th St	0.73mi	3/2.0	1,244 (-4%)	24mo	$685,900	$551	36
8406 Avalon Blvd	0.67mi	4/2.0 (+1)	1,401 (+8%)	14mo	$775,000	$553	35
247 E 69th St	0.53mi	2/— (-1)	1,136 (-12%)	20mo	$445,000	$392	33
344 W 84th Pl	0.67mi	2/2.0 (-1)	1,140 (-12%)	17mo	$589,000	$517	26

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-69,033
• Equity at exit: $86,927

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-65,788
• Equity at exit: $50,407

Cash invested: $163,240 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $5,151 high
• Mortgage (P&I): −$3,057
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$243
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,082
• Net cashflow: $632

Break-even live

Break-even rent $4,350

Max offer price $583,000

Occupancy floor 83%

Sensitivity live

Price	-10% $962	-5% $797	+0% $632	+5% $467	+10% $302
Rent	-10% $226	-5% $429	+0% $632	+5% $836	+10% $1,039
Rate	-1.0pp $926	-0.5pp $781	base $632	+0.5pp $481	+1.0pp $328

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,151
Total (3 units)			$5,151

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: $145,750
• Closing costs: $17,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7688 Main St Los Angeles, CA	3.0	2.0	1100	$3,200	$2.91	25d	1	0.04mi
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	45d	1	0.33mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	45d	1	0.35mi
8220 Wall St Los Angeles, CA	4.0	2.0	1200	$3,000	$2.50	16d	1	0.37mi
126 W 71st St Unit 1 Los Angeles, CA	2.0	2.0	1100	$2,500	$2.27	45d	1	0.39mi
8209 S Broadway Unit 8209-1 Los Angeles, CA	3.0	1.0	1000	$2,600	$2.60	20d	1	0.48mi
212 W 84th St Los Angeles, CA	2.0	1.0	990	$3,100	$3.13	45d	1	0.52mi
321 W 83rd St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	23d	1	0.52mi
321 W 83rd St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	25d	1	0.52mi
8418 Main St Unit 8418 Los Angeles, CA	3.0	3.0	977	$2,695	$2.76	45d	1	0.54mi
8319 S Broadway Los Angeles, CA	2.0	1.0	900	$1,995	$2.22	6d	1	0.55mi
447 W 74th St Los Angeles, CA	2.0	1.0	1411	$2,800	$1.98	25d	1	0.55mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	16d	1	0.58mi
229 E 85th St Unit 231 12 Los Angeles, CA	3.0	1.0	950	$2,750	$2.89	45d	1	0.62mi
617 W 76th St Los Angeles, CA	3.0	2.0	1150	$3,495	$3.04	45d	1	0.68mi
617 W 76th St Los Angeles, CA	3.0	2.0	1150	$3,495	$3.04	25d	1	0.68mi
224 E 65th St Los Angeles, CA	4.0	2.0	1180	$3,700	$3.14	0d	1	0.73mi
224 E 65th St Los Angeles, CA	4.0	2.0	1180	$3,700	$3.14	22d	1	0.73mi
524 1/4 W 82nd St Los Angeles, CA	3.0	1.0	900	$2,495	$2.77	15d	1	0.73mi
520 W 82nd St Unit 520- A Los Angeles, CA	4.0	2.0	1519	$3,795	$2.50	45d	1	0.73mi
735 E 82nd St Los Angeles, CA	3.0	2.0	913	$3,400	$3.72	45d	1	0.74mi
245 W 66th St Los Angeles, CA	2.0	1.0	1426	$2,950	$2.07	9d	1	0.74mi
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	45d	1	0.75mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	45d	1	0.76mi
709 W 80th St Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	45d	1	0.76mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	18d	1	0.76mi
707 W 80th St Unit 80709BE Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	18d	1	0.76mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	18d	1	0.76mi
7712 S Hoover St Los Angeles, CA	3.0	1.0	1061	$3,650	$3.44	6d	1	0.80mi
6323 San Pedro St Unit 1/2 Los Angeles, CA	4.0	2.0	1750	$3,750	$2.14	45d	1	0.84mi
624 W 83rd St Unit 624 1/2 Los Angeles, CA	4.0	4.0	1400	$3,600	$2.57	45d	1	0.84mi
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	45d	1	0.87mi
145 E Gage Ave Los Angeles, CA	4.0	2.0	1295	$3,600	$2.78	23d	1	0.87mi
843 W 76th St Los Angeles, CA	4.0	2.0	1100	$3,900	$3.55	45d	1	0.89mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	6d	1	0.90mi
128 E 62nd St Los Angeles, CA	4.0	2.0	1250	$3,850	$3.08	45d	1	0.91mi
649 E 87th St Los Angeles, CA	4.0	2.0	980	$3,800	$3.88	23d	1	0.91mi
848 W 79th St Los Angeles, CA	3.0	2.0	1082	$2,850	$2.63	0d	1	0.92mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	25d	1	0.94mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	45d	1	0.95mi

Listing history 23 events

1. 2026-06-21
   days on market $583,000 Active 6 DOM
2. 2026-06-18
   days on market $583,000 Active 3 DOM
3. 2026-06-17
   days on market $583,000 Active 2 DOM
4. 2026-06-15
   remarks 287-char remark
5. 2026-06-15
   pricedays on marketlisting id $583,000 Active 1 DOM
6. 2026-06-13
   days on market $595,000 Active 92 DOM
7. 2026-06-09
   days on market $595,000 Active 88 DOM
8. 2026-06-08
   days on market $595,000 Active 87 DOM
9. 2026-06-07
   days on market $595,000 Active 86 DOM
10. 2026-06-04
    days on market $595,000 Active 83 DOM
11. 2026-06-03
    days on market $595,000 Active 82 DOM
12. 2026-06-02
    days on market $595,000 Active 81 DOM
13. 2026-06-01
    days on market $595,000 Active 80 DOM
14. 2026-05-31
    days on market $595,000 Active 79 DOM
15. 2026-03-13
    listed $595,000 Active 269-char remark
16. 2026-03-12
    historical
17. 2026-01-13
    listed $628,000 Active
18. 2026-01-13
    historical
19. 2025-12-04
    price $637,000
20. 2025-10-21
    listed $650,000 Active
21. 2025-10-21
    historical
22. 2025-08-08
    listed $665,000 Active
23. 1980-03-11
    soldstatus $47,000

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $4,431 · $369/mo
• Expected delta: +$2,792/yr (+$233/mo · 170.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°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: $61,812
• − Mortgage interest: −$32,657
• − Property taxes: −$1,639
• − Insurance: −$2,915
• − Repairs & maintenance: −$4,945
• − Management: −$4,945
• − Depreciation: −$16,960
• Taxable loss: −$2,249
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $8,129/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+1140.4% since first listed

11 events — show timeline

• 2026-06-15 Listed $583,000 CRMLS
• 2026-06-13 Listing Removed — CRMLS
• 2026-03-13 Listed $595,000 CRMLS
• 2026-03-12 Listing Removed — CRMLS
• 2026-01-13 Listing Removed — CRMLS
• 2026-01-13 Listed $628,000 CRMLS
• 2025-12-04 Price Changed $637,000 CRMLS
• 2025-10-21 Listing Removed — CRMLS
• 2025-10-21 Listed $650,000 CRMLS
• 2025-08-08 Listed $665,000 CRMLS
• 1980-03-11 Sold (Public Records) $47,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,639 · +4.8% YoY. Source: county tax records.