1148 Fedora · Los Angeles, CA 90006

$1,350,000

9 bd · 7.0 ba · 4,227 sqft · MultiFamily public records · 42 Days on market

Built 1963 5,910 sqft lot $319/sqft · at area comps Est $1407k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

The well-maintained building and units at 1148 FEDORA ST ensure a rare investment opportunity, while 100% occupancy reflects the property's strong rental appeal. With six units currently leased well below market rates, there is significant value-add potential and substantial rental upside for investors looking to increase income and maximize returns. Located in one of the most desirable streets in the Olympic-Wilshire area and with a 91 Walkability Score, this building has enjoyed both low tenant turnover and high rental demand. Convenient to freeways, top-rated restaurants, shopping, public transportation, nightlife and more. Don't miss this rare opportunity to acquire a high-performing asset with long-term appreciation potential. Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the accuracy of all information through personal inspection and with appropriate professionals. The property may have video/surveillance device

Key facts

• 5,910 sq ft lot
• 6 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/7.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $8k ($97k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.35M).
• Recommended offer: $1.31M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 soft (-0.8%/yr); 162 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $21,797/mo this rent would consume 503% 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 $9k of loan paydown is wiped out by about $40k 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 + 0.0% rent growth), your $378k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• 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 $1,309,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.64%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $1,406,678
• List price: $1,350,000
• Delta: -4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1243 S Kenmore Ave	0.12mi	10/7.0 (+1)	3,985 (-6%)	9mo	$750,000	$188	73
1120 S Harvard Blvd	0.36mi	10/6.0 (+1)	4,488 (+6%)	5mo	$1,300,000	$290	60
1116 S Berendo St #1	0.25mi	8/6.0 (-1)	3,990 (-6%)	16mo	$1,480,000	$371	57
2743 James M Wood Blvd #8	0.73mi	8/8.0 (-1)	4,320 (+2%)	14mo	$1,400,000	$324	42
2233 W 14th St	0.61mi	10/10.0 (+1)	4,576 (+8%)	4mo	$1,580,000	$345	37
851-857 S New Hampshire Ave	0.55mi	8/8.0 (-1)	4,684 (+11%)	22mo	$1,550,000	$331	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.61×
• Total profit: $231,943
• Equity at exit: $201,289

10-year hold

• IRR: 22.2%
• Equity multiple: 2.64×
• Total profit: $618,305
• Equity at exit: $116,723

Cash invested: $378,000 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $21,797 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$1,502 /mo · $18,019/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,577
• Net cashflow: $8,076

Break-even live

Break-even rent $11,574

Max offer price $1,350,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	7	$21,798
Total (6 units)			$21,797

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Adams Blvd Los Angeles, CA	8.0	6.0	4700	$800	$0.17	43d	1	1.20mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$12,200	$5.58	1d	2	1.29mi
2803 Menlo Ave Los Angeles, CA	8.0	4.0	3094	$11,800	$3.81	5d	1	1.42mi
2335 Portland St Los Angeles, CA	10.0	4.5	3286	$9,995	$3.04	1d	1	1.44mi
2113 Oak St Unit 2113 Los Angeles, CA	9.0	8.0	2855	$8,995	$3.15	24d	1	1.46mi
731 Crenshaw Blvd Los Angeles, CA	8.0	5.0	3246	$8,600	$2.65	17d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $1,350,000 Active 42 DOM
2. 2026-06-17
   days on market $1,350,000 Active 41 DOM
3. 2026-06-16
   days on market $1,350,000 Active 40 DOM
4. 2026-06-15
   days on market $1,350,000 Active 39 DOM
5. 2026-06-13
   days on market $1,350,000 Active 37 DOM
6. 2026-06-09
   days on market $1,350,000 Active 33 DOM
7. 2026-06-08
   days on market $1,350,000 Active 32 DOM
8. 2026-06-07
   days on market $1,350,000 Active 31 DOM
9. 2026-06-04
   days on market $1,350,000 Active 28 DOM
10. 2026-06-03
    days on market $1,350,000 Active 27 DOM
11. 2026-06-02
    days on market $1,350,000 Active 26 DOM
12. 2026-06-01
    days on market $1,350,000 Active 25 DOM
13. 2026-05-31
    days on market $1,350,000 Active 24 DOM
14. 2026-05-07
    listed $1,350,000 Active 1151-char remark

    Show marketing remark (1151 chars)

    The well-maintained building and units at 1148 FEDORA ST ensure a rare investment opportunity, while 100% occupancy reflects the property's strong rental appeal. With six units currently leased well below market rates, there is significant value-add potential and substantial rental upside for investors looking to increase income and maximize returns. Located in one of the most desirable streets in the Olympic-Wilshire area and with a 91 Walkability Score, this building has enjoyed both low tenant turnover and high rental demand. Convenient to freeways, top-rated restaurants, shopping, public transportation, nightlife and more. Don't miss this rare opportunity to acquire a high-performing asset with long-term appreciation potential. Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the accuracy of all information through personal inspection and with appropriate professionals. The property may have video/surveillance device

15. 2026-03-03
    historical
16. 2026-02-03
    price $1,600,000
17. 2026-02-01
    listed $1,480,000 Active
18. 2017-10-10
    soldstatus $1,256,000
19. 2017-10-10
    soldstatus $1,256,000 Closed Sale
20. 2017-10-10
    soldstatus $1,256,000
21. 2017-09-22
    status Pending Sale
22. 2017-09-17
    listed $1,228,000 Active
23. 2017-09-16
    listed $1,228,000

ⓘ 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: $18,019 · $1,502/mo
• Projected year-2 tax: $18,019 · $1,502/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 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: $261,564
• − Mortgage interest: −$75,621
• − Property taxes: −$18,019
• − Insurance: −$6,750
• − Repairs & maintenance: −$20,925
• − Management: −$20,925
• − Depreciation: −$39,273
• Taxable income: $80,051
• Est. tax owed @ 24.0%: −$19,212
• After-tax cash flow: $77,700/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

+9.9% since first listed

10 events — show timeline

• 2026-05-07 Listed $1,350,000 CRMLS
• 2026-03-03 Listing Removed — CRMLS
• 2026-02-03 Price Changed $1,600,000 CRMLS
• 2026-02-01 Listed $1,480,000 CRMLS
• 2017-10-10 Sold (Public Records) $1,256,000 Public Records
• 2017-10-10 Sold (MLS) $1,256,000 CRMLS
• 2017-10-10 Sold (MLS) $1,256,000 SDMLS
• 2017-09-22 Pending — CRMLS
• 2017-09-17 Listed $1,228,000 CRMLS
• 2017-09-16 Listed $1,228,000 SDMLS

Property tax history

+14.2%/yr

Latest (2025): $18,019 · +1.2% YoY. Source: county tax records.