126 E 89th · Los Angeles, CA 90003

$899,999

8 bd · 4.0 ba · 3,204 sqft · MultiFamily public records · 118 Days on market

Built 1964 5,386 sqft lot $281/sqft · at area comps Est $875k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• ARV discount +6.2/15.0
• 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: 4 units. confirmed

Listing remarks MLS

Excellent investment opportunity in South Los Angeles! Rarely available quadruplex at 126 E 89th Street featuring four separate units – each with 2 bedrooms and 1 bathroom. Well-configured floorplans provide comfortable living space in each unit, with individual laundry hookups included. Plenty of on-site parking and strong long-term upside. Conveniently located near LAX, major freeways, and local amenities, this versatile property is ideal for owner-occupiers or investors looking to add quality rental units to their portfolio. Don’t miss this value-add opportunity in a desirable rental market! THREE UNITS CURRENTLY RENTED AND ONE UNIT VACANT !!!!!! OFFERING IMMEDIATE INCOME POTENTIAL

Key facts

• On-site parking
• Quadruplex
• 5,386 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• QUADRUPLEX
• INDIVIDUAL LAUNDRY HOOKUPS
• ON-SITE PARKING
• CONVENIENTLY LOCATED NEAR LAX
• DESIRABLE RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $504/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $900k).
• Recommended offer: $819k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,046/mo this rent would consume 215% 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 $6k of loan paydown is wiped out by about $27k 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 ($819k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y 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 $650k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $818,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1964 — 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. 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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $874,760
• List price: $899,999
• Delta: 2.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 W 94th St	0.35mi	8/4.0	3,300 (+3%)	16mo	$918,000	$278	66
213 E 87th Pl	0.23mi	8/4.0	2,723 (-15%)	1mo	$739,000	$271	63
201 E 87th Pl	0.22mi	7/6.0 (-1)	3,038 (-5%)	13mo	$725,500	$239	57
8870 S Figueroa St	0.54mi	8/4.0	2,821 (-12%)	11mo	$690,000	$245	45
229 E 85th St	0.42mi	9/3.0 (+1)	2,847 (-11%)	13mo	$985,000	$346	42
259 E 84th Pl	0.49mi	7/3.0 (-1)	2,805 (-12%)	9mo	$725,000	$258	40
241 W 84th St	0.62mi	8/4.0	2,880 (-10%)	18mo	$1,100,000	$382	40
108 W 84th St	0.54mi	9/5.0 (+1)	2,783 (-13%)	18mo	$915,000	$329	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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-45,955
• Equity at exit: $134,193

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $15,109
• Equity at exit: $77,815

Cash invested: $252,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 29.9×

Monthly cashflow live

• Estimated rent: $10,046 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$827 /mo · $9,925/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,110
• Net cashflow: $2,015

Break-even live

Break-even rent $7,496

Max offer price $899,999

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,044
Total (4 units)			$10,046

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $899,999 Active 118 DOM
2. 2026-06-17
   days on market $899,999 Active 117 DOM
3. 2026-06-16
   days on market $899,999 Active 116 DOM
4. 2026-06-15
   days on market $899,999 Active 115 DOM
5. 2026-06-13
   days on market $899,999 Active 113 DOM
6. 2026-06-09
   days on market $899,999 Active 109 DOM
7. 2026-06-08
   days on market $899,999 Active 108 DOM
8. 2026-06-07
   days on market $899,999 Active 107 DOM
9. 2026-06-04
   days on market $899,999 Active 104 DOM
10. 2026-06-03
    days on market $899,999 Active 103 DOM
11. 2026-06-02
    days on market $899,999 Active 102 DOM
12. 2026-06-01
    days on market $899,999 Active 101 DOM
13. 2026-05-31
    days on market $899,999 Active 100 DOM
14. 2026-02-20
    listed $899,999 Active 708-char remark

    Show marketing remark (708 chars)

    Excellent investment opportunity in South Los Angeles! Rarely available quadruplex at 126 E 89th Street featuring four separate units – each with 2 bedrooms and 1 bathroom. Well-configured floorplans provide comfortable living space in each unit, with individual laundry hookups included. Plenty of on-site parking and strong long-term upside. Conveniently located near LAX, major freeways, and local amenities, this versatile property is ideal for owner-occupiers or investors looking to add quality rental units to their portfolio. Don’t miss this value-add opportunity in a desirable rental market! THREE UNITS CURRENTLY RENTED AND ONE UNIT VACANT !!!!!! OFFERING IMMEDIATE INCOME POTENTIAL

15. 2025-11-30
    historical
16. 2025-11-19
    price $898,999
17. 2025-05-02
    price $899,999
18. 2024-12-20
    status Active
19. 2024-12-20
    price $949,999
20. 2024-11-27
    status Active
21. 2024-09-06
    price $875,000
22. 2024-05-29
    listed $999,999 Active
23. 2024-05-29
    historical
24. 2020-05-31
    historical
25. 2019-11-17
    listed $899,000 Active
26. 2006-03-31
    soldstatus $650,000
27. 2005-08-19
    soldstatus $550,000
28. 2004-10-05
    soldstatus $400,000
29. 2001-06-12
    soldstatus $304,000
30. 2001-06-01
    soldstatus $304,000
31. 2001-04-02
    listed $279,000
32. 2001-02-02
    soldstatus $200,000
33. 2001-02-02
    soldstatus $200,000
34. 2000-11-09
    listed $202,000
35. 1998-12-18
    soldstatus $307,000
36. 1998-02-28
    historical
37. 1997-08-04
    listed
38. 1985-11-15
    soldstatus $103,000
39. 1985-04-30
    soldstatus $75,000

ⓘ 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: $9,925 · $827/mo
• Projected year-2 tax: $9,925 · $827/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 5/10 Major 7 d/yr ≥88°F today · 20 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: $120,552
• − Mortgage interest: −$50,414
• − Property taxes: −$9,925
• − Insurance: −$4,500
• − Repairs & maintenance: −$9,644
• − Management: −$9,644
• − Depreciation: −$26,182
• Taxable income: $10,243
• Est. tax owed @ 24.0%: −$2,458
• After-tax cash flow: $21,716/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

+1100.0% since first listed

26 events — show timeline

• 2026-02-20 Listed $899,999 CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-11-19 Price Changed $898,999 CRMLS
• 2025-05-02 Price Changed $899,999 CRMLS
• 2024-12-20 Relisted — CRMLS
• 2024-12-20 Price Changed $949,999 CRMLS
• 2024-11-27 Relisted — CRMLS
• 2024-09-06 Price Changed $875,000 CRMLS
• 2024-05-29 Listed $999,999 CRMLS
• 2024-05-29 Coming Soon — CRMLS
• 2020-05-31 Listing Removed — CRMLS
• 2019-11-17 Listed $899,000 CRMLS
• 2006-03-31 Sold (Public Records) $650,000 Public Records
• 2005-08-19 Sold (Public Records) $550,000 Public Records
• 2004-10-05 Sold (Public Records) $400,000 Public Records
• 2001-06-12 Sold (MLS) $304,000 CRMLS
• 2001-06-01 Sold (Public Records) $304,000 Public Records
• 2001-04-02 Listed $279,000 CRMLS
• 2001-02-02 Sold (Public Records) $200,000 Public Records
• 2001-02-02 Sold (MLS) $200,000 CRMLS
• 2000-11-09 Listed $202,000 CRMLS
• 1998-12-18 Sold (Public Records) $307,000 Public Records
• 1998-02-28 Delisted — TheMLS
• 1997-08-04 Listed — TheMLS
• 1985-11-15 Sold (Public Records) $103,000 Public Records
• 1985-04-30 Sold (Public Records) $75,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $9,925 · +1.4% YoY. Source: county tax records.