5667 Franklin Ave · Los Angeles, CA 90028

$1,615,000

5 bd · 7.0 ba · 5,105 sqft · MultiFamily public records · 167 Days on market

Built 1919 6,021 sqft lot $316/sqft · 16% below area Est $1913k · 16% 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 +17.4/30.0
• ARV discount +14.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

$50,000 Price Reduction!!!!Great Opportunity to add a 7 unit in Franklin Park to ones portfolio. Unit Mix is 6 -1 Bedroom 1 Bathroom and 1 -3 Bedroom 2 Bathroom casita in the back. Many systems have been updated. Most units have been remodeled. Professionally managed. Near Franklin Boutique stores, Griffith Observatory, 101 and 5 FWY and all of Hollywood sightseeing. Please call listing agent with any questions. Please do not disturb tenants.

Key facts

• Updated systems
• 1 bedroom 1 bathroom
• Remodeled units

Tags

• 1 BEDROOM 1 BATHROOM
• 3 BEDROOM 2 BATHROOM
• UPDATED SYSTEMS
• REMODELED UNITS
• PROFESSIONALLY MANAGED
• NEAR FRANKLIN BOUTIQUE STORES

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 1×2bd/1ba units multifamily listed at $1.61M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.57M (2.6% below list).
• Recommended offer: $1.42M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 71 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,725/mo this rent would consume 308% of the median local household income ($61k/yr) (locally 6069% 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 $48k 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 167 days — a 12% lower offer ($1.42M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,421,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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 1919 — 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $1,912,999
• List price: $1,615,000
• Delta: -15.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5727 Carlton Way	0.35mi	6/6.0 (+1)	4,426 (-13%)	20mo	$1,300,000	$294	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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-226,924
• Equity at exit: $240,802

10-year hold

• IRR: -11.1%
• Equity multiple: 0.42×
• Total profit: $-264,164
• Equity at exit: $139,636

Cash invested: $452,200 (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 90028

• Home prices YoY: -1.3%
• Rents YoY: 0.2%
• Active inventory: 71
• Price-to-rent: 61.2×

Monthly cashflow live

• Estimated rent: $15,725 high
• Mortgage (P&I): −$8,469
• Tax from tax record: −$2,060 /mo · $24,716/yr
• Insurance: −$673
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,302
• Net cashflow: $1,221

Break-even live

Break-even rent $14,180

Max offer price $1,615,000

Occupancy floor 87%

Sensitivity live

Price	-10% $2,135	-5% $1,678	+0% $1,221	+5% $764	+10% $307
Rent	-10% $-21	-5% $600	+0% $1,221	+5% $1,842	+10% $2,463
Rate	-1.0pp $2,034	-0.5pp $1,632	base $1,221	+0.5pp $802	+1.0pp $377

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$13,206
1× unit	2	1	$2,521
Total (7 units)			$15,725

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: $403,750
• Closing costs: $48,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 Taft Ave Los Angeles, CA	6.0	4.0	3600	$10,250	$2.85	19d	1	0.08mi
2069 N Gramercy Pl Los Angeles, CA	5.0	6.0	5110	$30,000	$5.87	45d	1	0.13mi
5500 Red Oak Dr Los Angeles, CA	4.0	5.0	5100	$22,500	$4.41	0d	1	0.50mi
5238 Los Encantos Way Los Angeles, CA	6.0	4.0	3604	$17,000	$4.72	9d	1	0.60mi
5115 Los Feliz Blvd Los Angeles, CA	4.0	4.5	3912	$22,500	$5.75	5d	1	0.72mi
2275 Vasanta Way Los Angeles, CA	4.0	3.5	3610	$10,990	$3.04	25d	1	0.74mi
2172 Argyle Ave Los Angeles, CA	5.0	6.0	4106	$12,500	$3.04	25d	1	0.75mi
6181 Temple Hill Dr Los Angeles, CA	5.0	6.0	5700	$25,000	$4.39	9d	1	0.78mi
6339 Grape Pl Los Angeles, CA	6.0	6.5	4600	$10,500	$2.28	45d	1	1.00mi
1949 N Catalina St Los Angeles, CA	6.0	5.0	3881	$13,300	$3.43	45d	1	1.01mi
2856 Glendower Ave Los Angeles, CA	6.0	6.0	4866	$19,500	$4.01	0d	1	1.12mi
6422 Weidlake Dr Los Angeles, CA	5.0	3.5	4529	$13,500	$2.98	0d	1	1.14mi
6459 Rodgerton Dr Los Angeles, CA	4.0	6.0	3500	$18,500	$5.29	0d	1	1.34mi

Listing history 20 events

1. 2026-06-21
   days on market $1,615,000 Active 167 DOM
2. 2026-06-18
   days on market $1,615,000 Active 164 DOM
3. 2026-06-17
   days on market $1,615,000 Active 163 DOM
4. 2026-06-16
   days on market $1,615,000 Active 162 DOM
5. 2026-06-15
   days on market $1,615,000 Active 161 DOM
6. 2026-06-13
   days on market $1,615,000 Active 159 DOM
7. 2026-06-09
   days on market $1,615,000 Active 155 DOM
8. 2026-06-08
   days on market $1,615,000 Active 154 DOM
9. 2026-06-07
   days on market $1,615,000 Active 153 DOM
10. 2026-06-04
    days on market $1,615,000 Active 150 DOM
11. 2026-06-03
    days on market $1,615,000 Active 149 DOM
12. 2026-06-02
    days on market $1,615,000 Active 148 DOM
13. 2026-06-01
    days on market $1,615,000 Active 147 DOM
14. 2026-05-31
    days on market $1,615,000 Active 146 DOM
15. 2026-03-25
    price $1,625,000 448-char remark

    Show marketing remark (448 chars)

    $50,000 Price Reduction!!!!Great Opportunity to add a 7 unit in Franklin Park to ones portfolio. Unit Mix is 6 -1 Bedroom 1 Bathroom and 1 -3 Bedroom 2 Bathroom casita in the back. Many systems have been updated. Most units have been remodeled. Professionally managed. Near Franklin Boutique stores, Griffith Observatory, 101 and 5 FWY and all of Hollywood sightseeing. Please call listing agent with any questions. Please do not disturb tenants.

16. 2026-01-05
    listed $1,675,000 Active 448-char remark

    Show marketing remark (448 chars)

    $50,000 Price Reduction!!!!Great Opportunity to add a 7 unit in Franklin Park to ones portfolio. Unit Mix is 6 -1 Bedroom 1 Bathroom and 1 -3 Bedroom 2 Bathroom casita in the back. Many systems have been updated. Most units have been remodeled. Professionally managed. Near Franklin Boutique stores, Griffith Observatory, 101 and 5 FWY and all of Hollywood sightseeing. Please call listing agent with any questions. Please do not disturb tenants.

17. 2019-02-22
    soldstatus $1,775,000
18. 1987-12-29
    soldstatus $325,000
19. 1987-12-29
    soldstatus $325,000
20. 1985-07-19
    soldstatus $220,000

ⓘ 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: $24,716 · $2,060/mo
• Projected year-2 tax: $24,716 · $2,060/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 5/10 Major
• 🌡 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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $188,700
• − Mortgage interest: −$90,465
• − Property taxes: −$24,716
• − Insurance: −$8,075
• − Repairs & maintenance: −$15,096
• − Management: −$15,096
• − Depreciation: −$46,982
• Taxable loss: −$11,730
• Est. tax savings @ 24.0%: +$2,815
• After-tax cash flow: $17,466/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): 32,883
• Household income: $61,349
• Rent vs Own: 96.6% rent · 3.4% own
• Severe rent burden: 6069.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 30% Asian 13% Two or more races 12% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Italian 2% Lithuanian 2%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 50% English-only · Spanish 25% Other Indo-European 8% Russian/Polish/Slavic 5%

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: ▼ -4.41%
• Current HPI: 335.151
• Rent YoY: ▲ 0.19%
• 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

+638.6% since first listed

6 events — show timeline

• 2026-03-25 Price Changed $1,625,000 TheMLS
• 2026-01-05 Listed $1,675,000 TheMLS
• 2019-02-22 Sold (Public Records) $1,775,000 Public Records
• 1987-12-29 Sold (Public Records) $325,000 Public Records
• 1987-12-29 Sold (Public Records) $325,000 Public Records
• 1985-07-19 Sold (Public Records) $220,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $24,716 · +1.2% YoY. Source: county tax records.