12111 S Figueroa St · Los Angeles, CA 90061

$1,950,000

23 bd · 12.0 ba · 9,766 sqft · MultiFamily public records · 83 Days on market

Built 1960 10,355 sqft lot $200/sqft · 18% below area Est $2365k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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 (5+ Unit). Listing-text estimate: 12 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

James Allan Group is proud to present a 12 Unit Building in close proximity to the 110 Fwy and 105 Fwy Consisting of 11: 2BD l 1BA units and 1: 1BD l 1 BA unit, excellently maintained with great upside potential. Newer Roof, updated plumbing and sewer line, new landscaping and stucco. Several units completely remodeled. Extra storage/previous rental unit with potential to convert to ADU. Secured ample parking. Currently operated at 5.1 cap with upside pro forma of 12 cap rate at market rents. Over $250,000 in improvements to the property. Proforma potential $306,000 Gross Income with 12.16 CAP and GRM of 6.6. 9766 sq ft Building space and 11,326 Sq ft lot size . Subject to LA rent control.

Key facts

• Updated sewer line
• New stucco
• 12 unit building

Tags

• 12 UNIT BUILDING
• NEWER ROOF
• UPDATED PLUMBING
• UPDATED SEWER LINE
• NEW LANDSCAPING
• NEW STUCCO

What this means for you Summary

Snapshot

• This is a 11×2bd/1ba + 1×1bd/1ba units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $11k ($130k/yr) — positive. Per door: $900/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $1.95M).
• Recommended offer: $1.83M (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 36 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $29,105/mo this rent would consume 572% of the median local household income ($61k/yr) (locally 1975% 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 $13k of loan paydown is wiped out by about $58k 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 + 3.0% rent growth), your $546k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($1.83M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $710k; list at $1.95M implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $1,833,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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 1960 — 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: 1.49% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $2,364,606
• List price: $1,950,000
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.68×
• Total profit: $371,789
• Equity at exit: $290,751

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $1,208,389
• Equity at exit: $168,600

Cash invested: $546,000 (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 90061

• Active inventory: 36
• Price-to-rent: 66.4×

Monthly cashflow live

• Estimated rent: $29,105 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,150 /mo · $13,803/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,112
• Net cashflow: $10,804

Break-even live

Break-even rent $15,429

Max offer price $1,950,000

Occupancy floor 58%

Sensitivity live

Price	-10% $11,908	-5% $11,356	+0% $10,804	+5% $10,252	+10% $9,700
Rent	-10% $8,505	-5% $9,655	+0% $10,804	+5% $11,954	+10% $13,103
Rate	-1.0pp $11,786	-0.5pp $11,300	base $10,804	+0.5pp $10,299	+1.0pp $9,785

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

Units	Beds	Baths	Est. rent
▸ 11× units	2	1	$26,917
1× unit	1	1	$2,190
Total (12 units)			$29,105

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $1,950,000 Active 83 DOM
2. 2026-06-17
   days on market $1,950,000 Active 82 DOM
3. 2026-06-16
   days on market $1,950,000 Active 81 DOM
4. 2026-06-15
   days on market $1,950,000 Active 80 DOM
5. 2026-06-13
   days on market $1,950,000 Active 78 DOM
6. 2026-06-09
   days on market $1,950,000 Active 74 DOM
7. 2026-06-08
   days on market $1,950,000 Active 73 DOM
8. 2026-06-07
   days on market $1,950,000 Active 72 DOM
9. 2026-06-04
   days on market $1,950,000 Active 69 DOM
10. 2026-06-03
    days on market $1,950,000 Active 68 DOM
11. 2026-06-02
    days on market $1,950,000 Active 67 DOM
12. 2026-06-01
    days on market $1,950,000 Active 66 DOM
13. 2026-05-31
    days on market $1,950,000 Active 65 DOM
14. 2026-05-12
    price $1,950,000 701-char remark

    Show marketing remark (701 chars)

    James Allan Group is proud to present a 12 Unit Building in close proximity to the 110 Fwy and 105 Fwy Consisting of 11: 2BD l 1BA units and 1: 1BD l 1 BA unit, excellently maintained with great upside potential. Newer Roof, updated plumbing and sewer line, new landscaping and stucco. Several units completely remodeled. Extra storage/previous rental unit with potential to convert to ADU. Secured ample parking. Currently operated at 5.1 cap with upside pro forma of 12 cap rate at market rents. Over $250,000 in improvements to the property. Proforma potential $306,000 Gross Income with 12.16 CAP and GRM of 6.6. 9766 sq ft Building space and 11,326 Sq ft lot size . Subject to LA rent control.

15. 2026-03-27
    listed $1,995,000 Active 701-char remark

    Show marketing remark (701 chars)

    James Allan Group is proud to present a 12 Unit Building in close proximity to the 110 Fwy and 105 Fwy Consisting of 11: 2BD l 1BA units and 1: 1BD l 1 BA unit, excellently maintained with great upside potential. Newer Roof, updated plumbing and sewer line, new landscaping and stucco. Several units completely remodeled. Extra storage/previous rental unit with potential to convert to ADU. Secured ample parking. Currently operated at 5.1 cap with upside pro forma of 12 cap rate at market rents. Over $250,000 in improvements to the property. Proforma potential $306,000 Gross Income with 12.16 CAP and GRM of 6.6. 9766 sq ft Building space and 11,326 Sq ft lot size . Subject to LA rent control.

16. 2025-03-10
    price
17. 2025-02-05
    listed Active
18. 2012-04-02
    historical
19. 2012-03-30
    soldstatus $710,000 Closed
20. 2012-03-29
    soldstatus $710,000
21. 2012-02-14
    status Pending
22. 2012-02-09
    listed $749,000 Active
23. 2011-12-30
    historical Hold
24. 2011-12-28
    listed $725,000 Active
25. 1984-12-13
    soldstatus $375,000
26. 1981-10-01
    soldstatus $102,400

ⓘ 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: $13,803 · $1,150/mo
• Projected year-2 tax: $14,820 · $1,235/mo
• Expected delta: +$1,017/yr (+$85/mo · 7.4%)

ⓘ 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 4/10 Moderate 5 d/yr ≥87°F today · 17 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: $349,260
• − Mortgage interest: −$109,230
• − Property taxes: −$13,803
• − Insurance: −$9,750
• − Repairs & maintenance: −$27,941
• − Management: −$27,941
• − Depreciation: −$56,727
• Taxable income: $103,868
• Est. tax owed @ 24.0%: −$24,928
• After-tax cash flow: $104,722/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): 30,051
• Household income: $61,046
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1975.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 26% Two or more races 22% Native American 3% White 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 38% English-only · Spanish 61%

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: ▼ -528.07%
• Current HPI: 502.9923
• Rent YoY: —
• 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

+1804.3% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $1,950,000 TheMLS
• 2026-03-27 Listed $1,995,000 TheMLS
• 2025-03-10 Price Changed — TheMLS
• 2025-02-05 Listed — TheMLS
• 2012-04-02 Delisted — TheMLS
• 2012-03-30 Sold (MLS) $710,000 TheMLS
• 2012-03-29 Sold (Public Records) $710,000 Public Records
• 2012-02-14 Pending — TheMLS
• 2012-02-09 Listed $749,000 TheMLS
• 2011-12-30 Delisted — CRMLS
• 2011-12-28 Listed $725,000 CRMLS
• 1984-12-13 Sold (Public Records) $375,000 Public Records
• 1981-10-01 Sold (Public Records) $102,400 Public Records

Property tax history

+7.0%/yr

Latest (2025): $13,803 · +2.3% YoY. Source: county tax records.