12111 S Figueroa St · Los Angeles, CA 90061

$1,950,000

23 bd · 12.0 ba · 9,766 sqft · MultiFamily public records · 134 Days on market

Built 1960 Good condition 10,355 sqft lot $200/sqft · 18% below area Est $2.369M · 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 +9.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11k ($128k/yr) — positive. Per door: $887/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: $1.72M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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-, crime F, cost of living 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.
• Zoned schools: West Athens Elementary (577 students, 98% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: 50 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,409/mo per unit this rent would consume 47% of the median local household income ($61k/yr) — 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 134 days — a 12% lower offer ($1.72M) 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 $1,716,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 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: 1.48% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $2,368,796
• List price: $1,950,000
• Delta: -17.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13406 S Vermont Ave	0.97mi	24/12.0 (+1)	8,960 (-8%)	46mo	$2,264,000	$253	26
1048 Marine Ave	2.03mi	24/24.0 (+1)	10,584 (+8%)	27mo	$3,950,000	$373	11

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.66×
• Total profit: $361,723
• Equity at exit: $290,751

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $1,186,653
• 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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $2,425,000 ($307/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -21.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90061

• Active inventory: 50
• Price-to-rent: 66.9×

Monthly cashflow live

• Estimated rent: $28,905 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,150 /mo · $13,803/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,070
• Net cashflow: $10,646

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

Units	Beds	Baths	Est. rent
▸ 11× units	2	1	$26,719
1× unit	1	1	$2,185
Total (12 units)			$28,905

Break-even live

Break-even rent $15,429

Max offer price $1,950,000

Occupancy floor 58%

Sensitivity live

Price	-10% $11,750	-5% $11,198	+0% $10,646	+5% $10,094	+10% $9,542
Rent	-10% $8,363	-5% $9,504	+0% $10,646	+5% $11,788	+10% $12,930
Rate	-1.0pp $11,628	-0.5pp $11,142	base $10,646	+0.5pp $10,141	+1.0pp $9,627

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 W 120th St Unit 2 Los Angeles, CA	2.0	2.0	900	$2,300	$2.56	93d	1	0.22mi
11833 S Figueroa St Unit 19 Los Angeles, CA	1.0	1.0	—	$1,650	—	3d	1	0.23mi
446 W 126th St Unit 446 Los Angeles, CA	3.0	2.0	—	$1,200	—	93d	1	0.23mi
12633 S Figueroa St Los Angeles, CA	2.0	1.0	1250	$1,850	$1.48	23d	1	0.28mi
525 W 127th St Los Angeles, CA	2.0	1.5	900	$2,194	$2.44	67d	1	0.28mi
12078 S Broadway Los Angeles, CA	3.0	2.0	1400	$4,800	$3.43	68d	1	0.31mi
12722 S Figueroa St Unit 9a Los Angeles, CA	2.0	1.0	—	$2,250	—	30d	1	0.34mi
12722 S Figueroa St Unit 9a Los Angeles, CA	2.0	1.0	—	$2,250	—	31d	1	0.34mi
12722 S Figueroa St Unit 9 Los Angeles, CA	2.0	1.0	—	$2,250	—	57d	1	0.34mi
11645 S Figueroa St Unit 3 Los Angeles, CA	2.0	1.5	900	$2,400	$2.67	21d	1	0.39mi
11937 S Ainsworth St Unit 2 Los Angeles, CA	3.0	2.0	1300	$3,700	$2.85	1d	1	0.45mi
145 W 118th Pl Los Angeles, CA	1.0	1.0	600	$1,600	$2.67	60d	1	0.50mi
12423 Main St Los Angeles, CA	2.0	1.0	546	$2,295	$4.20	42d	1	0.53mi
11730 S Vermont Ave Unit 7 Los Angeles, CA	1.0	1.0	—	$1,700	—	93d	1	0.57mi
1029 W 122nd St Los Angeles, CA	2.0	1.0	985	$3,300	$3.35	93d	1	0.57mi
11425 S Figueroa St Los Angeles, CA	1.0	1.0	—	$1,375	—	7d	1	0.57mi
11425 S Figueroa St Los Angeles, CA	1.0	1.0	—	$1,375	—	21d	1	0.57mi
11425 S Figueroa St Los Angeles, CA	1.0	1.0	—	$1,375	—	19d	1	0.57mi
11818 Main St Unit 7 Los Angeles, CA	3.0	2.0	—	$2,295	—	42d	1	0.61mi
11818 Main St Apt 5 Los Angeles, CA	2.0	1.0	—	$2,000	—	21d	1	0.61mi
136 E 120th St Los Angeles, CA	2.0	1.0	—	$2,200	—	73d	1	0.61mi
611 W Imperial Hwy Los Angeles, CA	3.0	1.0	—	$2,995	—	73d	1	0.65mi
611 W Imperial Hwy Los Angeles, CA	3.0	1.0	—	$2,995	—	36d	1	0.65mi
11306 S Figueroa St Unit F Los Angeles, CA	3.0	2.0	—	$3,150	—	93d	1	0.66mi
11308 S Figueroa St Apt F Los Angeles, CA	3.0	2.0	—	$3,150	—	23d	1	0.67mi
13111 S Hoover St Gardena, CA	3.0	2.0	1304	$3,900	$2.99	41d	1	0.67mi
11226 S Figueroa St Unit 7 Los Angeles, CA	1.0	1.0	—	$1,895	—	43d	1	0.70mi
11226 S Figueroa St Unit 7a Los Angeles, CA	1.0	1.0	—	$1,895	—	31d	1	0.70mi
241 E 122nd St Unit A Los Angeles, CA	2.0	1.0	810	$3,099	$3.83	93d	1	0.71mi
227 E 120th St Unit 4 Los Angeles, CA	3.0	2.0	1600	$2,600	$1.62	1d	1	0.72mi
11630 Main St Los Angeles, CA	1.0	1.0	470	$2,348	$5.00	21d	13	0.72mi
1140 W 120th St Unit 8 Los Angeles, CA	2.0	1.0	585	$1,800	$3.08	67d	1	0.72mi
227 W Imperial Hwy Unit B Los Angeles, CA	1.0	1.0	500	$2,289	$4.58	93d	1	0.72mi
820 W Imperial Hwy Unit 3 Los Angeles, CA	3.0	1.5	900	$2,500	$2.78	93d	1	0.73mi
1060 W 117th St Los Angeles, CA	1.0	1.0	650	$1,900	$2.92	66d	1	0.74mi
11809 Berendo Ave Los Angeles, CA	2.0	1.0	—	$2,195	—	30d	1	0.75mi
11809 Berendo Ave Apt 4 Los Angeles, CA	2.0	1.0	—	$2,061	—	41d	1	0.75mi
1060 W 117th St Unit 01 Los Angeles, CA	1.0	1.0	—	$2,000	—	36d	1	0.75mi
1060 W 117th St Unit 11 Los Angeles, CA	2.0	1.0	—	$2,400	—	2d	1	0.75mi
1003 W 131st St Gardena, CA	2.0	1.0	—	$3,500	—	93d	1	0.78mi

Listing history 50 events

1. 2026-08-08
   days on market $1,950,000 Active 134 DOM
2. 2026-08-06
   days on market $1,950,000 Active 132 DOM
3. 2026-08-05
   days on market $1,950,000 Active 131 DOM
4. 2026-08-04
   days on market $1,950,000 Active 130 DOM
5. 2026-08-03
   days on market $1,950,000 Active 129 DOM
6. 2026-07-31
   days on market $1,950,000 Active 126 DOM
7. 2026-07-30
   days on market $1,950,000 Active 125 DOM
8. 2026-07-30
   days on market $1,950,000 Active 124 DOM
9. 2026-07-28
   days on market $1,950,000 Active 123 DOM
10. 2026-07-26
    days on market $1,950,000 Active 121 DOM
11. 2026-07-24
    days on market $1,950,000 Active 119 DOM
12. 2026-07-23
    days on market $1,950,000 Active 118 DOM
13. 2026-07-22
    days on market $1,950,000 Active 117 DOM
14. 2026-07-21
    days on market $1,950,000 Active 116 DOM
15. 2026-07-20
    days on market $1,950,000 Active 115 DOM
16. 2026-07-18
    days on market $1,950,000 Active 113 DOM
17. 2026-07-18
    days on market $1,950,000 Active 112 DOM
18. 2026-07-16
    days on market $1,950,000 Active 111 DOM
19. 2026-07-15
    days on market $1,950,000 Active 110 DOM
20. 2026-07-14
    days on market $1,950,000 Active 109 DOM
21. 2026-07-13
    days on market $1,950,000 Active 108 DOM
22. 2026-07-13
    days on market $1,950,000 Active 107 DOM
23. 2026-07-11
    days on market $1,950,000 Active 106 DOM
24. 2026-07-10
    days on market $1,950,000 Active 105 DOM
25. 2026-07-09
    days on market $1,950,000 Active 104 DOM
26. 2026-07-07
    days on market $1,950,000 Active 102 DOM
27. 2026-07-06
    days on market $1,950,000 Active 101 DOM
28. 2026-07-06
    days on market $1,950,000 Active 100 DOM
29. 2026-07-05
    days on market $1,950,000 Active 99 DOM
30. 2026-07-03
    days on market $1,950,000 Active 98 DOM
31. 2026-07-02
    days on market $1,950,000 Active 97 DOM
32. 2026-07-01
    days on market $1,950,000 Active 96 DOM
33. 2026-06-30
    days on market $1,950,000 Active 95 DOM
34. 2026-06-29
    days on market $1,950,000 Active 94 DOM
35. 2026-06-28
    days on market $1,950,000 Active 93 DOM
36. 2026-06-27
    days on market $1,950,000 Active 92 DOM
37. 2026-06-26
    days on market $1,950,000 Active 91 DOM
38. 2026-06-24
    days on market $1,950,000 Active 89 DOM
39. 2026-06-22
    days on market $1,950,000 Active 87 DOM
40. 2026-06-21
    days on market $1,950,000 Active 86 DOM
41. 2026-06-18
    days on market $1,950,000 Active 83 DOM
42. 2026-06-17
    days on market $1,950,000 Active 82 DOM
43. 2026-06-16
    days on market $1,950,000 Active 81 DOM
44. 2026-06-15
    days on market $1,950,000 Active 80 DOM
45. 2026-06-13
    days on market $1,950,000 Active 78 DOM
46. 2026-06-09
    days on market $1,950,000 Active 74 DOM
47. 2026-06-08
    days on market $1,950,000 Active 73 DOM
48. 2026-06-07
    days on market $1,950,000 Active 72 DOM
49. 2026-06-04
    days on market $1,950,000 Active 69 DOM
50. 2026-06-03
    days on market $1,950,000 Active 68 DOM

ⓘ 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: $346,860
• − Mortgage interest: −$109,230
• − Property taxes: −$13,803
• − Insurance: −$9,750
• − Repairs & maintenance: −$27,749
• − Management: −$27,749
• − Depreciation: −$56,727
• Taxable income: $101,852
• Est. tax owed @ 24.0%: −$24,444
• After-tax cash flow: $103,310/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $48,830–$146,490 screening

This multi-family property is in good condition with minimal repairs needed. Painting the exterior and improving landscaping would significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Signs of wear and tear on the roof, indicating potential structural issues.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary West Athens Elementary

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

C Composite livability gradescore 68/100

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 · 10,940,515 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: 14% of renters

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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%

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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%

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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

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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.