8504 S San Pedro St · Los Angeles, CA 90003

$875,000

8 bd · 6.0 ba · 3,213 sqft · MultiFamily public records · 242 Days on market

Built 1949 5,849 sqft lot $272/sqft · at area comps Est $858k · 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• ARV discount +6.6/15.0
• 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

THIS 4-UNIT APARTMENT BUILDING, SITUATED SOUTH OF DOWNTOWN LOS ANGELES, PRESENTS AN IDEAL OPPORTUNITY FOR FIRST-TIME INVESTORS OR A VALUABLE ADDITION TO AN EXISTING INVESTMENT PORTFOLIO. THE PROPERTY COMPRISES TWO 3-BEDROOM, 2-BATHROOM UNITS AND TWO 1-BEDROOM, 1-BATHROOM UNITS. SUBJECT TO RENT CONTROL, IT FEATURES SEPARATELY METERED GAS AND ELECTRICITY, WITH EACH UNIT EQUIPPED WITH ITS OWN WATER HEATER. IMPECCABLY MAINTAINED BY THE CURRENT OWNER, THE BUILDING IS 100% OCCUPIED, ENSURING CONSISTENT CASH FLOW AND MINIMAL MAINTENANCE COSTS. THE ROOF AND COPPER PLUMBING WERE UPGRADED IN 2009, AND SEVERAL UNITS HAVE BEEN THOUGHTFULLY RENOVATED, INCLUDING KITCHEN AND BATHROOM UPDATES. PERFECTLY POSITIONED NEAR THE UNIVERSITY OF SOUTHERN CALIFORNIA AND DOWNTOWN LOS ANGELES, THIS PROPERTY IS PRICED TO SELLOFFERING A REMARKABLE VALUE, PARTICULARLY WHEN COMPARED TO MOST 1-BEDROOM CONDOS IN DOWNTOWN LA. SET IN A BURGEONING NEIGHBORHOOD WITH CONSIDERABLE RENTAL UPSIDE, IT PROVIDES IMMEDIATE INCOME POTENTIAL WHILE OFFERING FUTURE GROWTH OPPORTUNITIES. WITH EASY ACCESS TO PUBLIC TRANSPORTATION, LOCAL RETAIL, AND PROXIMITY TO THE 110 FREEWAY, BETWEEN THE 105 AND 10 FREEWAYS, THIS PROPERTY REPRESENTS AN OUTSTANDING INVESTMENT IN A PRIME LOCATION. ACTUAL RENT FOR THE 4 UNITS IS AS FOLLOWS: 8504 SAN PEDRO - $875, 8504 1/2 SAN PEDRO - $1,200, 8506 SAN PEDRO - $1,735, AND 8506 1/2 SAN PEDRO - $1,478.

Key facts

• Copper plumbing
• Own water heater
• Upgraded roof

Tags

• 4 UNIT APARTMENT BUILDING
• OWN WATER HEATER
• UPGRADED ROOF
• COPPER PLUMBING
• KITCHEN AND BATHROOM UPDATES
• PROXIMITY TO 110 FREEWAY

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $639/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $875k).
• Recommended offer: $770k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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-, 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 $10,313/mo this rent would consume 221% 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 $26k 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 242 days — a 12% lower offer ($770k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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 $479k; list at $875k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $770,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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 1949 — 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: 1.18% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $857,558
• List price: $875,000
• Delta: 2.03%
• 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
201 E 87th Pl	0.22mi	7/6.0 (-1)	3,038 (-5%)	13mo	$725,500	$239	65
259 E 84th Pl	0.10mi	7/3.0 (-1)	2,805 (-13%)	9mo	$725,000	$258	50
743 E 84th St	0.47mi	9/5.0 (+1)	3,360 (+5%)	14mo	$988,000	$294	50
229 E 85th St	0.10mi	9/3.0 (+1)	2,847 (-11%)	13mo	$985,000	$346	48
838 E 80th St	0.68mi	8/6.0	3,124 (-3%)	19mo	$1,100,000	$352	48
426 E 79th St	0.47mi	8/4.0	2,848 (-11%)	7mo	$890,000	$313	45
108 W 84th St	0.34mi	9/5.0 (+1)	2,783 (-13%)	18mo	$915,000	$329	38
241 W 84th St	0.51mi	8/4.0	2,880 (-10%)	18mo	$1,100,000	$382	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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-8,379
• Equity at exit: $130,465

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $88,793
• Equity at exit: $75,654

Cash invested: $245,000 (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: 28.3×

Monthly cashflow live

• Estimated rent: $10,313 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$640 /mo · $7,679/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,166
• Net cashflow: $2,554

Break-even live

Break-even rent $7,080

Max offer price $875,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$10,312
Total (4 units)			$10,313

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $875,000 Active 242 DOM
2. 2026-06-17
   days on market $875,000 Active 241 DOM
3. 2026-06-16
   days on market $875,000 Active 240 DOM
4. 2026-06-15
   days on market $875,000 Active 239 DOM
5. 2026-06-13
   days on market $875,000 Active 237 DOM
6. 2026-06-09
   days on market $875,000 Active 233 DOM
7. 2026-06-08
   days on market $875,000 Active 232 DOM
8. 2026-06-07
   days on market $875,000 Active 231 DOM
9. 2026-06-04
   days on market $875,000 Active 228 DOM
10. 2026-06-03
    days on market $875,000 Active 227 DOM
11. 2026-06-02
    days on market $875,000 Active 226 DOM
12. 2026-06-01
    days on market $875,000 Active 225 DOM
13. 2026-05-31
    days on market $875,000 Active 224 DOM
14. 2026-01-05
    status Active 1402-char remark

    Show marketing remark (1402 chars)

    THIS 4-UNIT APARTMENT BUILDING, SITUATED SOUTH OF DOWNTOWN LOS ANGELES, PRESENTS AN IDEAL OPPORTUNITY FOR FIRST-TIME INVESTORS OR A VALUABLE ADDITION TO AN EXISTING INVESTMENT PORTFOLIO. THE PROPERTY COMPRISES TWO 3-BEDROOM, 2-BATHROOM UNITS AND TWO 1-BEDROOM, 1-BATHROOM UNITS. SUBJECT TO RENT CONTROL, IT FEATURES SEPARATELY METERED GAS AND ELECTRICITY, WITH EACH UNIT EQUIPPED WITH ITS OWN WATER HEATER. IMPECCABLY MAINTAINED BY THE CURRENT OWNER, THE BUILDING IS 100% OCCUPIED, ENSURING CONSISTENT CASH FLOW AND MINIMAL MAINTENANCE COSTS. THE ROOF AND COPPER PLUMBING WERE UPGRADED IN 2009, AND SEVERAL UNITS HAVE BEEN THOUGHTFULLY RENOVATED, INCLUDING KITCHEN AND BATHROOM UPDATES. PERFECTLY POSITIONED NEAR THE UNIVERSITY OF SOUTHERN CALIFORNIA AND DOWNTOWN LOS ANGELES, THIS PROPERTY IS PRICED TO SELLOFFERING A REMARKABLE VALUE, PARTICULARLY WHEN COMPARED TO MOST 1-BEDROOM CONDOS IN DOWNTOWN LA. SET IN A BURGEONING NEIGHBORHOOD WITH CONSIDERABLE RENTAL UPSIDE, IT PROVIDES IMMEDIATE INCOME POTENTIAL WHILE OFFERING FUTURE GROWTH OPPORTUNITIES. WITH EASY ACCESS TO PUBLIC TRANSPORTATION, LOCAL RETAIL, AND PROXIMITY TO THE 110 FREEWAY, BETWEEN THE 105 AND 10 FREEWAYS, THIS PROPERTY REPRESENTS AN OUTSTANDING INVESTMENT IN A PRIME LOCATION. ACTUAL RENT FOR THE 4 UNITS IS AS FOLLOWS: 8504 SAN PEDRO - $875, 8504 1/2 SAN PEDRO - $1,200, 8506 SAN PEDRO - $1,735, AND 8506 1/2 SAN PEDRO - $1,478.

15. 2025-10-14
    listed $875,000 Active 1402-char remark

    Show marketing remark (1402 chars)

    THIS 4-UNIT APARTMENT BUILDING, SITUATED SOUTH OF DOWNTOWN LOS ANGELES, PRESENTS AN IDEAL OPPORTUNITY FOR FIRST-TIME INVESTORS OR A VALUABLE ADDITION TO AN EXISTING INVESTMENT PORTFOLIO. THE PROPERTY COMPRISES TWO 3-BEDROOM, 2-BATHROOM UNITS AND TWO 1-BEDROOM, 1-BATHROOM UNITS. SUBJECT TO RENT CONTROL, IT FEATURES SEPARATELY METERED GAS AND ELECTRICITY, WITH EACH UNIT EQUIPPED WITH ITS OWN WATER HEATER. IMPECCABLY MAINTAINED BY THE CURRENT OWNER, THE BUILDING IS 100% OCCUPIED, ENSURING CONSISTENT CASH FLOW AND MINIMAL MAINTENANCE COSTS. THE ROOF AND COPPER PLUMBING WERE UPGRADED IN 2009, AND SEVERAL UNITS HAVE BEEN THOUGHTFULLY RENOVATED, INCLUDING KITCHEN AND BATHROOM UPDATES. PERFECTLY POSITIONED NEAR THE UNIVERSITY OF SOUTHERN CALIFORNIA AND DOWNTOWN LOS ANGELES, THIS PROPERTY IS PRICED TO SELLOFFERING A REMARKABLE VALUE, PARTICULARLY WHEN COMPARED TO MOST 1-BEDROOM CONDOS IN DOWNTOWN LA. SET IN A BURGEONING NEIGHBORHOOD WITH CONSIDERABLE RENTAL UPSIDE, IT PROVIDES IMMEDIATE INCOME POTENTIAL WHILE OFFERING FUTURE GROWTH OPPORTUNITIES. WITH EASY ACCESS TO PUBLIC TRANSPORTATION, LOCAL RETAIL, AND PROXIMITY TO THE 110 FREEWAY, BETWEEN THE 105 AND 10 FREEWAYS, THIS PROPERTY REPRESENTS AN OUTSTANDING INVESTMENT IN A PRIME LOCATION. ACTUAL RENT FOR THE 4 UNITS IS AS FOLLOWS: 8504 SAN PEDRO - $875, 8504 1/2 SAN PEDRO - $1,200, 8506 SAN PEDRO - $1,735, AND 8506 1/2 SAN PEDRO - $1,478.

16. 2025-03-14
    listed Active
17. 2015-07-07
    soldstatus $479,000
18. 2015-07-07
    soldstatus $479,000 Closed Sale
19. 2015-07-07
    soldstatus $479,000
20. 2015-05-15
    status Pending Sale
21. 2015-04-08
    price $483,000
22. 2015-02-23
    listed $495,000 Active
23. 2015-02-23
    listed $483,000
24. 2008-01-11
    soldstatus $475,000
25. 2007-12-18
    historical
26. 2007-11-06
    historical
27. 2007-10-18
    historical
28. 2007-10-05
    listed $532,000
29. 2007-10-03
    listed $475,000
30. 2007-10-01
    historical
31. 2007-09-05
    listed $532,000
32. 2006-12-08
    listed
33. 2005-12-30
    soldstatus $570,000
34. 2005-12-30
    soldstatus $570,000
35. 2005-09-01
    listed $579,000
36. 2004-11-30
    soldstatus $420,000
37. 2004-11-05
    soldstatus $420,000
38. 2004-09-04
    listed $415,000
39. 2000-06-29
    soldstatus $252,000
40. 1999-10-01
    soldstatus $97,500
41. 1996-02-29
    soldstatus $205,000

ⓘ 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: $7,679 · $640/mo
• Projected year-2 tax: $7,679 · $640/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 6 d/yr ≥88°F today · 19 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: $123,756
• − Mortgage interest: −$49,014
• − Property taxes: −$7,679
• − Insurance: −$4,375
• − Repairs & maintenance: −$9,900
• − Management: −$9,900
• − Depreciation: −$25,455
• Taxable income: $17,433
• Est. tax owed @ 24.0%: −$4,184
• After-tax cash flow: $26,467/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

+326.8% since first listed

28 events — show timeline

• 2026-01-05 Relisted — TheMLS
• 2025-10-14 Listed $875,000 TheMLS
• 2025-03-14 Listed — TheMLS
• 2015-07-07 Sold (Public Records) $479,000 Public Records
• 2015-07-07 Sold (MLS) $479,000 CRMLS
• 2015-07-07 Sold (MLS) $479,000 SDMLS
• 2015-05-15 Pending — CRMLS
• 2015-04-08 Price Changed $483,000 CRMLS
• 2015-02-23 Listed $495,000 CRMLS
• 2015-02-23 Listed $483,000 SDMLS
• 2008-01-11 Sold (MLS) $475,000 TheMLS
• 2007-12-18 Delisted — TheMLS
• 2007-11-06 Listing Removed — CRMLS
• 2007-10-18 Delisted — TheMLS
• 2007-10-05 Listed $532,000 CRMLS
• 2007-10-03 Listed $475,000 TheMLS
• 2007-10-01 Listing Removed — CRMLS
• 2007-09-05 Listed $532,000 CRMLS
• 2006-12-08 Listed — TheMLS
• 2005-12-30 Sold (Public Records) $570,000 Public Records
• 2005-12-30 Sold (MLS) $570,000 CRMLS
• 2005-09-01 Listed $579,000 CRMLS
• 2004-11-30 Sold (Public Records) $420,000 Public Records
• 2004-11-05 Sold (MLS) $420,000 CRMLS
• 2004-09-04 Listed $415,000 CRMLS
• 2000-06-29 Sold (Public Records) $252,000 Public Records
• 1999-10-01 Sold (Public Records) $97,500 Public Records
• 1996-02-29 Sold (Public Records) $205,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $7,679 · +1.2% YoY. Source: county tax records.