3441 Siskiyou St · Los Angeles, CA 90023

$430,000

2 bd · 1.0 ba · 854 sqft · MultiFamily public records · 6 Days on market

Built 1920 8,565 sqft lot Est $638k · 33% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• 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: 2 units. confirmed

Listing remarks

An exceptional redevelopment opportunity in a rapidly evolving Los Angeles neighborhood. This three-unit property offers significant upside for investors, builders, or developers seeking a value-add project. The site currently features one remaining structure, while the other two units have been fully deconstructed, leaving a primarily cleared footprint that provides flexibility for redesign and future construction. With an existing multi-unit zoning, the property is well suited for a new multi-family build, restoration, or custom investment project, allowing a buyer to reimagine the space from the ground up and maximize long-term rental income or resale potential. Conveniently located near

Key facts

• 8,565 sq ft lot
• Built 1920
• Listed 6 days

Property features AI

Finance

• Financial info: Rent control applies; Unit rents reported: two 1-bed units at $1,800 each and one 2-bed unit at $2,400; Total of 3 rental units; Building area reported as 2,010 (unit not displayed in interior/exterior sections)

Exterior

• Parking: Private driveway (concrete)
• Utilities: Public/District water connected; Sewer connected (sewer or septic unknown); Natural gas available; Electricity available; Standard electric service; Three separate electric meters; Three separate gas meters; One separate water meter
• Home design: Attached property with 3 units; Single-story (one story); Raised foundation (see remarks); Front-facing entry
• Construction: Composition/shingle roof; Property in need of major repairs (fixer)
• Exterior features: No pool; Front yard; Gentle slope; Block wall and wrought iron fencing; Gutters and curbs

Interior

• Kitchen: No specific appliances listed
• Bedrooms: Unit A: 1 bedroom; Unit B: 1 bedroom; Unit C: 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Front entry; One-level home
• Laundry & utility: Laundry available (see remarks)

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/?-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive. Per door: $213/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 $374k (12.9% below list).
• Recommended offer: $374k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 57 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,744/mo this rent would consume 76% of the median local household income ($59k/yr) (locally 2670% 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 $3k of loan paydown is wiped out by about $13k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,400 (12.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $637,938
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Spence St	0.46mi	2/2.0	904 (+6%)	18mo	$675,205	$747	50

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-52,980
• Equity at exit: $64,114

10-year hold

• IRR: -7.7%
• Equity multiple: 0.57×
• Total profit: $-51,739
• Equity at exit: $37,179

Cash invested: $120,400 (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 90023

• Rents YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,744 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $426

Break-even live

Break-even rent $3,205

Max offer price $430,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	—	$3,744
Total (2 units)			$3,744

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	7d	1	0.14mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	5d	1	0.14mi
3420 Percy St Unit 3 Los Angeles, CA	1.0	1.0	600	$1,750	$2.92	43d	1	0.16mi
3466 E 8th St Los Angeles, CA	3.0	1.0	1104	$3,150	$2.85	7d	1	0.42mi
1129 La Puerta St Los Angeles, CA	3.0	1.0	844	$3,600	$4.27	43d	1	0.60mi
3059 E 5th St Los Angeles, CA	1.0	1.0	530	$1,800	$3.40	43d	1	0.62mi
3824 Princeton St Los Angeles, CA	2.0	1.0	980	$2,380	$2.43	14d	1	0.67mi
2853 E 6th St Unit 2 Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	43d	1	0.69mi
2853 E 6th St Los Angeles, CA	2.0	1.0	552	$2,000	$3.62	44d	1	0.69mi
2855 1/2 E 6th St Los Angeles, CA	3.0	1.0	1000	$3,500	$3.50	43d	1	0.69mi
2752 Guirado St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	14d	1	0.77mi
607 Camulos St Los Angeles, CA	1.0	1.0	600	$1,600	$2.67	43d	1	0.78mi
1157 S Townsend Ave Los Angeles, CA	3.0	1.0	700	$2,775	$3.96	24d	1	0.79mi
2735 E 6th St Los Angeles, CA	1.0	1.0	520	$2,245	$4.31	3d	43	0.83mi
1149 Marietta St Los Angeles, CA	1.0	1.0	650	$2,100	$3.23	22d	1	0.84mi
2901 E Olympic Blvd Los Angeles, CA	2.0	1.0	565	$2,400	$4.25	43d	14	0.91mi
2901 E Olympic Blvd Los Angeles, CA	3.0	1.0	711	$2,400	$3.38	2d	11	0.91mi
460 S Mott St Los Angeles, CA	2.0	2.0	736	$3,500	$4.76	43d	1	0.93mi
652 S Mathews St Unit 2508 Los Angeles, CA	2.0	1.0	572	$2,900	$5.07	15d	1	0.98mi
132 N Ditman Ave Los Angeles, CA	3.0	2.0	1000	$2,875	$2.88	24d	1	0.99mi
2617 E 4th St Los Angeles, CA	1.0	1.0	527	$1,950	$3.70	43d	1	1.05mi
321 S Fickett St Unit 503 Los Angeles, CA	2.0	1.0	900	$2,495	$2.77	7d	1	1.11mi
1140 S Record Ave Los Angeles, CA	2.0	1.0	800	$2,700	$3.38	43d	1	1.11mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	10d	1	1.13mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	7d	1	1.13mi
1050 1/2 S Bonnie Beach Pl Los Angeles, CA	2.0	1.5	985	$2,562	$2.60	24d	1	1.16mi
220 N Saratoga St Los Angeles, CA	1.0	1.0	600	$1,800	$3.00	43d	1	1.18mi
456 S Breed St Unit 28 Los Angeles, CA	2.0	2.0	613	$2,650	$4.32	43d	1	1.21mi
456 S Breed St Los Angeles, CA	1.0	1.0	574	$1,775	$3.09	24d	3	1.22mi
456 S Breed St Apt 207 Los Angeles, CA	1.0	1.0	550	$1,925	$3.50	43d	1	1.22mi
924 S Sunol Dr Unit 1/2 Los Angeles, CA	3.0	2.0	1040	$3,000	$2.88	24d	1	1.23mi
116 S Mathews St Los Angeles, CA	1.0	1.0	700	$1,575	$2.25	43d	1	1.25mi
150 1/2 S Bonnie Beach Pl Los Angeles, CA	1.0	1.0	700	$1,800	$2.57	24d	1	1.27mi
201 S Soto St Unit 04 Los Angeles, CA	1.0	1.0	650	$1,850	$2.85	43d	1	1.29mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	4d	1	1.29mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	14d	1	1.29mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$2,195	$2.93	16d	1	1.29mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	5d	1	1.29mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	11d	1	1.29mi
2819 Folsom St Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	43d	1	1.36mi

Listing history 5 events

1. 2026-06-02
   days on market $430,000 Active 6 DOM
2. 2026-06-01
   days on market $430,000 Active 5 DOM
3. 2026-05-31
   days on market $430,000 Active 4 DOM
4. 2026-05-27
   listed $430,000 Active
5. 2026-05-27
   historical $430,000

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $3,268 · $272/mo
• Expected delta: +$2,098/yr (+$175/mo · 179.2%)

ⓘ 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 6/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,928
• − Mortgage interest: −$24,087
• − Property taxes: −$1,170
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,594
• − Management: −$3,594
• − Depreciation: −$12,509
• Taxable loss: −$2,177
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $5,635/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): 43,857
• Household income: $59,057
• Rent vs Own: 74.7% rent · 25.3% own
• Severe rent burden: 2670.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 17% Native American 2% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1%
• Foreign-born: 41% · Canada, Jamaica
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -702.74%
• Current HPI: 430.9762
• Rent YoY: ▲ 0.21%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $430,000 CRMLS
• 2026-05-27 Coming Soon $430,000 CRMLS

Property tax history

+2.6%/yr

Latest (2025): $1,170 · +4.2% YoY. Source: county tax records.