625 E 50th St · Los Angeles, CA 90011

$850,000

4 bd · 4.0 ba · 2,976 sqft · MultiFamily public records · 128 Days on market

Built 1925 6,610 sqft lot $286/sqft · 16% above area Est $1048k · 19% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

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

We are pleased to present 625 E 50th Street, a value add 7-unit investment opportunity with approximately 99% rental upside in South Los Angeles, CA. The property is comprised of two detached structures totaling 4,242 SF with a unit mix of all (7) 1 bed / 1 Bath units. The property will be delivered fully occupied with a gross monthly income of $6,548, or $78,577 annually. The opportunity will yield a savvy investor with a low basis ($121,429 per unit) with huge upside potential (approx. 99%). 625 E 50th Street is centrally located just east of Avalon Boulevard , South Park Recreation Center, and the 110 freeway with easy access to Downtown LA, South Bay, USC, LAX, and SoFi Stadium. South Los Angeles has seen significant growth over the past several years due to its relative housing affordability and convenient proximity to Downtown Los Angeles, Sofi Stadium, USC, Culver City, and South Bay. Rents in South LA have grown significantly over the past few years with average 1-bedroom market rents reaching $1,800-$2,100 and HACLA vouchers currently at $2,289. With low vacancy rates, landlord-favored market conditions, and numerous employment options nearby, South LA is poised for significant long-term growth.

Key facts

• Proximity to usc
• Centrally located
• Proximity to lax

Tags

• 7 UNIT INVESTMENT OPPORTUNITY
• TWO DETACHED STRUCTURES
• CENTRALLY LOCATED
• EASY ACCESS TO DOWNTOWN LA
• PROXIMITY TO USC
• PROXIMITY TO LAX

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $353/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $748k (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 falling (-8.2%/yr); 126 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,205/mo this rent would consume 207% of the median local household income ($59k/yr) (locally 5930% 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 128 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $590k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $748,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1925 — 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: 1.20% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,048,466
• List price: $850,000
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
654 E 50th St	0.04mi	5/3.0 (+1)	2,599 (-13%)	19mo	$870,000	$335	52
146 E 45th St	0.59mi	4/3.0	2,724 (-8%)	3mo	$520,000	$191	52
456 E 43rd Pl	0.48mi	5/4.0 (+1)	2,640 (-11%)	3mo	$935,000	$354	51
4245 Wall St	0.72mi	5/4.5 (+1)	2,954 (-1%)	10mo	$810,000	$274	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-10,225
• Equity at exit: $126,738

10-year hold

• IRR: 5.1%
• Equity multiple: 1.33×
• Total profit: $78,163
• Equity at exit: $73,492

Cash invested: $238,000 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 48.6×

Monthly cashflow live

• Estimated rent: $10,205 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$778 /mo · $9,340/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,143
• Net cashflow: $2,472

Break-even live

Break-even rent $7,076

Max offer price $850,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,953	-5% $2,713	+0% $2,472	+5% $2,231	+10% $1,991
Rent	-10% $1,666	-5% $2,069	+0% $2,472	+5% $2,875	+10% $3,278
Rate	-1.0pp $2,900	-0.5pp $2,688	base $2,472	+0.5pp $2,252	+1.0pp $2,028

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$10,206
Total (7 units)			$10,205

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 56th St Los Angeles, CA	5.0	3.0	1993	$4,200	$2.11	44d	1	0.55mi
213 W 43rd St Los Angeles, CA	5.0	4.0	2302	$4,200	$1.82	4d	1	0.90mi
232 E Gage Ave Los Angeles, CA	5.0	5.5	2000	$4,500	$2.25	25d	1	1.15mi
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	44d	1	1.16mi
839 E 32nd St Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	16d	1	1.25mi
839 E 32nd St Unit 32(841) Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	25d	1	1.25mi
605 1/2 W 41st Pl Los Angeles, CA	4.0	4.5	1950	$3,900	$2.00	24d	1	1.35mi
715 W 58th St Los Angeles, CA	5.0	3.0	3500	$4,000	$1.14	25d	1	1.39mi
1635 E 33rd St Los Angeles, CA	5.0	4.0	3000	$750	$0.25	25d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $850,000 Active 128 DOM
2. 2026-06-17
   days on market $850,000 Active 127 DOM
3. 2026-06-16
   days on market $850,000 Active 126 DOM
4. 2026-06-15
   days on market $850,000 Active 125 DOM
5. 2026-06-13
   days on market $850,000 Active 123 DOM
6. 2026-06-09
   days on market $850,000 Active 119 DOM
7. 2026-06-08
   days on market $850,000 Active 118 DOM
8. 2026-06-07
   days on market $850,000 Active 117 DOM
9. 2026-06-04
   days on market $850,000 Active 114 DOM
10. 2026-06-03
    days on market $850,000 Active 113 DOM
11. 2026-06-02
    days on market $850,000 Active 112 DOM
12. 2026-06-01
    days on market $850,000 Active 111 DOM
13. 2026-05-31
    days on market $850,000 Active 110 DOM
14. 2026-02-10
    listed $850,000 Active 1224-char remark

    Show marketing remark (1224 chars)

    We are pleased to present 625 E 50th Street, a value add 7-unit investment opportunity with approximately 99% rental upside in South Los Angeles, CA. The property is comprised of two detached structures totaling 4,242 SF with a unit mix of all (7) 1 bed / 1 Bath units. The property will be delivered fully occupied with a gross monthly income of $6,548, or $78,577 annually. The opportunity will yield a savvy investor with a low basis ($121,429 per unit) with huge upside potential (approx. 99%). 625 E 50th Street is centrally located just east of Avalon Boulevard , South Park Recreation Center, and the 110 freeway with easy access to Downtown LA, South Bay, USC, LAX, and SoFi Stadium. South Los Angeles has seen significant growth over the past several years due to its relative housing affordability and convenient proximity to Downtown Los Angeles, Sofi Stadium, USC, Culver City, and South Bay. Rents in South LA have grown significantly over the past few years with average 1-bedroom market rents reaching $1,800-$2,100 and HACLA vouchers currently at $2,289. With low vacancy rates, landlord-favored market conditions, and numerous employment options nearby, South LA is poised for significant long-term growth.

15. 2015-08-11
    soldstatus $590,000
16. 2015-01-06
    soldstatus $450,000 Closed 758-char remark

    Show marketing remark (758 chars)

    We are pleased to offer for sale this seven unit multifamily investment opportunity located in the City of Los Angeles (subject torent control). The subject property was constructed in 1925 of wood frame/stucco on a raised foundation and is situated on a 6,621 squarefoot lot, which is secured with a chain link gate. The unit mix consists of one (1) Single and six (6) 1+1. Property upgrades include updatedaluminum windows. There are individual water heaters and each building is separately metered for gas and electricity. The subject property islocated South of Vernon Avenue, North of Slauson Avenue, East of Avalon Boulevard and West of McKinley Avenue. It is in close proximity toSouth Park, 49th Street Elementary, Maya Angelou Community High School.

17. 2015-01-02
    soldstatus $450,000
18. 2014-12-17
    status Pending 758-char remark

    Show marketing remark (758 chars)

    We are pleased to offer for sale this seven unit multifamily investment opportunity located in the City of Los Angeles (subject torent control). The subject property was constructed in 1925 of wood frame/stucco on a raised foundation and is situated on a 6,621 squarefoot lot, which is secured with a chain link gate. The unit mix consists of one (1) Single and six (6) 1+1. Property upgrades include updatedaluminum windows. There are individual water heaters and each building is separately metered for gas and electricity. The subject property islocated South of Vernon Avenue, North of Slauson Avenue, East of Avalon Boulevard and West of McKinley Avenue. It is in close proximity toSouth Park, 49th Street Elementary, Maya Angelou Community High School.

19. 2014-12-12
    listed $450,000 Active 758-char remark

    Show marketing remark (758 chars)

    We are pleased to offer for sale this seven unit multifamily investment opportunity located in the City of Los Angeles (subject torent control). The subject property was constructed in 1925 of wood frame/stucco on a raised foundation and is situated on a 6,621 squarefoot lot, which is secured with a chain link gate. The unit mix consists of one (1) Single and six (6) 1+1. Property upgrades include updatedaluminum windows. There are individual water heaters and each building is separately metered for gas and electricity. The subject property islocated South of Vernon Avenue, North of Slauson Avenue, East of Avalon Boulevard and West of McKinley Avenue. It is in close proximity toSouth Park, 49th Street Elementary, Maya Angelou Community High School.

20. 2014-12-12
    price

    Show marketing remark (758 chars)

    We are pleased to offer for sale this seven unit multifamily investment opportunity located in the City of Los Angeles (subject torent control). The subject property was constructed in 1925 of wood frame/stucco on a raised foundation and is situated on a 6,621 squarefoot lot, which is secured with a chain link gate. The unit mix consists of one (1) Single and six (6) 1+1. Property upgrades include updatedaluminum windows. There are individual water heaters and each building is separately metered for gas and electricity. The subject property islocated South of Vernon Avenue, North of Slauson Avenue, East of Avalon Boulevard and West of McKinley Avenue. It is in close proximity toSouth Park, 49th Street Elementary, Maya Angelou Community High School.

21. 2014-12-12
    historical Cancelled

    Show marketing remark (758 chars)

    We are pleased to offer for sale this seven unit multifamily investment opportunity located in the City of Los Angeles (subject torent control). The subject property was constructed in 1925 of wood frame/stucco on a raised foundation and is situated on a 6,621 squarefoot lot, which is secured with a chain link gate. The unit mix consists of one (1) Single and six (6) 1+1. Property upgrades include updatedaluminum windows. There are individual water heaters and each building is separately metered for gas and electricity. The subject property islocated South of Vernon Avenue, North of Slauson Avenue, East of Avalon Boulevard and West of McKinley Avenue. It is in close proximity toSouth Park, 49th Street Elementary, Maya Angelou Community High School.

22. 2014-09-29
    status Active
23. 2014-09-29
    price
24. 2014-09-02
    status Pending
25. 2014-08-19
    listed Active
26. 2012-08-07
    soldstatus $302,500
27. 1986-07-29
    soldstatus $138,000

ⓘ 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: $9,340 · $778/mo
• Projected year-2 tax: $9,340 · $778/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 7 d/yr ≥91°F today · 22 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: $122,460
• − Mortgage interest: −$47,613
• − Property taxes: −$9,340
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,797
• − Management: −$9,797
• − Depreciation: −$24,727
• Taxable income: $16,936
• Est. tax owed @ 24.0%: −$4,065
• After-tax cash flow: $25,599/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+515.9% since first listed

14 events — show timeline

• 2026-02-10 Listed $850,000 TheMLS
• 2015-08-11 Sold (Public Records) $590,000 Public Records
• 2015-01-06 Sold (MLS) $450,000 TheMLS
• 2015-01-02 Sold (Public Records) $450,000 Public Records
• 2014-12-17 Pending — TheMLS
• 2014-12-12 Listed $450,000 TheMLS
• 2014-12-12 Price Changed — TheMLS
• 2014-12-12 Delisted — TheMLS
• 2014-09-29 Relisted — TheMLS
• 2014-09-29 Price Changed — TheMLS
• 2014-09-02 Pending — TheMLS
• 2014-08-19 Listed — TheMLS
• 2012-08-07 Sold (Public Records) $302,500 Public Records
• 1986-07-29 Sold (Public Records) $138,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $9,340 · +1.4% YoY. Source: county tax records.