1570 E 110th St · Los Angeles, CA 90059

$849,999

20 bd · 25.0 ba · 2,052 sqft · MultiFamily · 58 Days on market

Built 1927 4,162 sqft lot $414/sqft · 18% above area Est $719k · 18% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 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

This well maintained 5 unit, mixed use property is the perfect entry level commercial investment. Featuring (4) One bedroom, one bathroom units (1) small retail unit and (2) oversized, fully-gated one car driveways. With one being at each end of the property. This property is uniquely located on a wide, corner lot, consisting of two detached buildings, making the retail unit and 4 residential units entirely separate. This offers both prime frontage for the retail unit along side a sense of privacy for the residential units. The retail unit was once a to-go, food business, then a snack stand and is currently used as storage. The commercial retail unit and (1) residential unit will be delivered vacant; offering access to immediate upside in rents. The Watts area is under rapid re-development including recent building of Freedom Plaza to compliment the rebuilding 100s of new units at the Jordan Downs Housing Complex. The nearby Nickerson Gardens and Imperial Courts are slated for similar development as well, furthering the economic activity in the area and providing much needed housing. Located just minutes away from Downtown Los Angeles with close proximity to 105, 110, 710 and 605 Freeways; making it ideal for transit to area employers and attractions. Contact me today to set up your showings or with any questions! With two units delivered vacant, you can easily achieve a near 8.5% cap rate and a 9.5 GRM to CASH FLOW! Additionally, the adjacent property at 11003 Compton Ave is listed for sale at the same time, offering the chance to assemble both properties. See MLS Listing #26665505 for more information.

Key facts

• Wide corner lot
• Prime frontage
• 4,162 sq ft lot

Tags

• FULLY GATED DRIVEWAYS
• WIDE CORNER LOT
• TWO DETACHED BUILDINGS
• PRIME FRONTAGE

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $371/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $824k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 53 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,785/mo this rent would consume 209% of the median local household income ($56k/yr) (locally 2085% 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 58 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $824,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $718,953
• List price: $849,999
• Delta: 18.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-19,379
• Equity at exit: $126,738

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $135,938
• 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 90059

• Active inventory: 53
• Price-to-rent: 36.2×

Monthly cashflow live

• Estimated rent: $9,785 medium
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,055
• Net cashflow: $1,856

Break-even live

Break-even rent $7,436

Max offer price $849,999

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$9,785
Total (5 units)			$9,785

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: —

Listing history 36 events

1. 2026-06-18
   days on market $849,999 Active 58 DOM
2. 2026-06-17
   days on market $849,999 Active 57 DOM
3. 2026-06-16
   days on market $849,999 Active 56 DOM
4. 2026-06-15
   days on market $849,999 Active 55 DOM
5. 2026-06-13
   days on market $849,999 Active 53 DOM
6. 2026-06-09
   days on market $849,999 Active 49 DOM
7. 2026-06-08
   days on market $849,999 Active 48 DOM
8. 2026-06-07
   days on market $849,999 Active 47 DOM
9. 2026-06-04
   days on market $849,999 Active 44 DOM
10. 2026-06-03
    days on market $849,999 Active 43 DOM
11. 2026-06-02
    days on market $849,999 Active 42 DOM
12. 2026-06-01
    days on market $849,999 Active 41 DOM
13. 2026-05-31
    days on market $849,999 Active 40 DOM
14. 2026-04-21
    listed $849,999 Active 1632-char remark

    Show marketing remark (1632 chars)

    This well maintained 5 unit, mixed use property is the perfect entry level commercial investment. Featuring (4) One bedroom, one bathroom units (1) small retail unit and (2) oversized, fully-gated one car driveways. With one being at each end of the property. This property is uniquely located on a wide, corner lot, consisting of two detached buildings, making the retail unit and 4 residential units entirely separate. This offers both prime frontage for the retail unit along side a sense of privacy for the residential units. The retail unit was once a to-go, food business, then a snack stand and is currently used as storage. The commercial retail unit and (1) residential unit will be delivered vacant; offering access to immediate upside in rents. The Watts area is under rapid re-development including recent building of Freedom Plaza to compliment the rebuilding 100s of new units at the Jordan Downs Housing Complex. The nearby Nickerson Gardens and Imperial Courts are slated for similar development as well, furthering the economic activity in the area and providing much needed housing. Located just minutes away from Downtown Los Angeles with close proximity to 105, 110, 710 and 605 Freeways; making it ideal for transit to area employers and attractions. Contact me today to set up your showings or with any questions! With two units delivered vacant, you can easily achieve a near 8.5% cap rate and a 9.5 GRM to CASH FLOW! Additionally, the adjacent property at 11003 Compton Ave is listed for sale at the same time, offering the chance to assemble both properties. See MLS Listing #26665505 for more information.

15. 2021-10-13
    soldstatus $805,000 Sold 932-char remark

    Show marketing remark (932 chars)

    We are pleased to offer this five unit offering, located in the City of Los Angeles. The unit mix consists of four 1+1 units and one large commercial unit. The commercial unit is currently vacant, and can be converted into an ADU and rented out for additional income. On-site parking includes two secure one-car driveways, with plenty of street parking available nearby. Recent property upgrades include a new roof (2018), updated aluminum windows throughout, new exterior lighting, new exterior paint, new exterior wrought iron, and new exterior building and unit numbers. Additionally, the four occupied 1+1 units have all been remodeled within the last two years, and the property is separately metered for gas & electricity. The property is located in a Qualified Opportunity Zone, the property is subject to City of Los Angeles Rent Stabilization Ordinance, and not subject to the Los Angeles Soft-Story Retrofit Program.

16. 2021-06-17
    historical Backup Offers Accepted 932-char remark

    Show marketing remark (932 chars)

    We are pleased to offer this five unit offering, located in the City of Los Angeles. The unit mix consists of four 1+1 units and one large commercial unit. The commercial unit is currently vacant, and can be converted into an ADU and rented out for additional income. On-site parking includes two secure one-car driveways, with plenty of street parking available nearby. Recent property upgrades include a new roof (2018), updated aluminum windows throughout, new exterior lighting, new exterior paint, new exterior wrought iron, and new exterior building and unit numbers. Additionally, the four occupied 1+1 units have all been remodeled within the last two years, and the property is separately metered for gas & electricity. The property is located in a Qualified Opportunity Zone, the property is subject to City of Los Angeles Rent Stabilization Ordinance, and not subject to the Los Angeles Soft-Story Retrofit Program.

17. 2021-01-29
    price $849,000 932-char remark

    Show marketing remark (932 chars)

    We are pleased to offer this five unit offering, located in the City of Los Angeles. The unit mix consists of four 1+1 units and one large commercial unit. The commercial unit is currently vacant, and can be converted into an ADU and rented out for additional income. On-site parking includes two secure one-car driveways, with plenty of street parking available nearby. Recent property upgrades include a new roof (2018), updated aluminum windows throughout, new exterior lighting, new exterior paint, new exterior wrought iron, and new exterior building and unit numbers. Additionally, the four occupied 1+1 units have all been remodeled within the last two years, and the property is separately metered for gas & electricity. The property is located in a Qualified Opportunity Zone, the property is subject to City of Los Angeles Rent Stabilization Ordinance, and not subject to the Los Angeles Soft-Story Retrofit Program.

18. 2021-01-18
    listed $895,000 Active 932-char remark

    Show marketing remark (932 chars)

    We are pleased to offer this five unit offering, located in the City of Los Angeles. The unit mix consists of four 1+1 units and one large commercial unit. The commercial unit is currently vacant, and can be converted into an ADU and rented out for additional income. On-site parking includes two secure one-car driveways, with plenty of street parking available nearby. Recent property upgrades include a new roof (2018), updated aluminum windows throughout, new exterior lighting, new exterior paint, new exterior wrought iron, and new exterior building and unit numbers. Additionally, the four occupied 1+1 units have all been remodeled within the last two years, and the property is separately metered for gas & electricity. The property is located in a Qualified Opportunity Zone, the property is subject to City of Los Angeles Rent Stabilization Ordinance, and not subject to the Los Angeles Soft-Story Retrofit Program.

19. 2019-03-21
    status Pending
20. 2019-03-20
    listed Active
21. 2018-09-07
    soldstatus $380,000
22. 2018-09-07
    soldstatus $380,000 Closed Sale
23. 2018-08-16
    status Pending Sale
24. 2018-08-10
    listed $399,900
25. 2018-08-10
    listed $399,900 Active
26. 2015-10-06
    historical
27. 2015-10-06
    soldstatus $370,000 Closed Sale
28. 2015-10-06
    soldstatus $370,000
29. 2015-07-06
    status Active
30. 2015-06-25
    historical Active Under Contract
31. 2015-06-25
    price $320,000
32. 2015-06-01
    status Active
33. 2015-05-30
    historical Active Under Contract
34. 2015-05-27
    status Pending Sale
35. 2015-05-11
    listed $360,000 Active
36. 2015-05-08
    listed $320,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $117,420
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,394
• − Management: −$9,394
• − Depreciation: −$24,727
• Taxable income: $9,292
• Est. tax owed @ 24.0%: −$2,230
• After-tax cash flow: $20,042/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): 37,511
• Household income: $56,152
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2085.0

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 25% Two or more races 19% Native American 1% White 1% Asian 1%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 28% · Canada, China
• Languages at home: 36% English-only · Spanish 63% Chinese 1%

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: ▼ -734.23%
• Current HPI: 496.7528
• 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

+165.6% since first listed

23 events — show timeline

• 2026-04-21 Listed $849,999 TheMLS
• 2021-10-13 Sold (MLS) $805,000 TheMLS
• 2021-06-17 Contingent — TheMLS
• 2021-01-29 Price Changed $849,000 TheMLS
• 2021-01-18 Listed $895,000 TheMLS
• 2019-03-21 Pending — TheMLS
• 2019-03-20 Listed — TheMLS
• 2018-09-07 Sold (MLS) $380,000 CRMLS
• 2018-09-07 Sold (MLS) $380,000 SDMLS
• 2018-08-16 Pending — CRMLS
• 2018-08-10 Listed $399,900 CRMLS
• 2018-08-10 Listed $399,900 SDMLS
• 2015-10-06 Listing Removed — CRMLS
• 2015-10-06 Sold (MLS) $370,000 SDMLS
• 2015-10-06 Sold (MLS) $370,000 CRMLS
• 2015-07-06 Relisted — CRMLS
• 2015-06-25 Contingent — CRMLS
• 2015-06-25 Price Changed $320,000 CRMLS
• 2015-06-01 Relisted — CRMLS
• 2015-05-30 Contingent — CRMLS
• 2015-05-27 Pending — CRMLS
• 2015-05-11 Listed $360,000 CRMLS
• 2015-05-08 Listed $320,000 SDMLS