101 S Marianna Ave · East Los Angeles, CA 90063

$800,000

6 bd · 4.0 ba · 2,352 sqft · MultiFamily public records · 1 Days on market

Built 1967 4,287 sqft lot Est $913k · 12% 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 +20.5/30.0
• ARV discount +13.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

101 S Marianna Ave presents a well-located triplex in unincorporated East Los Angeles. The property features an attractive and functional unit mix consisting of (1) 2-bedroom, 1.5-bath townhome-style unit and (2) 2-bedroom, 1-bath units. The property offers strong tenant appeal with in-unit washer and dryer in all units, designated parking, and ample on-site parking, including a covered carport for 5 cars plus additional uncovered parking for up to 3 cars. The landlord pays for water, while tenants pay all other utilities. Recent improvements include a new roof and fascia (2021), newer windows, fresh exterior paint, remodeled bathrooms, copper plumbing in the bathrooms of Units 103 and 105,

Key facts

• Covered carport
• Newer windows
• Designated parking

Tags

• IN-UNIT WASHER AND DRYER
• DESIGNATED PARKING
• AMPLE ON-SITE PARKING
• COVERED CARPORT
• NEW ROOF
• NEWER WINDOWS

Property features AI

Finance

• Financial info: Property contains 3 total units (all leased); Gross scheduled income reported as $60,600; Gross operating income reported as $58,782; Net operating income reported as $42,784; Total operating expenses reported as $15,998 (includes insurance, water/sewer, trash, pest control); Vacancy allowance rate reported as 3%; Individual unit rents reported: $1,300, $1,750, and $2,000
• HOA & community: Rent control applies; Community features include sidewalks

Exterior

• Parking: Assigned parking; Total of 8 parking spaces; 5 carport spaces; 3 uncovered spaces
• Utilities: Public sewer; District/public water; Three separate gas meters; Three separate electric meters; One separate water meter
• Home design: Community apartment (multi-unit); Single building with 2 stories; No common walls between units; No ADU reported
• Construction: Year built reported from public records
• Exterior features: No pool; Paved lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Three 2-bedroom units (each unit reported as 2 beds)
• Bathrooms: Two units with 1 full bath; One unit with 1 full bath and 1 half bath
• Interior features: Ground-level entry
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.2-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $351/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 $740k (7.5% below list).
• Recommended offer: $740k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: employment C-, health & safety 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.
• Zoned schools: Marianna Avenue Elementary (295 students, 96% FRL); Belvedere Middle (727 students, 97% FRL); James A. Garfield Senior High (math 32% / reading 59%, grade D-, #417 of 1,170 statewide, top 36%, 2,247 students, 96% FRL) — zoned schools average 96% FRL vs 67% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.3%/yr); 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $7,398/mo this rent would consume 122% of the median local household income ($73k/yr) (locally 1857% 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 $24k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago; this cycle's ask is 196% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $739,800 (7.5% 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 1967 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $912,576
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Rowan Ave	0.68mi	6/4.0	2,337 (-1%)	10mo	$720,000	$308	59
421 N Brannick Ave	0.33mi	7/4.0 (+1)	2,232 (-5%)	15mo	$990,000	$444	58
127-129 S Townsend	0.72mi	7/3.5 (+1)	2,382 (+1%)	4mo	$925,000	$388	54
4537 E 2nd St	0.49mi	6/3.0	2,436 (+4%)	19mo	$730,000	$300	52
4307 Dozier St	0.37mi	5/3.0 (-1)	2,152 (-8%)	14mo	$852,000	$396	48
146 S Sunol Dr	0.19mi	5/3.0 (-1)	2,123 (-10%)	22mo	$923,000	$435	48
4616 Hammel	0.65mi	7/5.0 (+1)	2,116 (-10%)	1mo	$725,000	$343	43
145 S Herbert Ave	0.43mi	5/5.0 (-1)	2,604 (+11%)	13mo	$948,000	$364	43
410 S Ford Blvd	0.55mi	5/2.5 (-1)	2,152 (-8%)	9mo	$890,000	$414	42
4344 Michigan Ave	0.25mi	5/2.0 (-1)	2,037 (-13%)	22mo	$726,000	$356	34
601 S Humphreys	0.68mi	5/2.0 (-1)	2,020 (-14%)	5mo	$925,000	$458	28

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-84,553
• Equity at exit: $119,283

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-72,395
• Equity at exit: $69,169

Cash invested: $224,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90063

• Rents YoY: -3.3%
• Active inventory: 84
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $7,398 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$262 /mo · $3,146/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,554
• Net cashflow: $1,054

Break-even live

Break-even rent $6,064

Max offer price $800,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,506	-5% $1,280	+0% $1,054	+5% $827	+10% $601
Rent	-10% $469	-5% $761	+0% $1,054	+5% $1,346	+10% $1,638
Rate	-1.0pp $1,456	-0.5pp $1,257	base $1,054	+0.5pp $846	+1.0pp $635

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.2	$7,398
Total (3 units)			$7,398

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3223 Lanfranco St Los Angeles, CA	5.0	4.5	1986	$4,800	$2.42	20d	1	1.45mi
3223 Lanfranco St Los Angeles, CA	5.0	4.5	1986	$4,900	$2.47	45d	1	1.45mi
2843 Folsom St Unit 2845E Los Angeles, CA	5.0	5.0	1825	$4,495	$2.46	17d	1	1.47mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $800,000 Coming Soon 1 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: $3,146 · $262/mo
• Projected year-2 tax: $6,080 · $507/mo
• Expected delta: +$2,934/yr (+$244/mo · 93.2%)

ⓘ 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 ≥95°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: $88,776
• − Mortgage interest: −$44,812
• − Property taxes: −$3,146
• − Insurance: −$4,000
• − Repairs & maintenance: −$7,102
• − Management: −$7,102
• − Depreciation: −$23,273
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $12,801/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,397
• Household income: $72,942
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1857.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 13% White 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 40% · Canada, China
• Languages at home: 17% English-only · Spanish 81%

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: ▼ -841.41%
• Current HPI: 476.1519
• Rent YoY: ▼ -3.30%
• 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

+150.0% since first listed

5 events — show timeline

• 2026-06-21 Coming Soon $800,000 CRMLS
• 2001-08-15 Listing Removed — CRMLS
• 2001-05-15 Listed $270,000 CRMLS
• 2000-09-28 Listing Removed — CRMLS
• 2000-07-24 Listed $320,000 CRMLS

Property tax history

+2.6%/yr

Latest (2025): $3,146 · +7.9% YoY. Source: county tax records.