4320 Russell Ave · Los Angeles, CA 90027

$2,500,000

9 bd · 9.0 ba · 6,036 sqft · MultiFamily public records · 81 Days on market

Built 1964 6,769 sqft lot $414/sqft · 9% above area Est $2287k · 9% over

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Why this score? — see what drove the D 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 +17.6/30.0
• DSCR +5.5/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

A rarity in the prime Los Feliz rental market! A well maintained and highly sought after location offering 8 units: 5- 1 Br- 1 ba, 2- 2-br-2-ba and 1 2-br-1ba. Parking for 8 spaces. Community Laundry room, Tenants pay Gas & Electric. Close to shopping, restaurants and all the Hillhurst and Vermont Village have to offer.

Key facts

• 6,769 sq ft lot
• 8 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $654/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 $2.10M (16.1% below list).
• Recommended offer: $2.10M (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, crime F, cost of living 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: Franklin Avenue Elementary (401 students, 22% FRL); Thomas Starr King Middle School Film And Media Magnet (1,722 students, 72% FRL); John Marshall Senior High (math 57% / reading 80%, grade B, #133 of 1,170 statewide, top 11%, 1,950 students, 72% FRL).
• Zoned-school proficiency averages 68% at this address vs 42% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Los Angeles Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 123 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,969/mo this rent would consume 266% of the median local household income ($95k/yr) (locally 4571% 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 $17k of loan paydown is wiped out by about $75k 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 81 days — a 6% lower offer ($2.35M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $2.50M implies a 1567% gain — meaningful room to come down on a strong offer.

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 $2,096,900 (16.1% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 16% 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 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (median comp): $2,287,276
• List price: $2,500,000
• Delta: 9.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1542 N Hoover St	0.33mi	9/9.5	5,276 (-13%)	24mo	$3,875,000	$734	42
4563 Fountain Ave	0.63mi	8/8.0 (-1)	5,624 (-7%)	11mo	$1,550,000	$276	41

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-295,735
• Equity at exit: $372,758

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-159,698
• Equity at exit: $216,154

Cash invested: $700,000 (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 90027

• Rents YoY: 2.3%
• Active inventory: 123
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $20,969 high
• Mortgage (P&I): −$13,110
• Tax from tax record: −$452 /mo · $5,421/yr
• Insurance: −$1,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,403
• Net cashflow: $1,962

Break-even live

Break-even rent $18,486

Max offer price $2,500,000

Occupancy floor 86%

Sensitivity live

Price	-10% $3,377	-5% $2,669	+0% $1,962	+5% $1,254	+10% $-2,439
Rent	-10% $305	-5% $1,134	+0% $1,962	+5% $2,790	+10% $3,618
Rate	-1.0pp $3,221	-0.5pp $2,598	base $1,962	+0.5pp $1,314	+1.0pp $655

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$20,970
Total (3 units)			$20,969

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $2,500,000 Active 81 DOM
2. 2026-06-18
   days on market $2,500,000 Active 78 DOM
3. 2026-06-17
   days on market $2,500,000 Active 77 DOM
4. 2026-06-16
   days on market $2,500,000 Active 76 DOM
5. 2026-06-15
   days on market $2,500,000 Active 75 DOM
6. 2026-06-13
   days on market $2,500,000 Active 73 DOM
7. 2026-06-09
   days on market $2,500,000 Active 69 DOM
8. 2026-06-08
   days on market $2,500,000 Active 68 DOM
9. 2026-06-07
   days on market $2,500,000 Active 67 DOM
10. 2026-06-04
    days on market $2,500,000 Active 64 DOM
11. 2026-06-03
    days on market $2,500,000 Active 63 DOM
12. 2026-06-02
    days on market $2,500,000 Active 62 DOM
13. 2026-06-01
    days on market $2,500,000 Active 61 DOM
14. 2026-05-31
    days on market $2,500,000 Active 60 DOM
15. 2026-04-01
    listed $2,500,000 Active 327-char remark

    Show marketing remark (327 chars)

    A rarity in the prime Los Feliz rental market! A well maintained and highly sought after location offering 8 units: 5- 1 Br- 1 ba, 2- 2-br-2-ba and 1 2-br-1ba. Parking for 8 spaces. Community Laundry room, Tenants pay Gas & Electric. Close to shopping, restaurants and all the Hillhurst and Vermont Village have to offer.

16. 1977-01-20
    soldstatus $150,000

ⓘ 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: $5,421 · $452/mo
• Projected year-2 tax: $19,000 · $1,583/mo
• Expected delta: +$13,579/yr (+$1,132/mo · 250.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $251,628
• − Mortgage interest: −$140,039
• − Property taxes: −$5,421
• − Insurance: −$12,500
• − Repairs & maintenance: −$20,130
• − Management: −$20,130
• − Depreciation: −$72,727
• Taxable loss: −$19,320
• Est. tax savings @ 24.0%: +$4,637
• After-tax cash flow: $28,179/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): 46,558
• Household income: $94,521
• Rent vs Own: 80.0% rent · 20.0% own
• Severe rent burden: 4571.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 23% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 3% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 28% · Canada, South Korea, China
• Languages at home: 60% English-only · Spanish 17% Other Indo-European 11% Russian/Polish/Slavic 3%

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: ▼ -427.46%
• Current HPI: 494.8966
• Rent YoY: ▲ 2.32%
• 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

+1566.7% since first listed

2 events — show timeline

• 2026-04-01 Listed $2,500,000 TheMLS
• 1977-01-20 Sold (Public Records) $150,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $5,421 · +2.3% YoY. Source: county tax records.