733 N RIDGEWOOD Pl · Los Angeles, CA 90038

$1,495,000

6 bd · 4.0 ba · 4,830 sqft · MultiFamily public records · 49 Days on market

Built 1924 6,731 sqft lot $310/sqft · 13% below area Est $1719k · 13% under

---

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 +28.4/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 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: 4 units. confirmed

Listing remarks

Nestled in the heart of Historic Hollywood, this classic four-unit property embodies timeless Old-World Charm with a spacious layout and it's original character. This 4-plex offers comfort, convenience and a great investment potential in one of Los Angeles most desirable and sought-after neighborhoods. Prime Hollywood Location near Paramount Studios and Melrose Avenue. Each Unit has a spacious layout and its own private in-unit laundry room. On-site parking for tenant and owner convenience. Excellent opportunity for owner-user Close to shopping, dining, entertainment and major studios. High Demand area with strong long term investment potential for the savvy investor.

Key facts

• 6,731 sq ft lot
• 5 garage spots
• Built 1924

Property features AI

Finance

• Other: Rent control applies; Tenant pays gas, trash, and electricity; Property contains separate meters (5 electric, 4 gas, 1 water)
• Financial info: Net operating income reported at $61,678; Gross income and gross scheduled income reported at $84,411; Total actual rent currently $4,735.98; Operating/maintenance/insurance/water-sewer expenses reported (operating expenses noted); Some units generate individual rents (examples: $1,339; $1,392; $2,060.98)
• HOA & community: Community type: Urban; Zoning: LARD1.5

Exterior

• Parking: Total of 5 parking spaces; Driveway (concrete); Each unit has an assigned garage space (1 per unit)
• Utilities: Standard electric service; Public sewer; District/public water
• Home design: Multi-unit property (4 units); Two stories; Front entry; Has a view; Urban location
• Construction: Stucco construction; Membrane roof; Spanish tile roof; Built per public records (year built source: public records)
• Exterior features: Wrought iron fencing; Front yard; Lawn; Near public transit; No pool

Interior

• Kitchen: Refrigerator; Gas oven; Microwave; Dishwasher; Water heater unit
• Bedrooms: Some units include walk-in closets
• Flooring: Tile; Wood
• Bathrooms: Multiple one-bath units (each unit listed has 1 full bath)
• Heating & cooling: Floor furnace heating; Wall heater; Wall/window cooling units
• Interior features: Balcony; Living room balcony; High ceilings (9 feet+); Ceiling fan; Tile counters; Granite counters; Service entrance; Unfurnished; Low emissivity windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.50M).
• Recommended offer: $1.45M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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-, 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; 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $17,957/mo this rent would consume 351% of the median local household income ($61k/yr) (locally 4038% 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 $10k of loan paydown is wiped out by about $45k 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 49 days — a 3% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 28y 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 $288k; list at $1.50M implies a 419% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $1,450,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1924 — 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: 1.20% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,718,757
• List price: $1,495,000
• Delta: -13.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Irving Blvd	0.70mi	6/4.0	4,262 (-12%)	15mo	$2,725,000	$639	35

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $24,101
• Equity at exit: $222,909

10-year hold

• IRR: 8.8%
• Equity multiple: 1.61×
• Total profit: $254,903
• Equity at exit: $129,260

Cash invested: $418,600 (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 90038

• Rents YoY: 0.7%
• Active inventory: 87
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $17,957 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$890 /mo · $10,680/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,771
• Net cashflow: $4,833

Break-even live

Break-even rent $11,839

Max offer price $1,495,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$17,956
Total (4 units)			$17,957

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N McCadden Pl Los Angeles, CA	6.0	5.5	5000	$17,500	$3.50	43d	1	1.37mi
344 S Kingsley Dr Los Angeles, CA	5.0	3.0	4224	$9,998	$2.37	43d	1	1.40mi
1922 Taft Ave Los Angeles, CA	6.0	4.0	3600	$10,250	$2.85	18d	1	1.45mi

Listing history 46 events

1. 2026-06-18
   days on market $1,495,000 Active 49 DOM
2. 2026-06-17
   days on market $1,495,000 Active 48 DOM
3. 2026-06-16
   days on market $1,495,000 Active 47 DOM
4. 2026-06-15
   days on market $1,495,000 Active 46 DOM
5. 2026-06-13
   days on market $1,495,000 Active 44 DOM
6. 2026-06-09
   days on market $1,495,000 Active 40 DOM
7. 2026-06-08
   days on market $1,495,000 Active 39 DOM
8. 2026-06-07
   days on market $1,495,000 Active 38 DOM
9. 2026-06-04
   days on market $1,495,000 Active 35 DOM
10. 2026-06-03
    days on market $1,495,000 Active 34 DOM
11. 2026-06-02
    days on market $1,495,000 Active 33 DOM
12. 2026-06-01
    days on market $1,495,000 Active 32 DOM
13. 2026-05-31
    days on market $1,495,000 Active 31 DOM
14. 2026-04-30
    listed $1,495,000 Active 679-char remark
15. 2026-04-29
    historical $1,495,000 679-char remark
16. 2020-02-17
    historical
17. 2020-02-06
    listed $1,598,000 Active
18. 2020-02-05
    historical
19. 2020-01-28
    status Active
20. 2020-01-19
    historical Hold Do Not Show
21. 2020-01-11
    status Active
22. 2020-01-11
    price $1,549,000
23. 2019-12-05
    historical Active Under Contract
24. 2019-11-06
    listed $1,498,000 Active
25. 2016-03-21
    historical Hold Do Not Show
26. 2016-03-21
    historical
27. 2016-02-26
    status Active Under Contract
28. 2016-02-18
    historical Hold Do Not Show
29. 2016-02-11
    listed $1,288,000 Active
30. 2016-02-10
    listed $1,288,000
31. 2013-03-01
    historical
32. 2012-10-23
    listed $899,000 Active
33. 2011-06-12
    historical Withdrawn
34. 2011-03-28
    listed Active
35. 2008-03-28
    historical
36. 2007-09-27
    listed
37. 2002-05-07
    historical
38. 2002-05-01
    listed
39. 2000-11-14
    soldstatus $288,000
40. 2000-11-14
    soldstatus $288,000
41. 2000-09-18
    historical
42. 2000-06-01
    listed $295,000
43. 1998-10-01
    historical
44. 1998-04-01
    listed
45. 1992-05-29
    soldstatus $270,000
46. 1975-11-17
    soldstatus $55,000

ⓘ 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: $10,680 · $890/mo
• Projected year-2 tax: $11,362 · $947/mo
• Expected delta: +$682/yr (+$57/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°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: $215,484
• − Mortgage interest: −$83,743
• − Property taxes: −$10,680
• − Insurance: −$7,475
• − Repairs & maintenance: −$17,239
• − Management: −$17,239
• − Depreciation: −$43,491
• Taxable income: $35,618
• Est. tax owed @ 24.0%: −$8,548
• After-tax cash flow: $49,450/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): 27,127
• Household income: $61,454
• Rent vs Own: 91.8% rent · 8.2% own
• Severe rent burden: 4038.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 15% Asian 7% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 39% · Canada, South Korea, Jamaica
• Languages at home: 44% English-only · Spanish 43% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -461.01%
• Current HPI: 349.1001
• Rent YoY: ▲ 0.67%
• 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

+2618.2% since first listed

33 events — show timeline

• 2026-04-30 Listed $1,495,000 CRMLS
• 2026-04-29 Coming Soon $1,495,000 CRMLS
• 2020-02-17 Listing Removed — CRMLS
• 2020-02-06 Listed $1,598,000 CRMLS
• 2020-02-05 Listing Removed — CRMLS
• 2020-01-28 Relisted — CRMLS
• 2020-01-19 Delisted — CRMLS
• 2020-01-11 Relisted — CRMLS
• 2020-01-11 Price Changed $1,549,000 CRMLS
• 2019-12-05 Contingent — CRMLS
• 2019-11-06 Listed $1,498,000 CRMLS
• 2016-03-21 Listing Removed — SDMLS
• 2016-03-21 Delisted — CRMLS
• 2016-02-26 Relisted — CRMLS
• 2016-02-18 Delisted — CRMLS
• 2016-02-11 Listed $1,288,000 CRMLS
• 2016-02-10 Listed $1,288,000 SDMLS
• 2013-03-01 Listing Removed — CRMLS
• 2012-10-23 Listed $899,000 CRMLS
• 2011-06-12 Delisted — TheMLS
• 2011-03-28 Listed — TheMLS
• 2008-03-28 Delisted — TheMLS
• 2007-09-27 Listed — TheMLS
• 2002-05-07 Delisted — TheMLS
• 2002-05-01 Listed — TheMLS
• 2000-11-14 Sold (Public Records) $288,000 Public Records
• 2000-11-14 Sold (MLS) $288,000 TheMLS
• 2000-09-18 Delisted — TheMLS
• 2000-06-01 Listed $295,000 TheMLS
• 1998-10-01 Delisted — TheMLS
• 1998-04-01 Listed — TheMLS
• 1992-05-29 Sold (Public Records) $270,000 Public Records
• 1975-11-17 Sold (Public Records) $55,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $10,680 · +1.5% YoY. Source: county tax records.