810 W 43rd St · Los Angeles, CA 90037

$700,000

4 bd · 4.0 ba · 2,040 sqft · MultiFamily public records · 13 Days on market

Built 1913 5,349 sqft lot $343/sqft · 16% below area Est $834k · 16% 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 +24.6/30.0
• ARV discount +14.7/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 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

810812 W 43rd St presents a compelling owner-user opportunity to live and generate income in one of Los Angeles' most active growth corridors near USC, BMO Stadium, and Exposition Park. This 4-unit property consists of detached 1-bedroom/1-bath bungalows with no shared walls, offering a more private, home-like feel that consistently attracts renters. One newly remodeled unit will be delivered vacant, allowing a buyer to move in immediately while collecting income from the remaining three units, creating a powerful "live for less" scenario. The property currently generates approximately $3,398 per month with projected market rents near $8,000, providing clear upside through gradua

Key facts

• Strong rental demand
• Detached bungalows
• Newly remodeled unit

Tags

• DETACHED BUNGALOWS
• NEWLY REMODELED UNIT
• STRONG RENTAL DEMAND
• HIGH-DEMAND LOCATION

Property features AI

Finance

• Financial info: Actual annual gross rent reported as $64,776; Net operating income reported as $50,000; Total annual expenses reported as $15,000; Cap rate about 7%; Gross rent multiplier about 10.8; Reported vacancy rate 25%; Units are a mix of 1-, 2-, and 3- bedroom types (unit-type codes provided); Number of buildings: 4; Water heaters present
• HOA & community: No HOA amenities; Complex contains 4 total units

Exterior

• Parking: Assigned garage parking; Total of 4 parking spaces; 4 open parking spaces
• Security: Gated community; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water (LADWP); Sewer connection in street; Tenants pay electric, water, and trash
• Home design: Residential income property; One-level buildings; Detached buildings (no common walls); Faces west
• Construction: Frame and stucco construction; Raised foundation
• Exterior features: Front porch; Gated property with guard

Interior

• Kitchen: Gas/Electric range; Range/oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Units include 1-bedroom layouts
• Bathrooms: Each unit has a full bathroom
• Heating & cooling: Wall heating; No central cooling
• Interior features: Entry through the living room; Cable TV available; Low-flow toilets
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $362/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Cap rate 8.8% 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-, 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: Marguerite Poindexter Lamotte Elementary (460 students, 98% FRL); Barack Obama Global Preparation Academy (397 students, 99% FRL); Manual Arts Senior High (math 12% / reading 22%, grade F, #1,032 of 1,170 statewide, top 88%, 1,026 students, 97% FRL) — zoned schools average 98% FRL vs 67% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-24 pts) — the specific schools serving this property underperform the Los Angeles Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $7,563/mo this rent would consume 158% of the median local household income ($58k/yr) (locally 4200% 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 $5k of loan paydown is wiped out by about $21k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 29y 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 1913 — 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 $700,000

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 1913 — 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 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?
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: 1.08% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $833,550
• List price: $700,000
• Delta: -16.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 W 43rd St	0.00mi	4/4.0	2,040 (0%)	1mo	$700,000	$343	99
712 714 W 40th Pl	0.35mi	5/4.0 (+1)	2,044 (+0%)	1mo	$700,000	$342	77
1021 W 48th	0.46mi	5/4.0 (+1)	2,096 (+3%)	0mo	$720,000	$344	69
725-727 W 50th St	0.55mi	5/3.0 (+1)	1,916 (-6%)	6mo	$625,000	$326	51
1361 W Vernon Ave	0.68mi	4/3.0	1,892 (-7%)	2mo	$690,000	$365	51
1323 W 41st	0.69mi	4/3.0	1,807 (-11%)	2mo	$699,998	$387	43
4164 S Normandie Ave	0.71mi	4/3.0	2,340 (+15%)	11mo	$468,000	$200	29

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-31,201
• Equity at exit: $104,372

10-year hold

• IRR: 3.9%
• Equity multiple: 1.26×
• Total profit: $51,845
• Equity at exit: $60,523

Cash invested: $196,000 (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 90037

• Rents YoY: 1.7%
• Active inventory: 104
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $7,563 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$565 /mo · $6,785/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,588
• Net cashflow: $1,447

Break-even live

Break-even rent $5,732

Max offer price $700,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,843	-5% $1,645	+0% $1,447	+5% $1,249	+10% $1,051
Rent	-10% $849	-5% $1,148	+0% $1,447	+5% $1,746	+10% $2,044
Rate	-1.0pp $1,799	-0.5pp $1,625	base $1,447	+0.5pp $1,265	+1.0pp $1,081

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,564
Total (4 units)			$7,563

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 1/2 W 41st Pl Los Angeles, CA	4.0	4.5	1950	$3,900	$2.00	25d	1	0.29mi
902 W 41st St Los Angeles, CA	4.0	3.0	1600	$3,480	$2.17	26d	1	0.30mi
4062 S Budlong Ave Unit MAIN Los Angeles, CA	3.0	1.0	2000	$2,950	$1.48	45d	1	0.54mi
238 W 46th St Los Angeles, CA	5.0	3.0	1848	$3,890	$2.10	26d	1	0.64mi
213 W 43rd St Los Angeles, CA	5.0	4.0	2302	$4,200	$1.82	5d	1	0.66mi
620 W 52nd St Los Angeles, CA	4.0	2.0	1777	$3,450	$1.94	26d	1	0.67mi
5001 S Budlong Ave Los Angeles, CA	5.0	2.5	2010	$5,200	$2.59	9d	1	0.69mi
1348 1/2 W 41st Pl Los Angeles, CA	5.0	5.0	1550	$4,210	$2.72	45d	1	0.70mi
1348 W 41st Pl Unit 1348 Los Angeles, CA	5.0	3.0	1500	$3,935	$2.62	45d	1	0.71mi
3946 S Budlong Ave Unit 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	45d	1	0.74mi
3944 S Budlong Ave Unit 223-3946 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	45d	1	0.74mi
1424 W 45th St Los Angeles, CA	3.0	1.5	1450	$3,750	$2.59	45d	1	0.77mi
1265 Browning Blvd Unit 1/2 Los Angeles, CA	4.0	4.0	1816	$3,666	$2.02	26d	1	0.82mi
1128 W 39th St Unit 1128 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	26d	1	0.82mi
1130 1/2 W 39th St Unit 1130 1/2 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	45d	1	0.83mi
1258 Leighton Ave Los Angeles, CA	3.0	3.0	1480	$3,900	$2.64	45d	1	0.84mi
1260 Leighton Ave Los Angeles, CA	3.0	3.0	1480	$4,000	$2.70	45d	1	0.85mi
1512 W 45th St Los Angeles, CA	3.0	2.5	1549	$3,500	$2.26	26d	1	0.93mi
116 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	45d	1	0.93mi
4240 Denker Ave Los Angeles, CA	4.0	3.0	2684	$2,500	$0.93	1d	1	0.94mi
114 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	45d	1	0.94mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	3d	9	0.95mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	26d	1	0.98mi
206 W 52nd Pl Los Angeles, CA	4.0	1.5	1500	$3,450	$2.30	45d	1	0.99mi
204 W 52nd Pl Los Angeles, CA	4.0	2.0	1450	$2,950	$2.03	45d	1	0.99mi
3987 Dalton Ave Unit 1-4 Los Angeles, CA	4.0	4.5	1650	$4,650	$2.82	45d	1	1.01mi
1212 W 37th Dr Unit 2 Los Angeles, CA	5.0	5.0	1400	$5,950	$4.25	5d	1	1.03mi
3908 Halldale Ave Los Angeles, CA	5.0	3.0	1730	$4,700	$2.72	15d	1	1.06mi
1337 W 55th St Los Angeles, CA	5.0	3.0	1752	$4,200	$2.40	45d	1	1.07mi
1299 W 37th Dr Unit 1 Los Angeles, CA	5.0	3.0	1800	$5,600	$3.11	45d	1	1.13mi
1156 W 36th Pl Los Angeles, CA	5.0	1.0–3.0	960	$3,739	$3.89	45d	1	1.20mi
441 E 41st St Los Angeles, CA	5.0	3.0	1679	$3,700	$2.20	45d	1	1.20mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	45d	1	1.22mi
5913 Denver Ave Los Angeles, CA	5.0	3.0	1777	$3,900	$2.19	26d	1	1.27mi
5919 Denver Ave Unit 5919 Los Angeles, CA	5.0	3.0	1737	$4,300	$2.48	26d	1	1.28mi
3780 S La Salle Ave Unit 1 Los Angeles, CA	5.0	3.0	1870	$4,999	$2.67	0d	1	1.35mi
1200 W 35th St Los Angeles, CA	1.0–4.0	1.0–3.0	925	$1,700	$1.84	45d	1	1.35mi
1224 W 35th St Los Angeles, CA	4.0	4.0	1600	$1,240	$0.78	9d	1	1.37mi
3431 S Catalina St Los Angeles, CA	2.0–4.0	1.0–3.0	1058	$5,600	$5.29	45d	1	1.39mi
629 W 61st St Los Angeles, CA	5.0	3.0	1671	$3,900	$2.33	9d	1	1.44mi

Listing history 33 events

1. 2026-05-13
   status Pending 1255-char remark
2. 2026-04-30
   listed $700,000 Active 1255-char remark
3. 2022-09-20
   listed Active
4. 2016-02-29
   historical
5. 2015-12-10
   historical
6. 2015-11-07
   listed
7. 2015-11-07
   listed $520,000
8. 2015-06-13
   status Pending
9. 2015-06-12
   soldstatus $436,450
10. 2015-06-12
    soldstatus $436,450 Closed
11. 2015-06-12
    soldstatus $436,450
12. 2015-06-12
    soldstatus $436,450
13. 2015-06-12
    soldstatus $436,500
14. 2015-04-15
    status Backup Offers Accepted
15. 2015-04-15
    historical
16. 2015-04-07
    price $465,000
17. 2015-03-19
    listed $475,000 Active
18. 2015-03-18
    listed $465,000
19. 2015-03-18
    listed $465,000
20. 2015-03-18
    listed $465,000
21. 2014-04-22
    soldstatus $390,000 Closed
22. 2014-04-22
    soldstatus $390,000
23. 2014-03-21
    status Pending
24. 2014-03-03
    listed $378,000 Active
25. 2008-10-27
    historical
26. 2008-05-13
    listed
27. 2003-02-19
    soldstatus $282,880
28. 2001-11-01
    listed $234,000
29. 1999-06-23
    soldstatus $225,000
30. 1998-01-05
    soldstatus $120,000
31. 1998-01-05
    soldstatus $120,000
32. 1997-12-10
    historical
33. 1997-11-06
    listed $124,900

ⓘ 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: $6,785 · $565/mo
• Projected year-2 tax: $6,785 · $565/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 6/10 Major 7 d/yr ≥88°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: $90,756
• − Mortgage interest: −$39,211
• − Property taxes: −$6,785
• − Insurance: −$3,500
• − Repairs & maintenance: −$7,260
• − Management: −$7,260
• − Depreciation: −$20,364
• Taxable income: $6,375
• Est. tax owed @ 24.0%: −$1,530
• After-tax cash flow: $15,831/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+460.4% since first listed

35 events — show timeline

• 2026-06-02 Sold (Public Records) $700,000 Public Records
• 2026-06-02 Sold (MLS) $700,000 TheMLS
• 2026-05-13 Pending — TheMLS
• 2026-04-30 Listed $700,000 TheMLS
• 2022-09-20 Listed — TheMLS
• 2016-02-29 Listing Removed — SDMLS
• 2015-12-10 Delisted — TheMLS
• 2015-11-07 Listed $520,000 SDMLS
• 2015-11-07 Listed — TheMLS
• 2015-06-13 Pending — CRMLS
• 2015-06-12 Sold (Public Records) $436,500 Public Records
• 2015-06-12 Sold (MLS) $436,450 SDMLS
• 2015-06-12 Sold (MLS) $436,450 SDMLS
• 2015-06-12 Sold (MLS) $436,450 CRMLS
• 2015-06-12 Sold (MLS) $436,450 CRMLS
• 2015-04-15 Pending — CRMLS
• 2015-04-15 Listing Removed — CRMLS
• 2015-04-07 Price Changed $465,000 CRMLS
• 2015-03-19 Listed $475,000 CRMLS
• 2015-03-18 Listed $465,000 SDMLS
• 2015-03-18 Listed $465,000 SDMLS
• 2015-03-18 Listed $465,000 CRMLS
• 2014-04-22 Sold (Public Records) $390,000 Public Records
• 2014-04-22 Sold (MLS) $390,000 TheMLS
• 2014-03-21 Pending — TheMLS
• 2014-03-03 Listed $378,000 TheMLS
• 2008-10-27 Delisted — TheMLS
• 2008-05-13 Listed — TheMLS
• 2003-02-19 Sold (MLS) $282,880 CRMLS
• 2001-11-01 Listed $234,000 CRMLS
• 1999-06-23 Sold (Public Records) $225,000 Public Records
• 1998-01-05 Sold (Public Records) $120,000 Public Records
• 1998-01-05 Sold (MLS) $120,000 TheMLS
• 1997-12-10 Delisted — TheMLS
• 1997-11-06 Listed $124,900 TheMLS

Property tax history

+3.0%/yr

Latest (2025): $6,785 · +1.4% YoY. Source: county tax records.