2208 Toberman St · Los Angeles, CA 90007

$1,450,000

2 bd · 4.0 ba · 3,324 sqft · MultiFamily public records · 9 Days on market

Built 1902 5,380 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• 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

Located blocks away from USC. Motivated seller offering an exceptional investment opportunity with this well kept 4-unit building. The property falls within the USC Department of Public Safety University Park Campus Patrol Area, per the published USC DPS patrol map. Buyer to verify patrol boundaries and services directly with USC DPS. Each unit has 1 bedroom, 1 full bathroom, a large main living area, ample kitchen, and a bonus room. This property places residents near USC, University Village, Mount Saint Mary's University, LA Live, BMO Stadium, shopping centers and less than 15 miles from LA area beaches. Potential for high rental value in a very popular area for investors. Water supply li

Key facts

• Adu potential
• Near shopping
• 5,380 sq ft lot

Tags

• ADU POTENTIAL
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Rent control
• HOA & community: Community features include curbs, street lighting, and sidewalks

Exterior

• Parking: 4 garage spaces (total parking 4)
• Utilities: Public sewer; District/public water
• Home design: Multifamily building (1 building with 4 units); Two stories; Entry level is ground floor
• Construction: Year built per public records
• Exterior features: No pool; Paved lot; Near public transit

Interior

• Kitchen: Kitchens in each unit (appliances not specified)
• Bedrooms: Four one-bedroom units (each unit is unfurnished)
• Bathrooms: Four full bathrooms (one per unit)
• Interior features: Two levels; Exterior entry
• Laundry & utility: Washer hookup; Gas dryer hookup; On-site laundry available

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $-3k ($-40k/yr) — negative. Per door: $-823/mo.
• To cash-flow at today's rent, offer at most $973k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $852k (41.3% below list).
• Recommended offer: $852k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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 rising fast (+5.9%/yr); 86 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,515/mo this rent would consume 289% of the median local household income ($35k/yr) (locally 4179% 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 $44k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $1.45M implies a 4043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $851,500 (41.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1902 — 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. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.03×
• Total profit: $-419,232
• Equity at exit: $216,200

10-year hold

• IRR: -22.8%
• Equity multiple: -0.29×
• Total profit: $-524,154
• Equity at exit: $125,369

Cash invested: $406,000 (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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 86
• Price-to-rent: 56.8×

Monthly cashflow live

• Estimated rent: $8,515 high
• Mortgage (P&I): −$7,604
• Tax est. 1.5%: −$1,812 /mo · $21,750/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $-3,294

Break-even live

Break-even rent $12,684

Max offer price $973,386

Occupancy floor —

Sensitivity live

Price	-10% $-2,292	-5% $-2,793	+0% $-3,294	+5% $-3,795	+10% $-4,296
Rent	-10% $-3,966	-5% $-3,630	+0% $-3,294	+5% $-2,957	+10% $-2,621
Rate	-1.0pp $-2,564	-0.5pp $-2,925	base $-3,294	+0.5pp $-3,670	+1.0pp $-4,052

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,516
Total (4 units)			$8,515

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$4,525	$3.06	2d	1	0.31mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$3,000	$1.37	2d	2	0.57mi
1200 S Figueroa St Los Angeles, CA	1.0–3.0	1.0–4.0	2305	$12,776	$5.54	0d	36	0.95mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2620	$14,950	$5.71	6d	9	1.08mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2625	$15,000	$5.71	25d	7	1.08mi
1519 W 30th St Unit 1 Los Angeles, CA	1.0	1.0	4800	$1,895	$0.39	0d	1	1.09mi
225 E 30th St Unit 225 1/2 Los Angeles, CA	3.0	2.0	4346	$3,100	$0.71	44d	1	1.19mi
717 W Olympic Blvd Los Angeles, CA	1.0–2.0	1.0–2.5	1760	$8,335	$4.73	11d	15	1.22mi
2823 Maple Ave Los Angeles, CA	3.0	3.0	2499	$3,700	$1.48	25d	1	1.24mi
230 W Olympic Blvd Los Angeles, CA	1.0–5.0	1.0–6.0	2538	$9,194	$3.62	0d	43	1.37mi
1000 W 8th St Los Angeles, CA	4.0	1.0–2.5	1991	$14,150	$7.11	0d	19	1.39mi
2716 S La Salle Ave Los Angeles, CA	3.0	3.0	2499	$5,400	$2.16	3d	1	1.42mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	25d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $1,450,000 Active 9 DOM
2. 2026-06-18
   days on market $1,450,000 Active 6 DOM
3. 2026-06-17
   days on market $1,450,000 Active 5 DOM
4. 2026-06-16
   days on market $1,450,000 Active 4 DOM
5. 2026-06-15
   days on market $1,450,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $1,450,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°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: $102,180
• − Mortgage interest: −$81,223
• − Property taxes: −$21,750
• − Insurance: −$7,250
• − Repairs & maintenance: −$8,174
• − Management: −$8,174
• − Depreciation: −$42,182
• Taxable loss: −$66,573
• Est. tax savings @ 24.0%: +$15,978
• After-tax cash flow: $-23,548/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 5%

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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+4042.9% since first listed

2 events — show timeline

• 2026-06-12 Listed $1,450,000 CRMLS
• 1979-02-22 Sold (Public Records) $35,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,515 · +3.7% YoY. Source: county tax records.