8014 S Western · Los Angeles, CA 90047

$900,000

4 bd · 3.0 ba · 2,460 sqft · MultiFamily public records · 76 Days on market

Built 1955 6,389 sqft lot $366/sqft · 6% above area Est $853k · 6% 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 +16.2/30.0
• DSCR +5.0/10.0
• ARV discount +5.0/15.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Triplex with Value-Add Opportunities The property at 8014-8016 S. Western Ave represents a perfect balance of current income potential and future value-add opportunities. This opportunity offers immediate returns and long-term financial growth. This charming and partially remodeled California Craftsman-style triplex presents an exceptional investment opportunity in a growing Los Angeles neighborhood. With a 6,357 SF lot and 2,460 SF total living space, this property offers unique upside potential for developers and investors alike.

Key facts

• 357 sf lot
• 6
• 6,389 sq ft lot

Tags

• CALIFORNIA CRAFTSMAN-STYLE
• 6
• 357 SF LOT
• 460 SF TOTAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive. Per door: $161/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 $797k (11.5% below list).
• Recommended offer: $797k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: La Salle Avenue Elementary (316 students, 98% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 138 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $7,969/mo this rent would consume 133% of the median local household income ($72k/yr) (locally 3323% 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 $27k 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 76 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 27y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $600k; list at $900k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $796,900 (11.5% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 11% 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 1955 — 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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $852,591
• List price: $900,000
• Delta: 5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7839 S Normandie	0.48mi	5/4.0 (+1)	2,586 (+5%)	9mo	$700,000	$271	53
1426 W 83rd St	0.46mi	4/—	2,767 (+12%)	9mo	$775,000	$280	50
1622 W 84th St	0.29mi	5/3.0 (+1)	2,118 (-14%)	20mo	$787,000	$372	42
8456 Byrd Ave	0.69mi	4/2.0	2,210 (-10%)	11mo	$1,168,000	$529	38
7513 S Cimarron St	0.58mi	5/5.0 (+1)	2,178 (-12%)	10mo	$1,049,000	$482	32

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-94,509
• Equity at exit: $134,193

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $45,996
• Equity at exit: $77,816

Cash invested: $252,000 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 28.2×

Monthly cashflow live

• Estimated rent: $7,969 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$717 /mo · $8,601/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,673
• Net cashflow: $484

Break-even live

Break-even rent $7,356

Max offer price $900,000

Occupancy floor 89%

Sensitivity live

Price	-10% $994	-5% $739	+0% $484	+5% $229	+10% $-25
Rent	-10% $-145	-5% $169	+0% $484	+5% $799	+10% $1,114
Rate	-1.0pp $937	-0.5pp $713	base $484	+0.5pp $251	+1.0pp $14

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$7,968
Total (3 units)			$7,969

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	20d	1	0.36mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	17d	1	0.56mi
8724 Ruthelen St Los Angeles, CA	4.0	3.0	1793	$4,300	$2.40	26d	1	0.57mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	45d	1	0.72mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	45d	1	0.90mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	23d	1	0.90mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	26d	1	1.24mi
711 W 80th St Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	45d	1	1.34mi
707 W 80th St Unit 80(707BW) Los Angeles, CA	5.0	3.0	1818	$3,900	$2.15	3d	1	1.34mi
707 W 80th St Unit 80711BA Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	18d	1	1.34mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	18d	1	1.34mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	18d	1	1.34mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	45d	1	1.34mi
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	45d	1	1.34mi
8820 Orchard Ave Unit 8820 Los Angeles, CA	5.0	3.0	1866	$4,500	$2.41	45d	1	1.35mi
9011 Orchard Ave Los Angeles, CA	5.0	3.0	1893	$3,945	$2.08	26d	1	1.41mi
601 W 84th St Los Angeles, CA	5.0	4.0	2051	$4,500	$2.19	45d	1	1.45mi

Listing history 50 events

1. 2026-06-21
   days on market $900,000 Active 76 DOM
2. 2026-06-18
   days on market $900,000 Active 73 DOM
3. 2026-06-17
   days on market $900,000 Active 72 DOM
4. 2026-06-16
   days on market $900,000 Active 71 DOM
5. 2026-06-15
   days on market $900,000 Active 70 DOM
6. 2026-06-13
   days on market $900,000 Active 68 DOM
7. 2026-06-09
   days on market $900,000 Active 64 DOM
8. 2026-06-08
   days on market $900,000 Active 63 DOM
9. 2026-06-07
   days on market $900,000 Active 62 DOM
10. 2026-06-04
    days on market $900,000 Active 59 DOM
11. 2026-06-03
    days on market $900,000 Active 58 DOM
12. 2026-06-02
    days on market $900,000 Active 57 DOM
13. 2026-06-01
    days on market $900,000 Active 56 DOM
14. 2026-05-31
    days on market $900,000 Active 55 DOM
15. 2026-04-22
    price $900,000 538-char remark

    Show marketing remark (538 chars)

    Triplex with Value-Add Opportunities The property at 8014-8016 S. Western Ave represents a perfect balance of current income potential and future value-add opportunities. This opportunity offers immediate returns and long-term financial growth. This charming and partially remodeled California Craftsman-style triplex presents an exceptional investment opportunity in a growing Los Angeles neighborhood. With a 6,357 SF lot and 2,460 SF total living space, this property offers unique upside potential for developers and investors alike.

16. 2026-04-06
    listed $950,000 Active 538-char remark

    Show marketing remark (538 chars)

    Triplex with Value-Add Opportunities The property at 8014-8016 S. Western Ave represents a perfect balance of current income potential and future value-add opportunities. This opportunity offers immediate returns and long-term financial growth. This charming and partially remodeled California Craftsman-style triplex presents an exceptional investment opportunity in a growing Los Angeles neighborhood. With a 6,357 SF lot and 2,460 SF total living space, this property offers unique upside potential for developers and investors alike.

17. 2026-01-11
    historical
18. 2025-12-29
    price $950,000
19. 2025-11-09
    price $1,250,000
20. 2025-07-22
    listed $1,300,000 Active
21. 2019-10-11
    soldstatus $600,000
22. 2019-10-11
    soldstatus $600,000 Closed Sale
23. 2019-10-11
    soldstatus $600,000
24. 2019-08-30
    historical Active Under Contract
25. 2019-05-21
    price $625,000
26. 2018-11-03
    price $649,000
27. 2018-09-07
    price $699,000
28. 2018-07-25
    listed $625,000
29. 2018-07-25
    listed $725,000 Active
30. 2018-06-11
    soldstatus $398,000
31. 2018-05-31
    soldstatus $398,000 Closed Sale
32. 2018-05-17
    status Pending Sale
33. 2018-05-10
    soldstatus $398,000 Closed Sale
34. 2018-05-02
    status Pending Sale
35. 2018-04-12
    historical Active Under Contract
36. 2018-02-26
    status Active
37. 2018-02-23
    historical Active Under Contract
38. 2018-02-15
    price $410,000
39. 2018-02-15
    status Active
40. 2018-02-08
    historical Active Under Contract
41. 2017-12-27
    listed $415,000 Active
42. 2017-07-11
    historical
43. 2017-07-11
    historical
44. 2017-07-10
    status Active
45. 2017-07-10
    price $419,999
46. 2017-06-05
    status Pending Sale
47. 2017-05-18
    price $424,999
48. 2017-03-10
    price $425,000
49. 2017-02-26
    price $474,999
50. 2017-01-24
    status Active

ⓘ 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: $8,601 · $717/mo
• Projected year-2 tax: $8,601 · $717/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 5/10 Major 6 d/yr ≥86°F today · 19 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: $95,628
• − Mortgage interest: −$50,414
• − Property taxes: −$8,601
• − Insurance: −$4,500
• − Repairs & maintenance: −$7,650
• − Management: −$7,650
• − Depreciation: −$26,182
• Taxable loss: −$9,369
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $8,057/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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 0.58)
• Race & ethnicity: Black 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

+520.7% since first listed

60 events — show timeline

• 2026-04-22 Price Changed $900,000 CRMLS
• 2026-04-06 Listed $950,000 CRMLS
• 2026-01-11 Listing Removed — CRMLS
• 2025-12-29 Price Changed $950,000 CRMLS
• 2025-11-09 Price Changed $1,250,000 CRMLS
• 2025-07-22 Listed $1,300,000 CRMLS
• 2019-10-11 Sold (Public Records) $600,000 Public Records
• 2019-10-11 Sold (MLS) $600,000 CRMLS
• 2019-10-11 Sold (MLS) $600,000 SDMLS
• 2019-08-30 Contingent — CRMLS
• 2019-05-21 Price Changed $625,000 CRMLS
• 2018-11-03 Price Changed $649,000 CRMLS
• 2018-09-07 Price Changed $699,000 CRMLS
• 2018-07-25 Listed $725,000 CRMLS
• 2018-07-25 Listed $625,000 SDMLS
• 2018-06-11 Sold (Public Records) $398,000 Public Records
• 2018-05-31 Sold (MLS) $398,000 CRMLS
• 2018-05-17 Pending — CRMLS
• 2018-05-10 Sold (MLS) $398,000 CRMLS
• 2018-05-02 Pending — CRMLS
• 2018-04-12 Contingent — CRMLS
• 2018-02-26 Relisted — CRMLS
• 2018-02-23 Contingent — CRMLS
• 2018-02-15 Price Changed $410,000 CRMLS
• 2018-02-15 Relisted — CRMLS
• 2018-02-08 Contingent — CRMLS
• 2017-12-27 Listed $415,000 CRMLS
• 2017-07-11 Listing Removed — SDMLS
• 2017-07-11 Listing Removed — CRMLS
• 2017-07-10 Relisted — CRMLS
• 2017-07-10 Price Changed $419,999 CRMLS
• 2017-06-05 Pending — CRMLS
• 2017-05-18 Price Changed $424,999 CRMLS
• 2017-03-10 Price Changed $425,000 CRMLS
• 2017-02-26 Price Changed $474,999 CRMLS
• 2017-01-24 Relisted — CRMLS
• 2017-01-24 Price Changed $475,000 CRMLS
• 2017-01-13 Pending — CRMLS
• 2017-01-02 Listed $525,000 CRMLS
• 2016-12-29 Listed $419,999 SDMLS
• 2009-05-25 Listing Removed — CRMLS
• 2009-04-27 Listed $270,000 CRMLS
• 2009-01-02 Listing Removed — CRMLS
• 2008-04-02 Listed $539,000 CRMLS
• 2008-01-31 Listing Removed — CRMLS
• 2007-07-30 Listed $585,000 CRMLS
• 2004-10-29 Sold (MLS) $375,000 TheMLS
• 2004-10-28 Sold (Public Records) $375,000 Public Records
• 2004-09-21 Delisted — TheMLS
• 2004-07-01 Delisted — TheMLS
• 2004-07-01 Listed $379,900 TheMLS
• 2004-03-19 Listed — TheMLS
• 2001-03-28 Sold (Public Records) $210,000 Public Records
• 2001-03-28 Sold (MLS) $210,000 TheMLS
• 2001-02-15 Delisted — TheMLS
• 1999-11-22 Listed $210,000 TheMLS
• 1999-08-17 Sold (Public Records) $130,000 Public Records
• 1999-08-17 Sold (MLS) $130,000 TheMLS
• 1999-07-14 Delisted — TheMLS
• 1999-07-08 Listed $145,000 TheMLS

Property tax history

+3.2%/yr

Latest (2025): $8,601 · +1.5% YoY. Source: county tax records.