30-Plex

C- Composite 54.5

Why this score? — see what drove the C- 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 +26.7/30.0
DSCR +9.2/10.0
1% rule +7.2/10.0
Schools +3.6/10.0
Livability +3.4/5.0
Condition / age +2.5/5.0
Rent growth +1.9/5.0
ARV discount +0.0/15.0
Appreciation +0.0/10.0

$3,650,000

2107 E Cesar E Chavez Ave · Los Angeles, CA 90033

90 bd · 150.0 ba · 12,352 sqft · MultiFamily · 157 Days on market

Built 1927 7,502 sqft lot $295/sqft · 31% above area Est $2795k · 31% over ↓ 8% since listing

🖨 Deal sheet 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 30 units. confirmed

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

Major price reduction! Seller is motivated-bring all offers! Historic Mixed-Use Gem in Boyle Heights. Welcome to The Vinograd, a reimagined 1920s hotel turned character-filled mixed-use building in the heart of Boyle Heights, just east of Downtown LA. This 30-unit property includes 27 residential studios, 1- and 2-bedrooms and 3 street-facing commercial spaces with prime Cesar Chavez Avenue frontage. Select residential units come fully furnished, giving a mix of classic charm and updated finishes. The commercial spaces are ideal for retail or creative office use, benefiting from high visibility, steady foot traffic, and built-in residential clientele. Set in a culturally rich neighborhood near Mariachi Plaza, the Arts District, and local favorites like Guisados, The Vinograd offers strong connectivity via Metro E Line and nearby public transit. A rare blend of history, community, and opportunity. Current GRM is an incredible 8.0 GRM with a cap rate of 7.5%.

Key facts

Steady foot traffic
High visibility
7,502 sq ft lot

What this means for you Summary

Snapshot

This is a 30 × 1-bed/1-bath units multifamily listed at $3.65M.

Deal economics

At list price, monthly cash flow is $10k ($119k/yr) — positive. Per door: $331/mo.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($44k rent vs $3.65M).
Recommended offer: $3.21M (12.0% below list) — sets the bar for market timing.
Cap rate 9.6% 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 soft (-2.3%/yr); 107 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
At $44,493/mo this rent would consume 895% of the median local household income ($60k/yr) (locally 3159% 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 $25k of loan paydown is wiped out by about $110k 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 157 days — a 12% lower offer ($3.21M) is reasonable based on typical stale-listing flexibility.
8 sale attempts since 20y 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,212,000 (12.0% below list)

Questions for the listing agent

It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.22% ✓
Cap rate: 9.56%
Cash-on-cash: 11.65%
DSCR: 1.52
GRM: 6.8

CMA / ARV

ARV (median comp): $2,795,000
List price: $3,650,000
Delta: 30.59%
Verdict: OVERPRICED
Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

IRR: -2.4%
Equity multiple: 0.91×
Total profit: $-89,039
Equity at exit: $544,227

10-year hold

IRR: 3.7%
Equity multiple: 1.23×
Total profit: $235,259
Equity at exit: $315,585

Cash invested: $1,022,000 (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 90033

Home prices YoY: -29.9%
Rents YoY: -2.3%
Active inventory: 107
Price-to-rent: 205.1×

Monthly cashflow live

Estimated rent: $44,493 high interval (Pro) →
Mortgage (P&I): −$19,141
Tax est. 1.5%: −$4,562 /mo · $54,750/yr
Insurance: −$1,521
HOA: −$0
Vacancy / Maint / Mgmt: −$9,344
Net cashflow: $9,925

Break-even live

Break-even rent $31,930

Max offer price $3,650,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 30× units	1	1	$44,490
#1	1	1	$1,483
#2	1	1	$1,483
#3	1	1	$1,483
#4	1	1	$1,483
#5	1	1	$1,483
#6	1	1	$1,483
#7	1	1	$1,483
#8	1	1	$1,483
#9	1	1	$1,483
#10	1	1	$1,483
#11	1	1	$1,483
#12	1	1	$1,483
#13	1	1	$1,483
#14	1	1	$1,483
#15	1	1	$1,483
#16	1	1	$1,483
#17	1	1	$1,483
#18	1	1	$1,483
#19	1	1	$1,483
#20	1	1	$1,483
#21	1	1	$1,483
#22	1	1	$1,483
#23	1	1	$1,483
#24	1	1	$1,483
#25	1	1	$1,483
#26	1	1	$1,483
#27	1	1	$1,483
#28	1	1	$1,483
#29	1	1	$1,483
#30	1	1	$1,483
Total (30 units)			$44,493

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: $912,500
Closing costs: $109,500
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Listing history 33 events

2026-06-18

days on market $3,650,000 Active 157 DOM
2026-06-17

days on market $3,650,000 Active 156 DOM
2026-06-16

days on market $3,650,000 Active 155 DOM
2026-06-15

days on market $3,650,000 Active 154 DOM
2026-06-13

days on market $3,650,000 Active 152 DOM
2026-06-09

days on market $3,650,000 Active 148 DOM
2026-06-08

days on market $3,650,000 Active 147 DOM
2026-06-07

days on market $3,650,000 Active 146 DOM
2026-06-04

days on market $3,650,000 Active 143 DOM
2026-06-03

days on market $3,650,000 Active 142 DOM
2026-06-02

days on market $3,650,000 Active 141 DOM
2026-06-01

days on market $3,650,000 Active 140 DOM
2026-05-31

days on market $3,650,000 Active 139 DOM
2026-05-01

price $3,650,000 971-char remark

Show marketing remark (971 chars)

Major price reduction! Seller is motivated-bring all offers! Historic Mixed-Use Gem in Boyle Heights. Welcome to The Vinograd, a reimagined 1920s hotel turned character-filled mixed-use building in the heart of Boyle Heights, just east of Downtown LA. This 30-unit property includes 27 residential studios, 1- and 2-bedrooms and 3 street-facing commercial spaces with prime Cesar Chavez Avenue frontage. Select residential units come fully furnished, giving a mix of classic charm and updated finishes. The commercial spaces are ideal for retail or creative office use, benefiting from high visibility, steady foot traffic, and built-in residential clientele. Set in a culturally rich neighborhood near Mariachi Plaza, the Arts District, and local favorites like Guisados, The Vinograd offers strong connectivity via Metro E Line and nearby public transit. A rare blend of history, community, and opportunity. Current GRM is an incredible 8.0 GRM with a cap rate of 7.5%.
2026-01-12

listed $3,795,000 Active 971-char remark

Show marketing remark (971 chars)

Major price reduction! Seller is motivated-bring all offers! Historic Mixed-Use Gem in Boyle Heights. Welcome to The Vinograd, a reimagined 1920s hotel turned character-filled mixed-use building in the heart of Boyle Heights, just east of Downtown LA. This 30-unit property includes 27 residential studios, 1- and 2-bedrooms and 3 street-facing commercial spaces with prime Cesar Chavez Avenue frontage. Select residential units come fully furnished, giving a mix of classic charm and updated finishes. The commercial spaces are ideal for retail or creative office use, benefiting from high visibility, steady foot traffic, and built-in residential clientele. Set in a culturally rich neighborhood near Mariachi Plaza, the Arts District, and local favorites like Guisados, The Vinograd offers strong connectivity via Metro E Line and nearby public transit. A rare blend of history, community, and opportunity. Current GRM is an incredible 8.0 GRM with a cap rate of 7.5%.
2025-10-08

listed Active
2017-09-27

soldstatus $3,750,000 Closed Sale
2017-09-27

soldstatus $3,750,000
2017-09-18

status Pending Sale
2017-07-27

historical Active Under Contract
2017-06-07

listed $3,950,000 Active
2017-06-07

listed $3,950,000
2014-05-01

historical Expired
2014-04-29

price
2013-11-01

price
2013-10-14

listed Active
2012-01-01

historical Expired
2011-09-02

status Active
2011-09-01

historical Expired
2011-04-08

price
2011-02-26

listed Active
2006-10-18

historical
2006-05-11

listed

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $533,916
− Mortgage interest: −$204,457
− Property taxes: −$54,750
− Insurance: −$18,250
− Repairs & maintenance: −$42,713
− Management: −$42,713
− Depreciation: −$106,182
Taxable income: $64,851

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$15,564
After-tax cash flow: $103,537/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): 45,647
Household income: $59,652
Rent vs Own: 82.4% rent · 17.6% own
Severe rent burden: 3159.0

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 (90%)
Race & ethnicity: Hispanic / Latino 90% Two or more races 13% Asian 4% White 3% Native American 3% Black 1%
Hispanic origin (detail): Mexican 75%
Foreign-born: 43% · Canada, South Korea, China
Languages at home: 16% English-only · Spanish 80% Other Asian/Pacific 1% Korean 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: ▼ -201.59%
Current HPI: 472.4588
Rent YoY: ▼ -2.34%
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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

-7.6% since first listed

20 events — show timeline

2026-05-01 Price Changed $3,650,000 TheMLS
2026-01-12 Listed $3,795,000 TheMLS
2025-10-08 Listed — TheMLS
2017-09-27 Sold (MLS) $3,750,000 SDMLS
2017-09-27 Sold (MLS) $3,750,000 CRMLS
2017-09-18 Pending — CRMLS
2017-07-27 Contingent — CRMLS
2017-06-07 Listed $3,950,000 CRMLS
2017-06-07 Listed $3,950,000 SDMLS
2014-05-01 Delisted — TheMLS
2014-04-29 Price Changed — TheMLS
2013-11-01 Price Changed — TheMLS
2013-10-14 Listed — TheMLS
2012-01-01 Delisted — TheMLS
2011-09-02 Relisted — TheMLS
2011-09-01 Delisted — TheMLS
2011-04-08 Price Changed — TheMLS
2011-02-26 Listed — TheMLS
2006-10-18 Delisted — TheMLS
2006-05-11 Listed — TheMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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2107 E Cesar E Chavez Ave · Los Angeles, CA

Flood risk No data

Fire risk No data

Heat risk No data

Wind risk No data

Air-quality risk No data