667 W 22nd St · Los Angeles, CA 90731

$820,000

4 bd · 4.0 ba · 5,102 sqft · MultiFamily public records · 256 Days on market

Built 1976 5,000 sqft lot $161/sqft · 31% below area Est $1195k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

Key facts

• 5,000 sq ft lot
• 3 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $820k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $820k).
• Recommended offer: $722k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 soft (-1.4%/yr); 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,619/mo this rent would consume 183% of the median local household income ($76k/yr) (locally 4568% 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 $25k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $230k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($722k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $175k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; list at $820k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $721,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% 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 1976 — 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. 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: 1.42% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,194,805
• List price: $820,000
• Delta: -31.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.21×
• Total profit: $47,936
• Equity at exit: $122,265

10-year hold

• IRR: 12.0%
• Equity multiple: 1.82×
• Total profit: $187,549
• Equity at exit: $70,899

Cash invested: $229,600 (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 90731

• Rents YoY: -1.4%
• Active inventory: 123
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $11,619 high
• Mortgage (P&I): −$4,300
• Tax from tax record: −$1,168 /mo · $14,013/yr
• Insurance: −$342
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,440
• Net cashflow: $3,369

Break-even live

Break-even rent $7,354

Max offer price $820,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,834	-5% $3,601	+0% $3,369	+5% $3,137	+10% $2,905
Rent	-10% $2,452	-5% $2,910	+0% $3,369	+5% $3,828	+10% $4,287
Rate	-1.0pp $3,782	-0.5pp $3,578	base $3,369	+0.5pp $3,157	+1.0pp $2,941

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$11,619
Total (3 units)			$11,619

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: $205,000
• Closing costs: $24,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 S Alma St San Pedro, CA	3.0	1.5	3600	$4,200	$1.17	44d	1	0.78mi

Listing history 40 events

1. 2026-06-21
   days on market $820,000 Active 256 DOM
2. 2026-06-18
   days on market $820,000 Active 253 DOM
3. 2026-06-17
   days on market $820,000 Active 252 DOM
4. 2026-06-16
   days on market $820,000 Active 251 DOM
5. 2026-06-15
   days on market $820,000 Active 250 DOM
6. 2026-06-13
   days on market $820,000 Active 248 DOM
7. 2026-06-09
   days on market $820,000 Active 244 DOM
8. 2026-06-08
   days on market $820,000 Active 243 DOM
9. 2026-06-07
   days on market $820,000 Active 242 DOM
10. 2026-06-04
    days on market $820,000 Active 239 DOM
11. 2026-06-03
    days on market $820,000 Active 238 DOM
12. 2026-06-02
    days on market $820,000 Active 237 DOM
13. 2026-06-01
    days on market $820,000 Active 236 DOM
14. 2026-05-31
    days on market $820,000 Active 235 DOM
15. 2026-04-28
    price $820,000 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

16. 2026-02-27
    price $860,000 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

17. 2026-02-12
    price $950,000 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

18. 2026-01-29
    status Active 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

19. 2026-01-09
    status Pending 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

20. 2025-09-18
    historical

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

21. 2025-09-18
    listed $995,000 Active 1173-char remark

    Show marketing remark (1173 chars)

    Price reduced! This property is now active in an online auction. Auction starts Monday 5/18 and ends Wednesday 5/20. All offers must be submitted through the property's listing page. Attention savvy investors looking to build or diversify their real estate portfolio! This triplex presents a fantastic opportunity to add an occupied asset to your portfolio. New roof installed December 2024. Conveniently situated near local amenities, schools, and public transportation, making it appealing to a wide range of tenants. Ideal for investors or ambitious owner-users looking to capitalize on a well-located property while having the flexibility to renovate or personalize. Whether you are looking to enhance your investment portfolio or envision a property that reflects your design sensibilities, this triplex is ready for your creative touch. Property sold fully occupied, sight unseen/no interior access. Contact with occupants is prohibited. Do Not Disturb. A Buyer's Premium of 5% will be added to all winning bid amounts to determine the Total Purchase Price. See auction website for more information. All bids will be subject to seller approval (minimums may apply).

22. 2025-09-12
    price
23. 2025-02-27
    price
24. 2024-10-07
    listed Active
25. 2002-12-18
    soldstatus $500,000
26. 2000-10-23
    soldstatus $315,000
27. 2000-10-01
    price $315,000
28. 2000-10-01
    price $315,000
29. 2000-10-01
    price $315,000
30. 2000-10-01
    price $315,000
31. 2000-10-01
    price $315,000
32. 2000-08-08
    soldstatus $315,000
33. 2000-04-19
    listed $315,000
34. 1999-08-09
    price $384,900
35. 1999-08-09
    price $384,900
36. 1999-08-09
    soldstatus $315,000
37. 1999-08-09
    price $384,900
38. 1999-08-09
    price $384,900
39. 1999-06-06
    listed $384,900
40. 1989-04-21
    soldstatus $430,000

ⓘ 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: $14,013 · $1,168/mo
• Projected year-2 tax: $14,013 · $1,168/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 3/10 Moderate 7 d/yr ≥84°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $139,428
• − Mortgage interest: −$45,933
• − Property taxes: −$14,013
• − Insurance: −$4,100
• − Repairs & maintenance: −$11,154
• − Management: −$11,154
• − Depreciation: −$23,855
• Taxable income: $29,219
• Est. tax owed @ 24.0%: −$7,013
• After-tax cash flow: $33,420/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+90.7% since first listed

26 events — show timeline

• 2026-04-28 Price Changed $820,000 TheMLS
• 2026-02-27 Price Changed $860,000 TheMLS
• 2026-02-12 Price Changed $950,000 TheMLS
• 2026-01-29 Relisted — TheMLS
• 2026-01-09 Pending — TheMLS
• 2025-09-18 Delisted — TheMLS
• 2025-09-18 Listed $995,000 TheMLS
• 2025-09-12 Price Changed — TheMLS
• 2025-02-27 Price Changed — TheMLS
• 2024-10-07 Listed — TheMLS
• 2002-12-18 Sold (Public Records) $500,000 Public Records
• 2000-10-23 Sold (Public Records) $315,000 Public Records
• 2000-10-01 Price Changed $315,000 CRMLS
• 2000-10-01 Price Changed $315,000 CRMLS
• 2000-10-01 Price Changed $315,000 CRMLS
• 2000-10-01 Price Changed $315,000 CRMLS
• 2000-10-01 Price Changed $315,000 CRMLS
• 2000-08-08 Sold (MLS) $315,000 CRMLS
• 2000-04-19 Listed $315,000 CRMLS
• 1999-08-09 Price Changed $384,900 CRMLS
• 1999-08-09 Price Changed $384,900 CRMLS
• 1999-08-09 Sold (MLS) $315,000 CRMLS
• 1999-08-09 Price Changed $384,900 CRMLS
• 1999-08-09 Price Changed $384,900 CRMLS
• 1999-06-06 Listed $384,900 CRMLS
• 1989-04-21 Sold (Public Records) $430,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $14,013 · -7.1% YoY. Source: county tax records.