9435 S Western · Los Angeles, CA 90047

$850,000

2 bd · 1.0 ba · 640 sqft · MultiFamily public records · 17 Days on market

Built 1943 5,588 sqft lot $1328/sqft · 306% above area Est $838k · at est.

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +6.9/15.0
• 1% rule +6.6/10.0
• 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: 4 units. confirmed

Listing remarks MLS

A rare opportunity to own a 4-unit property with strong upside potential. Each unit offers 2 bedrooms, 1 bath, and is a cosmetic fixer, perfect for investors looking to add value. Or for owner occupant with huge potential. has 5 parking spaces plus street parking. Located near major conveniences, public transit, and just minutes from SOFI Stadium, the Forum, and the new entertainment district. Great long-term hold in a high-demand rental area.

Key facts

• Near the forum
• Centrally located
• Private patio

Tags

• PRIVATE PATIO
• DETACHED UNITS
• CENTRALLY LOCATED
• NEAR SOFI STADIUM
• NEAR THE FORUM
• NEAR ENTERTAINMENT DISTRICT

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $536/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $837k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+5.5%/yr); 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $9,895/mo this rent would consume 166% 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 $26k 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 + 5.5% rent growth), your $238k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.
• Current owner paid $600k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $837,250 (1.5% below list)

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 1943 — 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: 1.16% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $838,159
• List price: $850,000
• Delta: 1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $24,472
• Equity at exit: $126,738

10-year hold

• IRR: 14.4%
• Equity multiple: 2.29×
• Total profit: $307,931
• Equity at exit: $73,492

Cash invested: $238,000 (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: 28.6×

Monthly cashflow live

• Estimated rent: $9,895 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$861 /mo · $10,334/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,078
• Net cashflow: $2,144

Break-even live

Break-even rent $7,181

Max offer price $850,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,896
Total (4 units)			$9,895

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9449 Normandie Ave Unit 2 Los Angeles, CA	1.0	1.0	535	$1,595	$2.98	1d	1	0.48mi
9417 Normandie Ave Los Angeles, CA	1.0	1.0	550	$1,595	$2.90	2d	1	0.49mi
1535 W 102nd St Unit 06 Los Angeles, CA	2.0	1.0	625	$1,895	$3.03	43d	1	0.50mi
1334 W 93rd St Los Angeles, CA	2.0	2.0	750	$2,600	$3.47	43d	1	0.56mi
9501 S 2nd Ave Unit 2 Inglewood, CA	1.0	1.0	660	$1,800	$2.73	43d	1	0.58mi
1317 W 97th St Unit 1 Los Angeles, CA	1.0	1.0	750	$1,750	$2.33	15d	1	0.60mi
10338 S Wilton Pl Unit A Los Angeles, CA	1.0	1.0	650	$2,350	$3.62	43d	1	0.62mi
8731 S Gramercy Pl Los Angeles, CA	1.0	1.0	500	$2,100	$4.20	43d	1	0.64mi
1543 W 105th St Unit C Los Angeles, CA	1.0	1.0	635	$1,850	$2.91	43d	1	0.68mi
1731 W 107th St Unit 1733 01 Los Angeles, CA	1.0	1.0	622	$2,000	$3.22	43d	1	0.73mi
1623 W Manchester Ave Los Angeles, CA	1.0	1.0	700	$1,559	$2.23	43d	1	0.74mi
8701 S Van Ness Ave Unit A Inglewood, CA	1.0	1.0	650	$2,350	$3.62	43d	1	0.80mi
8425 S Western Ave Unit 8425-09 Los Angeles, CA	1.0	1.0	700	$1,695	$2.42	43d	1	0.83mi
2715 W 95th St Inglewood, CA	2.0	1.0	740	$2,850	$3.85	43d	1	0.83mi
1104 W 93rd St Unit 3 Los Angeles, CA	1.0	1.0	700	$1,550	$2.21	24d	1	0.86mi
1135 W 90th St Unit 1137 1/4 Los Angeles, CA	1.0	1.0	500	$1,800	$3.60	43d	1	0.90mi
8319 S Western Ave Unit 5 Los Angeles, CA	2.0	1.0	700	$2,395	$3.42	21d	1	0.90mi
1135 W 90th St Los Angeles, CA	1.0	1.0	500	$1,900	$3.80	43d	1	0.90mi
1137 3/4 W 90th St Los Angeles, CA	1.0	1.0	500	$1,900	$3.80	43d	1	0.90mi
8319 S Western Ave Apt 1 Los Angeles, CA	1.0	1.0	518	$1,950	$3.76	43d	1	0.90mi
8317 S Western Ave Los Angeles, CA	1.0	1.0	518	$1,950	$3.76	43d	1	0.90mi
8317 S Western Ave Los Angeles, CA	2.0	1.0	700	$2,395	$3.42	20d	1	0.90mi
8811 S Budlong Ave Los Angeles, CA	1.0	1.0	502	$2,000	$3.98	1d	1	0.91mi
1033 W 95th St Los Angeles, CA	1.0	1.0	646	$1,595	$2.47	24d	1	0.91mi
1317 W 107th St Los Angeles, CA	1.0	1.0	512	$1,695	$3.31	43d	1	0.96mi
1746 W 82nd St Los Angeles, CA	2.0	1.0	460	$1,725	$3.75	21d	1	0.99mi
1426 W 83rd St Los Angeles, CA	2.0	1.0	750	$2,675	$3.57	24d	1	1.02mi
1153 W 106th St Unit 04 Los Angeles, CA	1.0	1.0	550	$1,800	$3.27	43d	1	1.02mi
1011 W 91st St Apt 3 Los Angeles, CA	1.0	1.0	650	$2,004	$3.08	21d	1	1.02mi
9206 Crenshaw Blvd Inglewood, CA	2.0	1.0	750	$3,000	$4.00	43d	1	1.02mi
10623 S Budlong Ave Los Angeles, CA	2.0	1.0	700	$2,095	$2.99	3d	2	1.02mi
8610 S 6th Ave Inglewood, CA	1.0	1.0	700	$1,950	$2.79	21d	1	1.03mi
1336 W 109th St Los Angeles, CA	2.0	1.0	580	$2,200	$3.79	43d	1	1.05mi
1212 W 107th St Unit 22 Los Angeles, CA	1.0	1.0	675	$1,595	$2.36	43d	1	1.06mi
1737 W 81st St Los Angeles, CA	2.0	1.0	492	$2,500	$5.08	43d	1	1.09mi
1707 W 81st St Los Angeles, CA	1.0	1.0	600	$2,200	$3.67	21d	1	1.09mi
1336 W 109th Pl Unit 1/4 Los Angeles, CA	1.0	1.0	500	$1,600	$3.20	43d	1	1.09mi
3216 W 99th St Apt 10 Inglewood, CA	2.0	1.0	650	$2,095	$3.22	7d	1	1.14mi
3216 W 99th St Unit 05 Inglewood, CA	1.0	1.0	550	$1,795	$3.26	24d	1	1.14mi
817 W 101st St Los Angeles, CA	2.0	1.0	638	$2,100	$3.29	43d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   days on market $850,000 Active 17 DOM
2. 2026-06-17
   days on market $850,000 Active 16 DOM
3. 2026-06-16
   days on market $850,000 Active 15 DOM
4. 2026-06-15
   days on market $850,000 Active 14 DOM
5. 2026-06-13
   days on market $850,000 Active 12 DOM
6. 2026-06-09
   days on market $850,000 Active 8 DOM
7. 2026-06-08
   days on market $850,000 Active 7 DOM
8. 2026-06-07
   days on market $850,000 Active 6 DOM
9. 2026-06-04
   days on market $850,000 Active 3 DOM
10. 2026-06-03
    days on market $850,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $850,000 Active 1 DOM
12. 2025-12-01
    listed $849,000 Active 447-char remark

    Show marketing remark (447 chars)

    A rare opportunity to own a 4-unit property with strong upside potential. Each unit offers 2 bedrooms, 1 bath, and is a cosmetic fixer, perfect for investors looking to add value. Or for owner occupant with huge potential. has 5 parking spaces plus street parking. Located near major conveniences, public transit, and just minutes from SOFI Stadium, the Forum, and the new entertainment district. Great long-term hold in a high-demand rental area.

13. 2005-11-17
    soldstatus $600,000 191-char remark

    Show marketing remark (191 chars)

    Great income property potential!! No need to worry about low rent paying tenants. .. Can't find this ideal situation in rent control areas. Will sell fast!!! (All units 2bedrooms and 1 bath).

14. 2005-09-28
    listed $595,000 191-char remark

    Show marketing remark (191 chars)

    Great income property potential!! No need to worry about low rent paying tenants. .. Can't find this ideal situation in rent control areas. Will sell fast!!! (All units 2bedrooms and 1 bath).

15. 2005-09-06
    soldstatus $470,000
16. 1994-05-09
    soldstatus $75,500
17. 1994-05-09
    soldstatus $75,500
18. 1983-05-31
    soldstatus $110,000

ⓘ 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: $10,334 · $861/mo
• Projected year-2 tax: $10,334 · $861/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 · 18 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: $118,740
• − Mortgage interest: −$47,613
• − Property taxes: −$10,334
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,499
• − Management: −$9,499
• − Depreciation: −$24,727
• Taxable income: $12,817
• Est. tax owed @ 24.0%: −$3,076
• After-tax cash flow: $22,655/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

+671.8% since first listed

7 events — show timeline

• 2025-12-01 Listed $849,000 CRMLS
• 2005-11-17 Sold (MLS) $600,000 CRMLS
• 2005-09-28 Listed $595,000 CRMLS
• 2005-09-06 Sold (Public Records) $470,000 Public Records
• 1994-05-09 Sold (Public Records) $75,500 Public Records
• 1994-05-09 Sold (Public Records) $75,500 Public Records
• 1983-05-31 Sold (Public Records) $110,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $10,334 · +1.3% YoY. Source: county tax records.