338 W 9th St · Los Angeles, CA 90731

$909,000

6 bd · 3.0 ba · 2,766 sqft · MultiFamily public records · 44 Days on market

Built 1977 5,003 sqft lot $329/sqft · at area comps Est $951k · at est.

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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 +12.1/30.0
• ARV discount +9.5/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• 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

Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

Key facts

• Tile countertops
• Wood cabinetry
• Remodeled bathrooms

Tags

• SAN PEDRO HISTORIC WATERFRONT
• WALKING DISTANCE TO DOWNTOWN
• UPDATED TILE FLOORING
• REMODELED BATHROOMS
• WOOD CABINETRY
• TILE COUNTERTOPS

Property features AI

Finance

• Other: All 3 units leased; 3 separate electric meters; 1 separate water meter; 1 separate gas meter; Total building area: 2,766
• Financial info: Total actual rent: $4,029.36 per month; Gross scheduled income: $49,551; Gross income (laundry): $1,200; Laundry income included in gross scheduled income; Net operating income: $37,887.60; Operating expenses: $11,664 (includes insurance $3,728, maintenance $2,610, water/sewer $2,845, electric $784, trash $1,697, fuel $1,355)
• HOA & community: No HOA information provided

Exterior

• Parking: 3 total parking spaces; Each unit includes an attached 1-car garage; Driveway level parking
• Security: Smoke detector
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Public sewer
• Home design: Attached property with 2 stories; Has a view; Marina in community
• Construction: Stucco construction; Composition roof; Built (year per public records)
• Exterior features: Landscaped front yard areas; Chain link fencing; No pool; Near public transit; Curbs and sidewalks in community; Alley access and paved roads

Interior

• Kitchen: Garbage disposal; Refrigerator included in units; Range/Stove hood; Gas & electric range
• Bedrooms: Each unit has 2 bedrooms
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall heaters
• Interior features: Ceiling fan; Tile countertops; Smoke detector; Blinds and window screens; Two-level layout; Front entry
• Laundry & utility: Laundry room (individual room); Community laundry; Laundry equipment owned; Gas & electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $909k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative. Per door: $-69/mo.
• To cash-flow at today's rent, offer at most $873k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $748k (17.7% below list).
• Recommended offer: $748k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 121 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 $7,482/mo this rent would consume 118% 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 $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 44 days — a 3% lower offer ($882k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $748,200 (17.7% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $951,223
• List price: $909,000
• Delta: -4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330-332 W 10th St	0.07mi	6/4.0	2,982 (+8%)	20mo	$857,000	$287	63
372 W 11th St	0.14mi	5/3.0 (-1)	3,151 (+14%)	15mo	$700,000	$222	53
923 S Mesa St	0.11mi	5/4.0 (-1)	3,084 (+12%)	22mo	$945,000	$306	49
543 W Santa Cruz St	0.59mi	6/5.0	2,904 (+5%)	15mo	$1,040,000	$358	44
103 W 14th St	0.40mi	6/4.0	3,072 (+11%)	18mo	$970,000	$316	44
387 W 15th St	0.41mi	6/4.0	3,116 (+13%)	18mo	$1,495,000	$480	40
519-525 W 19th St	0.70mi	6/4.0	2,874 (+4%)	24mo	$825,000	$287	37
670 W 15th St	0.57mi	6/5.0	3,118 (+13%)	9mo	$940,000	$301	37
673 W 15th St	0.58mi	5/4.0 (-1)	2,540 (-8%)	20mo	$1,025,000	$404	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-182,355
• Equity at exit: $135,535

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-260,406
• Equity at exit: $78,594

Cash invested: $254,520 (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: 121
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $7,482 high
• Mortgage (P&I): −$4,767
• Tax from tax record: −$971 /mo · $11,658/yr
• Insurance: −$379
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,571
• Net cashflow: $-206

Break-even live

Break-even rent $7,743

Max offer price $872,547

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,482
Total (3 units)			$7,482

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: $227,250
• Closing costs: $27,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 W 25th St San Pedro, CA	5.0	4.5	1962	$4,495	$2.29	43d	1	1.14mi

Listing history 24 events

1. 2026-06-18
   days on market $909,000 Active 44 DOM
2. 2026-06-17
   days on market $909,000 Active 43 DOM
3. 2026-06-16
   days on market $909,000 Active 42 DOM
4. 2026-06-15
   days on market $909,000 Active 41 DOM
5. 2026-06-13
   pricedays on market $909,000 Active 39 DOM
6. 2026-06-09
   days on market $949,000 Active 35 DOM
7. 2026-06-08
   days on market $949,000 Active 34 DOM
8. 2026-06-07
   days on market $949,000 Active 33 DOM
9. 2026-06-04
   days on market $949,000 Active 30 DOM
10. 2026-06-03
    days on market $949,000 Active 29 DOM
11. 2026-06-02
    days on market $949,000 Active 28 DOM
12. 2026-06-01
    days on market $949,000 Active 27 DOM
13. 2026-05-31
    days on market $949,000 Active 26 DOM
14. 2026-05-05
    listed $949,000 Active 1051-char remark
15. 2025-07-30
    historical
16. 2025-05-29
    price $950,000
17. 2025-01-21
    price $965,000
18. 2024-06-27
    listed $980,000 Active
19. 2022-06-01
    soldstatus $880,000 Closed Sale

    Show marketing remark (965 chars)

    Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

20. 2022-06-01
    soldstatus $3,600,000

    Show marketing remark (965 chars)

    Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

21. 2022-05-27
    status Pending Sale

    Show marketing remark (965 chars)

    Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

22. 2022-04-26
    historical Active Under Contract

    Show marketing remark (965 chars)

    Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

23. 2022-04-08
    listed $847,500 Active

    Show marketing remark (965 chars)

    Well-maintained triplex situated high above the street in the heart of San Pedro’s exciting waterfront development, West Harbor and the charming, vibrant downtown scene. The 2 front units are single level, with new tile floors, upgraded bathrooms, nice wood cabinets and tile counters. The 3rd unit is an upper unit with a small front patio and nice, bright vantage point. The property offers a shared on-site laundry room, 3 single car garages and 1 space in front of each. Long-term tenants in place show pride in their well-kept units and easy, low maintenance grounds. San Pedro is in the midst of a renaissance with the West Harbor project expected to create a world-class waterfront experience making for a solid investment. Don’t miss this opportunity to invest in a strong coastal submarket on the rise. San Pedro is quietly becoming the place to be and see, and upcoming waterfront developments will only contribute to its tremendous potential.

24. 1979-10-11
    soldstatus $148,500

ⓘ 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: $11,658 · $971/mo
• Projected year-2 tax: $11,658 · $971/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 ≥85°F today · 23 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: $89,784
• − Mortgage interest: −$50,918
• − Property taxes: −$11,658
• − Insurance: −$4,545
• − Repairs & maintenance: −$7,183
• − Management: −$7,183
• − Depreciation: −$26,444
• Taxable loss: −$18,146
• Est. tax savings @ 24.0%: +$4,355
• After-tax cash flow: $1,879/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

+512.1% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $909,000 CRMLS
• 2026-05-05 Listed $949,000 CRMLS
• 2025-07-30 Listing Removed — CRMLS
• 2025-05-29 Price Changed $950,000 CRMLS
• 2025-01-21 Price Changed $965,000 CRMLS
• 2024-06-27 Listed $980,000 CRMLS
• 2022-06-01 Sold (Public Records) $3,600,000 Public Records
• 2022-06-01 Sold (MLS) $880,000 CRMLS
• 2022-05-27 Pending — CRMLS
• 2022-04-26 Contingent — CRMLS
• 2022-04-08 Listed $847,500 CRMLS
• 1979-10-11 Sold (Public Records) $148,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $11,658 · +1.3% YoY. Source: county tax records.