927 S Sycamore Ave · Los Angeles, CA 90036

$899,000

4 bd · 2.0 ba · 2,810 sqft · Townhouse public records · 28 Days on market

Built 1925 Est $1678k · 46% under $305/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Appreciation +6.3/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks MLS

A rare find, a great income oppotunity for Investors! A Duplex located in the heart of highly desirable Sycamore Square. Each unit ha a spacious living room leading to a formal separate dining room with it's wood laminate flooring just perfect for entertaining. Enjoy cooking in this updated kitchen with its new granite coutertops, built in cabinets, new microwave, kitchen sing and dishwasher Savor your dishes eating in the breakfast nook. A separate space adjacent to the kitchen can be used as pantry or even as a work station. There are 2 spacious bedrooms with a large closet, a shared bathroom complete with a tub. Central aircon, tankless water heater, designated laundry area and a detached car garage for each unit. A huge backyardperfect for entertainment and BBQ with families and friends. It's a gardener's delight to see the yard lined with guava, pomegranate and asian lemon. Wilshire Crest Elementary School is just across. The very best in restaurants, park, publict transportation and entertainment is merely minutes away.

Key facts

• Designer kitchen
• Built-in niches
• Arched openings

Tags

• COVED CEILINGS
• ARCHED OPENINGS
• BATCHELDER TILE FIREPLACE
• BUILT-IN NICHES
• DESIGNER KITCHEN
• DARK GRANITE COUNTERTOPS

Property features AI

Finance

• Other: No listed community amenities
• HOA & community: Monthly HOA fee of $305.14; Association covers insurance and water/sewer; Pets allowed by association rules; Complex contains 4 units

Exterior

• Parking: Assigned garage parking; One total parking space; One open/uncovered space
• Security: Smoke detector; Carbon monoxide detector; Gated
• Utilities: Water and sewer included in association fees
• Home design: Attached residential condo/co-op; Updated/remodeled condition; One-level entry; Two total floors in building; Unit located on first floor; Gated community
• Construction: Attached construction
• Exterior features: Enclosed patio; Fenced yard; Front yard; City, city lights, and treetop views; Privacy fence

Interior

• Kitchen: Remodeled kitchen with island; Microwave; Gas oven; Range
• Bedrooms: Walk-in closet
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Double vanity(s); Combination of shower and tub; Shower stall
• Heating & cooling: Central heating; Central cooling; Tankless water heater
• Interior features: Double-pane windows; Decorative fireplace in living room
• Laundry & utility: Laundry in closet; Washer; Dryer; Garbage disposal; Ice maker; Refrigerator; Dishwasher; Range/Oven

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $899k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $813k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $798k (11.2% below list).
• Recommended offer: $798k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (-1.1%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,983/mo this rent would consume 87% of the median local household income ($110k/yr) (locally 4924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($6k loan paydown + $23k appreciation (2.5% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $798,288 (11.2% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $1,677,570
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4925 Wilshire Blvd #103	0.51mi	3/3.0 (-1)	2,430 (-14%)	2mo	$1,450,000	$597	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.55% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.13×
• Total profit: $33,139
• Equity at exit: $381,820

10-year hold

• IRR: 4.6%
• Equity multiple: 1.64×
• Total profit: $161,639
• Equity at exit: $571,568

Cash invested: $251,720 (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 90036

• Home prices YoY: 0.6%
• Rents YoY: -1.1%
• Active inventory: 95
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $7,983 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,402 /mo · $16,824/yr
• Insurance: −$375
• HOA: −$305
• Vacancy / Maint / Mgmt: −$1,676
• Net cashflow: $-490

Break-even live

Break-even rent $8,603

Max offer price $812,523

Occupancy floor —

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Meadowbrook Ave Los Angeles, CA	3.0	3.0	3514	$5,200	$1.48	44d	1	0.13mi
1022 Cloverdale Ave Los Angeles, CA	4.0	2.0	2000	$5,000	$2.50	12d	1	0.19mi
5114 Edgewood Pl Los Angeles, CA	3.0	2.0	2000	$4,995	$2.50	18d	1	0.27mi
1071 Cloverdale Ave Los Angeles, CA	3.0	2.0	2236	$4,650	$2.08	44d	1	0.29mi
1112 S Highland Ave Los Angeles, CA	4.0	4.0	2100	$6,999	$3.33	44d	1	0.32mi
1112 S Highland Ave Los Angeles, CA	4.0	4.0	2100	$6,900	$3.29	2d	1	0.32mi
1145 S Longwood Ave Los Angeles, CA	4.0	3.0	2700	$14,900	$5.52	24d	1	0.39mi
1145 S Longwood Ave Los Angeles, CA	4.0	3.0	2700	$14,900	$5.52	44d	1	0.39mi
5115 Wilshire Blvd Los Angeles, CA	3.0	1.0–3.0	1127	$3,945	$3.50	2d	1	0.40mi
956 S Longwood Ave Los Angeles, CA	4.0	4.0	3034	$20,000	$6.59	44d	1	0.40mi
1212 S Cloverdale Ave Los Angeles, CA	4.0	2.5	2000	$7,500	$3.75	44d	1	0.42mi
664 S Mansfield Ave Los Angeles, CA	3.0	2.5	2270	$12,500	$5.51	19d	1	0.44mi
1274 S Orange Dr Los Angeles, CA	3.0	2.0	2578	$4,999	$1.94	44d	1	0.46mi
1226 S Longwood Ave Unit 1226 Los Angeles, CA	3.0	2.0	2400	$4,495	$1.87	24d	1	0.47mi
465 S Mansfield Ave Los Angeles, CA	4.0	5.0	2822	$15,900	$5.63	44d	1	0.54mi
429 S Orange Dr Los Angeles, CA	4.0	3.0	1960	$6,500	$3.32	44d	1	0.58mi
423 S Citrus Ave Los Angeles, CA	3.0	3.5	2680	$8,200	$3.06	5d	1	0.63mi
1155 S Rimpau Blvd Los Angeles, CA	4.0	4.0	2802	$10,000	$3.57	15d	1	0.63mi
1248 S Rimpau Blvd Los Angeles, CA	3.0	2.0	2100	$5,350	$2.55	44d	1	0.71mi
348 Hauser Blvd Los Angeles, CA	1.0–3.0	1.0–3.0	1392	$8,102	$5.82	2d	35	0.85mi
211 S Formosa Ave Los Angeles, CA	4.0	3.5	2846	$12,500	$4.39	2d	1	0.87mi
1372 Carmona Ave Los Angeles, CA	4.0	4.0	2182	$7,395	$3.39	17d	1	0.91mi
1063 S Genesee Ave Los Angeles, CA	3.0	2.0	2200	$6,800	$3.09	5d	1	0.97mi
120 S Poinsettia Pl Los Angeles, CA	5.0	4.0	2704	$10,750	$3.98	17d	1	1.04mi
6220 W 3rd St Los Angeles, CA	1.0–3.0	1.0–3.0	1397	$8,721	$6.24	2d	32	1.06mi
1805 S Longwood Ave Los Angeles, CA	5.0	3.5	2000	$5,395	$2.70	5d	1	1.06mi
119 N Orange Dr Los Angeles, CA	3.0	2.0	2242	$6,595	$2.94	44d	1	1.13mi
846 S Lucerne Blvd Los Angeles, CA	3.0	2.0	2162	$5,695	$2.63	3d	1	1.14mi
125 N Orange Dr Los Angeles, CA	3.0	2.0	2150	$7,300	$3.40	44d	1	1.14mi
6128 Maryland Dr Los Angeles, CA	4.0	3.5	2597	$7,000	$2.70	44d	1	1.17mi
137 N Poinsettia Pl Los Angeles, CA	4.0	4.0	2503	$9,000	$3.60	24d	1	1.17mi
6138 Maryland Dr Los Angeles, CA	4.0	4.5	4000	$16,000	$4.00	44d	1	1.18mi
6131 W 5th St Los Angeles, CA	3.0	2.0	2064	$7,950	$3.85	24d	1	1.21mi
1801 Buckingham Rd Los Angeles, CA	3.0	3.5	3977	$15,000	$3.77	15d	1	1.23mi
6241 Drexel Ave Los Angeles, CA	4.0	3.5	2700	$11,950	$4.43	5d	1	1.26mi
1732 Hauser Blvd Los Angeles, CA	3.0	2.0	2314	$4,395	$1.90	24d	1	1.29mi
6348 Colgate Ave Los Angeles, CA	3.0	2.0	2436	$8,650	$3.55	24d	1	1.29mi
1620 S Victoria Ave Los Angeles, CA	5.0	5.0	4038	$7,850	$1.94	44d	1	1.29mi
5024 W 20th St Los Angeles, CA	5.0	2.0	1996	$5,250	$2.63	44d	1	1.30mi
311 N Mansfield Ave Unit U Los Angeles, CA	3.0	3.5	2756	$8,000	$2.90	11d	1	1.31mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $899,000 Active 28 DOM
2. 2026-06-17
   days on market $899,000 Active 27 DOM
3. 2026-06-16
   days on market $899,000 Active 26 DOM
4. 2026-06-15
   days on market $899,000 Active 25 DOM
5. 2026-06-13
   days on market $899,000 Active 23 DOM
6. 2026-06-09
   days on market $899,000 Active 19 DOM
7. 2026-06-08
   days on market $899,000 Active 18 DOM
8. 2026-06-07
   days on market $899,000 Active 17 DOM
9. 2026-06-04
   days on market $899,000 Active 14 DOM
10. 2026-06-03
    days on market $899,000 Active 13 DOM
11. 2026-06-02
    days on market $899,000 Active 12 DOM
12. 2026-06-01
    days on market $899,000 Active 11 DOM
13. 2026-05-31
    days on market $899,000 Active 10 DOM
14. 2026-05-21
    listed $899,000 Active
15. 2023-02-24
    soldstatus $1,130,000
16. 2023-02-17
    soldstatus $1,130,000 Closed Sale 1043-char remark

    Show marketing remark (1043 chars)

    A rare find, a great income oppotunity for Investors! A Duplex located in the heart of highly desirable Sycamore Square. Each unit ha a spacious living room leading to a formal separate dining room with it's wood laminate flooring just perfect for entertaining. Enjoy cooking in this updated kitchen with its new granite coutertops, built in cabinets, new microwave, kitchen sing and dishwasher Savor your dishes eating in the breakfast nook. A separate space adjacent to the kitchen can be used as pantry or even as a work station. There are 2 spacious bedrooms with a large closet, a shared bathroom complete with a tub. Central aircon, tankless water heater, designated laundry area and a detached car garage for each unit. A huge backyardperfect for entertainment and BBQ with families and friends. It's a gardener's delight to see the yard lined with guava, pomegranate and asian lemon. Wilshire Crest Elementary School is just across. The very best in restaurants, park, publict transportation and entertainment is merely minutes away.

17. 2022-12-16
    status Pending Sale 1043-char remark

    Show marketing remark (1043 chars)

    A rare find, a great income oppotunity for Investors! A Duplex located in the heart of highly desirable Sycamore Square. Each unit ha a spacious living room leading to a formal separate dining room with it's wood laminate flooring just perfect for entertaining. Enjoy cooking in this updated kitchen with its new granite coutertops, built in cabinets, new microwave, kitchen sing and dishwasher Savor your dishes eating in the breakfast nook. A separate space adjacent to the kitchen can be used as pantry or even as a work station. There are 2 spacious bedrooms with a large closet, a shared bathroom complete with a tub. Central aircon, tankless water heater, designated laundry area and a detached car garage for each unit. A huge backyardperfect for entertainment and BBQ with families and friends. It's a gardener's delight to see the yard lined with guava, pomegranate and asian lemon. Wilshire Crest Elementary School is just across. The very best in restaurants, park, publict transportation and entertainment is merely minutes away.

18. 2022-10-18
    listed $1,625,000 Active 1043-char remark

    Show marketing remark (1043 chars)

    A rare find, a great income oppotunity for Investors! A Duplex located in the heart of highly desirable Sycamore Square. Each unit ha a spacious living room leading to a formal separate dining room with it's wood laminate flooring just perfect for entertaining. Enjoy cooking in this updated kitchen with its new granite coutertops, built in cabinets, new microwave, kitchen sing and dishwasher Savor your dishes eating in the breakfast nook. A separate space adjacent to the kitchen can be used as pantry or even as a work station. There are 2 spacious bedrooms with a large closet, a shared bathroom complete with a tub. Central aircon, tankless water heater, designated laundry area and a detached car garage for each unit. A huge backyardperfect for entertainment and BBQ with families and friends. It's a gardener's delight to see the yard lined with guava, pomegranate and asian lemon. Wilshire Crest Elementary School is just across. The very best in restaurants, park, publict transportation and entertainment is merely minutes away.

19. 1995-06-30
    soldstatus $212,000
20. 1974-11-08
    soldstatus $44,000

ⓘ 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: $16,824 · $1,402/mo
• Projected year-2 tax: $16,824 · $1,402/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 6/10 Major 7 d/yr ≥89°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,795
• − Mortgage interest: −$50,358
• − Property taxes: −$16,824
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,664
• − Management: −$7,664
• − HOA: −$3,660
• − Depreciation: −$26,153
• Taxable loss: −$21,022
• Est. tax savings @ 24.0%: +$5,045
• After-tax cash flow: $-829/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): 39,278
• Household income: $109,785
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 4924.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Hispanic / Latino 13% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 9% Korean 6% Other Indo-European 5%

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: ▲ 2.55%
• Current HPI: 439.6946
• Rent YoY: ▼ -1.13%
• 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

+1943.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $899,000 TheMLS
• 2023-02-24 Sold (Public Records) $1,130,000 Public Records
• 2023-02-17 Sold (MLS) $1,130,000 CRMLS
• 2022-12-16 Pending — CRMLS
• 2022-10-18 Listed $1,625,000 CRMLS
• 1995-06-30 Sold (Public Records) $212,000 Public Records
• 1974-11-08 Sold (Public Records) $44,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $16,824 · +1.1% YoY. Source: county tax records.