541 S Normandie Ave · Los Angeles, CA 90020

$1,950,000

8 bd · 12.0 ba · 7,481 sqft · MultiFamily public records · 30 Days on market

Built 1955 7,509 sqft lot Est $1526k · 28% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Appreciation +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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

Excellent 12-unit investment opportunity located in the highly desirable Mid-Wilshire/Koreatown area of Los Angeles. 541 S Normandie Ave offers strong current income with significant rental upside potential. The property consists of a unit mix of eight 1-bedroom/1-bath units and four studio units situated on a 7,509 SF lot with LAR4 zoning. Seismic retrofit has already been completed, adding substantial value and reducing future capital expenditure concerns. Property also includes plans for additional ADU units, creating a rare opportunity for increased density and future income growth. Seller may offer favorable seller financing terms with as little as 25% down, featuring a 10-year interest-only note with no prepayment penalty. Centrally located near Wilshire Blvd, dining, shopping, public transit, and major employment centers. Excellent opportunity for investors seeking cash flow with long-term appreciation potential.

Key facts

• 7 509 sf lot
• Lar4 zoning
• 7,509 sq ft lot

Tags

• 12 UNIT INVESTMENT OPPORTUNITY
• STRONG CURRENT INCOME
• 7 509 SF LOT
• LAR4 ZONING
• SEISMIC RETROFIT COMPLETED
• PLANS FOR ADDITIONAL ADU UNITS

What this means for you Summary

Snapshot

• This is a 8×1bd/1ba + 4×?bd/1ba units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $7k ($80k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.95M).
• Recommended offer: $1.92M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (-1.3%/yr); 68 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $23,166/mo this rent would consume 454% of the median local household income ($61k/yr) (locally 5392% 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 $13k of loan paydown is wiped out by about $58k 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 30 days — a 2% lower offer ($1.92M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1955 — 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 $1,920,750 (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 1955 — 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: 1.19% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,526,124
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4051 - 4063 W 4th St	0.31mi	8/8.0	8,259 (+10%)	1mo	$1,500,000	$182	52
101 S Kenmore Ave	0.62mi	8/8.0	7,806 (+4%)	11mo	$1,595,000	$204	39
917 S Kenmore Ave	0.65mi	8/12.0	8,564 (+14%)	8mo	$2,060,000	$241	39

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $38,849
• Equity at exit: $290,751

10-year hold

• IRR: 8.6%
• Equity multiple: 1.57×
• Total profit: $313,641
• Equity at exit: $168,600

Cash invested: $546,000 (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 90020

• Home prices YoY: -1.0%
• Rents YoY: -1.3%
• Active inventory: 68
• Price-to-rent: 86.8×

Monthly cashflow live

• Estimated rent: $23,166 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$613 /mo · $7,361/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,865
• Net cashflow: $6,649

Break-even live

Break-even rent $14,749

Max offer price $1,950,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$14,984
▸ 4× units	0	1	$8,184
Total (12 units)			$23,166

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $1,950,000 Active 30 DOM
2. 2026-06-17
   days on market $1,950,000 Active 29 DOM
3. 2026-06-16
   days on market $1,950,000 Active 28 DOM
4. 2026-06-15
   days on market $1,950,000 Active 27 DOM
5. 2026-06-13
   days on market $1,950,000 Active 25 DOM
6. 2026-06-09
   days on market $1,950,000 Active 21 DOM
7. 2026-06-08
   days on market $1,950,000 Active 20 DOM
8. 2026-06-07
   days on market $1,950,000 Active 19 DOM
9. 2026-06-04
   days on market $1,950,000 Active 16 DOM
10. 2026-06-03
    days on market $1,950,000 Active 15 DOM
11. 2026-06-02
    days on market $1,950,000 Active 14 DOM
12. 2026-06-01
    days on market $1,950,000 Active 13 DOM
13. 2026-05-31
    days on market $1,950,000 Active 12 DOM
14. 2026-05-18
    listed $1,950,000 Active 933-char remark

    Show marketing remark (933 chars)

    Excellent 12-unit investment opportunity located in the highly desirable Mid-Wilshire/Koreatown area of Los Angeles. 541 S Normandie Ave offers strong current income with significant rental upside potential. The property consists of a unit mix of eight 1-bedroom/1-bath units and four studio units situated on a 7,509 SF lot with LAR4 zoning. Seismic retrofit has already been completed, adding substantial value and reducing future capital expenditure concerns. Property also includes plans for additional ADU units, creating a rare opportunity for increased density and future income growth. Seller may offer favorable seller financing terms with as little as 25% down, featuring a 10-year interest-only note with no prepayment penalty. Centrally located near Wilshire Blvd, dining, shopping, public transit, and major employment centers. Excellent opportunity for investors seeking cash flow with long-term appreciation potential.

15. 2026-04-14
    status Active
16. 2026-02-20
    status Active
17. 2026-02-01
    price
18. 2026-01-01
    listed Active
19. 2025-07-25
    soldstatus $1,815,000
20. 1972-03-21
    soldstatus $100,000

ⓘ 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: $7,361 · $613/mo
• Projected year-2 tax: $14,820 · $1,235/mo
• Expected delta: +$7,459/yr (+$622/mo · 101.3%)

ⓘ 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 ≥90°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: $277,992
• − Mortgage interest: −$109,230
• − Property taxes: −$7,361
• − Insurance: −$9,750
• − Repairs & maintenance: −$22,239
• − Management: −$22,239
• − Depreciation: −$56,727
• Taxable income: $50,445
• Est. tax owed @ 24.0%: −$12,107
• After-tax cash flow: $67,684/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): 38,994
• Household income: $61,184
• Rent vs Own: 91.0% rent · 9.0% own
• Severe rent burden: 5392.0

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 0.67)
• Race & ethnicity: Asian 44% Hispanic / Latino 35% White 12% Two or more races 11% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Scotch-Irish 1% Portuguese 1%
• Foreign-born: 53% · South Korea, Canada, China
• Languages at home: 29% English-only · Spanish 30% Korean 21% Tagalog/Filipino 6%

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: ▼ -3.25%
• Current HPI: 320.144
• Rent YoY: ▼ -1.32%
• 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

+1850.0% since first listed

7 events — show timeline

• 2026-05-18 Listed $1,950,000 TheMLS
• 2026-04-14 Relisted — TheMLS
• 2026-02-20 Relisted — TheMLS
• 2026-02-01 Price Changed — TheMLS
• 2026-01-01 Listed — TheMLS
• 2025-07-25 Sold (Public Records) $1,815,000 Public Records
• 1972-03-21 Sold (Public Records) $100,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,361 · +2.4% YoY. Source: county tax records.