850 E 77th · Los Angeles, CA 90001

$449,900

1 bd · 1.0 ba · 490 sqft · MultiFamily public records · 4 Days on market

Built 1937 5,101 sqft lot $918/sqft · 96% above area Est $689k · 35% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Short sale duplex in Los Angeles offering a solid opportunity for investors or buyers looking to add value. Property features two units with strong potential and is priced accordingly.

Key facts

• 5,101 sq ft lot
• Built 1937
• Listed 4 days

Property features AI

Finance

• Other: Two total units on the parcel
• HOA & community: Street lighting; Sidewalks

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Duplex; Single-story; Front-facing entry
• Construction: Year built (per assessor); No common walls between units
• Exterior features: Rectangular lot with front and back yards; No pool

Interior

• Bedrooms: Three main-level bedrooms; All bedrooms located on the ground floor
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Has cooling (details noted in remarks)
• Interior features: One-level living; Front entry; Main-level bedrooms and bathrooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $720/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Cap rate 10.1% 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: 52 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $5,961/mo this rent would consume 118% of the median local household income ($61k/yr) (locally 2573% 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 $3k of loan paydown is wiped out by about $13k 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 + 3.0% rent growth), your $126k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,900

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 1937 — 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: 1.32% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (median comp): $689,431
• List price: $449,900
• Delta: -34.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $18,967
• Equity at exit: $67,082

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $135,338
• Equity at exit: $38,899

Cash invested: $125,972 (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 90001

• Active inventory: 52
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $5,961 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$723 /mo · $8,675/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,252
• Net cashflow: $1,439

Break-even live

Break-even rent $4,139

Max offer price $449,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,962
Total (2 units)			$5,961

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 E Florence Ave Los Angeles, CA	2.0	1.0	550	$1,924	$3.50	24d	3	0.95mi
7311 S Broadway Unit 100 Los Angeles, CA	1.0	1.0	367	$2,100	$5.72	43d	1	1.17mi
443 W Florence Ave Unit 445 Los Angeles, CA	1.0	1.0	358	$1,423	$3.97	22d	1	1.38mi
443 1/2 W Florence Ave Los Angeles, CA	—	1.0	221	$1,293	$5.85	22d	1	1.38mi
445 W Florence Ave Los Angeles, CA	1.0	1.0	255	$1,423	$5.57	43d	3	1.39mi
523 W 78th St Los Angeles, CA	—	1.0	250	$1,400	$5.60	43d	1	1.41mi

Listing history 10 events

1. 2026-06-04
   statusdays on market $449,900 Active 4 DOM
2. 2026-04-30
   listed $449,900 Active
3. 2023-02-03
   soldstatus $680,000
4. 2019-03-06
   soldstatus $415,000
5. 2018-07-30
   historical
6. 2018-07-30
   historical
7. 2018-07-09
   status Active
8. 2018-06-26
   historical Active Under Contract
9. 2018-01-05
   listed $399,993
10. 2018-01-05
    listed $399,993 Active

ⓘ 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: $8,675 · $723/mo
• Projected year-2 tax: $8,675 · $723/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 7 d/yr ≥90°F today · 22 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: $71,532
• − Mortgage interest: −$25,201
• − Property taxes: −$8,675
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,723
• − Management: −$5,723
• − Depreciation: −$13,088
• Taxable income: $10,873
• Est. tax owed @ 24.0%: −$2,610
• After-tax cash flow: $14,664/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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

+12.5% since first listed

10 events — show timeline

• 2026-06-04 Relisted — CRMLS
• 2026-04-30 Listed $449,900 CRMLS
• 2023-02-03 Sold (Public Records) $680,000 Public Records
• 2019-03-06 Sold (Public Records) $415,000 Public Records
• 2018-07-30 Listing Removed — CRMLS
• 2018-07-30 Listing Removed — SDMLS
• 2018-07-09 Relisted — CRMLS
• 2018-06-26 Contingent — CRMLS
• 2018-01-05 Listed $399,993 CRMLS
• 2018-01-05 Listed $399,993 SDMLS

Property tax history

+13.0%/yr

Latest (2025): $8,675 · +1.1% YoY. Source: county tax records.