1549 E.33 St · Los Angeles, CA 90011

$700,000

6 bd · 3.0 ba · 2,132 sqft · MultiFamily public records · 301 Days on market

Built 1964 5,142 sqft lot $328/sqft · at area comps Est $667k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +5.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

this is an investment opportunity for all you investor. we reduced the price in order to sale faster. now only $700.000. make your offer. the best you can. we are ready to work with any offer. primeros compradores ya pueden calificar. maybe one unit will be vacant. quiere comprar unidades baratas para rentar esta es la oportunidad pase a mirarlas por fuera. it has long driveway with cement to park many cars. and a lot of possibilities in the back yard. hurry investor this is a lucrative investment.

Key facts

• Cement parking
• Long driveway
• 5,142 sq ft lot

Tags

• LONG DRIVEWAY
• CEMENT PARKING
• BACK YARD POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive. Per door: $690/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $10,427/mo this rent would consume 212% of the median local household income ($59k/yr) (locally 5930% 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 $5k of loan paydown is wiped out by about $21k 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 + 0.0% rent growth), your $196k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $44k; list at $700k implies a 1491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $616,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.49% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (median comp): $666,892
• List price: $700,000
• Delta: 4.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 E 41st	0.28mi	6/3.0	1,974 (-7%)	5mo	$840,000	$426	71
1490 E 43rd St	0.44mi	6/4.0	2,136 (+0%)	8mo	$825,000	$386	69
1354 E 33rd St	0.19mi	5/3.0 (-1)	1,986 (-7%)	14mo	$675,000	$340	63
1629 E Vernon	0.55mi	6/4.0	2,274 (+7%)	2mo	$899,000	$395	58
1162 E Martin Luther King Jr Blvd	0.46mi	7/3.0 (+1)	2,031 (-5%)	15mo	$865,000	$426	54
1139 E 43rd St	0.63mi	5/2.0 (-1)	2,056 (-4%)	8mo	$699,000	$340	49
1241 E 43rd	0.58mi	5/3.0 (-1)	2,362 (+11%)	3mo	$555,000	$235	48
1510 E 21st St	0.51mi	7/4.0 (+1)	2,191 (+3%)	20mo	$670,000	$306	46
1374 E 46th St	0.71mi	6/3.0	1,988 (-7%)	13mo	$850,000	$428	45
1382 E 21st St	0.65mi	7/3.0 (+1)	2,296 (+8%)	11mo	$769,000	$335	43
3424-3424 1/2 Paloma St	0.72mi	7/3.0 (+1)	2,298 (+8%)	10mo	$810,000	$352	40
4323 Honduras St	0.51mi	5/2.0 (-1)	2,022 (-5%)	22mo	$760,000	$376	40

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: 15.7%
• Equity multiple: 1.61×
• Total profit: $119,520
• Equity at exit: $104,372

10-year hold

• IRR: 22.2%
• Equity multiple: 2.66×
• Total profit: $324,462
• Equity at exit: $60,523

Cash invested: $196,000 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 33.6×

Monthly cashflow live

• Estimated rent: $10,427 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,190
• Net cashflow: $4,142

Break-even live

Break-even rent $5,184

Max offer price $700,000

Occupancy floor 55%

Sensitivity live

Price	-10% $4,538	-5% $4,340	+0% $4,142	+5% $3,944	+10% $3,746
Rent	-10% $3,318	-5% $3,730	+0% $4,142	+5% $4,554	+10% $4,966
Rate	-1.0pp $4,495	-0.5pp $4,320	base $4,142	+0.5pp $3,961	+1.0pp $3,776

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	—	$10,428
Total (6 units)			$10,427

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 E 33rd St Los Angeles, CA	5.0	4.0	3000	$750	$0.25	25d	1	0.16mi
1440 E 42nd St Los Angeles, CA	5.0	3.0	1849	$3,895	$2.11	44d	1	0.39mi
1130 E 28th St Los Angeles, CA	5.0	3.0	1700	$3,700	$2.18	44d	1	0.53mi
1128 E 28th St Unit 281130FB Los Angeles, CA	5.0	3.0	1650	$3,700	$2.24	17d	1	0.53mi
839 E 32nd St Unit 32(841) Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	25d	1	0.85mi
839 E 32nd St Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	16d	1	0.85mi
751 E Adams Blvd Los Angeles, CA	5.0	5.5	2050	$6,000	$2.93	44d	1	0.96mi
1142 E 50th St Los Angeles, CA	5.0	3.0	1857	$3,900	$2.10	44d	1	1.09mi
618 E 28th St Los Angeles, CA	5.0	5.0	1900	$4,000	$2.11	44d	1	1.12mi
441 E 41st St Los Angeles, CA	5.0	3.0	1679	$3,700	$2.20	44d	1	1.20mi
438 E 28th St Los Angeles, CA	5.0	5.0	1655	$4,500	$2.72	44d	1	1.23mi
436 E 28th St Unit 1 Los Angeles, CA	5.0	5.0	1655	$4,584	$2.77	44d	1	1.23mi
732 E 52nd St Unit 732 Los Angeles, CA	5.0	3.0	1675	$4,395	$2.62	6d	1	1.43mi

Listing history 35 events

1. 2026-06-18
   days on market $700,000 Active 301 DOM
2. 2026-06-17
   days on market $700,000 Active 300 DOM
3. 2026-06-16
   days on market $700,000 Active 299 DOM
4. 2026-06-15
   days on market $700,000 Active 298 DOM
5. 2026-06-13
   days on market $700,000 Active 296 DOM
6. 2026-06-09
   days on market $700,000 Active 292 DOM
7. 2026-06-08
   days on market $700,000 Active 291 DOM
8. 2026-06-07
   days on market $700,000 Active 290 DOM
9. 2026-06-04
   days on market $700,000 Active 287 DOM
10. 2026-06-03
    days on market $700,000 Active 286 DOM
11. 2026-06-02
    days on market $700,000 Active 285 DOM
12. 2026-06-01
    days on market $700,000 Active 284 DOM
13. 2026-05-31
    days on market $700,000 Active 283 DOM
14. 2025-08-21
    listed $700,000 Active 509-char remark

    Show marketing remark (509 chars)

    this is an investment opportunity for all you investor. we reduced the price in order to sale faster. now only $700.000. make your offer. the best you can. we are ready to work with any offer. primeros compradores ya pueden calificar. maybe one unit will be vacant. quiere comprar unidades baratas para rentar esta es la oportunidad pase a mirarlas por fuera. it has long driveway with cement to park many cars. and a lot of possibilities in the back yard. hurry investor this is a lucrative investment.

15. 2025-08-17
    historical
16. 2025-07-18
    price $700,000
17. 2025-04-22
    price $775,000
18. 2025-02-18
    listed $850,000 Active
19. 2024-04-29
    historical
20. 2023-08-14
    listed $595,000 Active
21. 2021-07-13
    historical
22. 2021-04-23
    listed $670,000 Active
23. 2011-12-12
    historical
24. 2011-08-25
    status Active
25. 2011-08-25
    historical Hold
26. 2011-03-04
    status Active
27. 2011-03-02
    historical Hold
28. 2011-03-02
    price $275,000
29. 2011-01-26
    price $299,900
30. 2010-11-12
    listed $315,000 Active
31. 2003-04-02
    historical
32. 2003-03-24
    listed $265,000
33. 1998-11-18
    historical
34. 1998-08-28
    listed
35. 1979-09-25
    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: $1,593 · $133/mo
• Projected year-2 tax: $5,320 · $443/mo
• Expected delta: +$3,727/yr (+$311/mo · 233.9%)

ⓘ 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 ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $125,124
• − Mortgage interest: −$39,211
• − Property taxes: −$1,593
• − Insurance: −$3,500
• − Repairs & maintenance: −$10,010
• − Management: −$10,010
• − Depreciation: −$20,364
• Taxable income: $40,436
• Est. tax owed @ 24.0%: −$9,705
• After-tax cash flow: $39,999/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+1490.9% since first listed

22 events — show timeline

• 2025-08-21 Listed $700,000 CRMLS
• 2025-08-17 Listing Removed — CRMLS
• 2025-07-18 Price Changed $700,000 CRMLS
• 2025-04-22 Price Changed $775,000 CRMLS
• 2025-02-18 Listed $850,000 CRMLS
• 2024-04-29 Listing Removed — CRMLS
• 2023-08-14 Listed $595,000 CRMLS
• 2021-07-13 Listing Removed — CRMLS
• 2021-04-23 Listed $670,000 CRMLS
• 2011-12-12 Listing Removed — CRMLS
• 2011-08-25 Relisted — CRMLS
• 2011-08-25 Delisted — CRMLS
• 2011-03-04 Relisted — CRMLS
• 2011-03-02 Delisted — CRMLS
• 2011-03-02 Price Changed $275,000 CRMLS
• 2011-01-26 Price Changed $299,900 CRMLS
• 2010-11-12 Listed $315,000 CRMLS
• 2003-04-02 Listing Removed — CRMLS
• 2003-03-24 Listed $265,000 CRMLS
• 1998-11-18 Delisted — TheMLS
• 1998-08-28 Listed — TheMLS
• 1979-09-25 Sold (Public Records) $44,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,593 · +1.4% YoY. Source: county tax records.