1118 Elden Ave · Los Angeles, CA 90006

$1,995,000

8 bd · 9.0 ba · 4,890 sqft · MultiFamily public records · 110 Days on market

Built 1913 8,404 sqft lot $408/sqft · 35% above area Est $1475k · 35% over

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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 +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Completely remodeled and uniquely designed 5 units Apartment property ideally located between Koreatown and Downtown Los Angeles. The newly improved rear parking lot is spacious and well- maintained, offering ample and convenient 9 parking. In addition, the lot size of this property is significantly larger compared to other typical 5-unit buildings, providing added value and potential. All 5 units of 4 two bed and two bath and 1 studio room. Proof of fund including a loan pre-approval letter have to accompany an offer.

Key facts

• Remodeled
• Rear parking lot
• Spacious

Tags

• REMODELED
• UNIQUELY DESIGNED
• REAR PARKING LOT
• SPACIOUS
• WELL MAINTAINED
• LOT SIZE

What this means for you Summary

Snapshot

• This is a 5 × 8-bed/9.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $385/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.90M (5.0% below list).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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-, crime F, cost of living 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.
• Zoned schools: Leo Politi Elementary (572 students, 97% FRL); Berendo Middle (623 students, 98% FRL); Ramon C. Cortines School of Visual And Performing Arts (math 18% / reading 62%, grade F, #514 of 1,170 statewide, top 44%, 1,171 students, 69% FRL) — zoned schools average 88% FRL vs 67% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,959/mo this rent would consume 438% of the median local household income ($52k/yr) (locally 5727% 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 $14k of loan paydown is wiped out by about $60k 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 110 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $1.39M; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 1913 — 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. 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: 0.95% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,474,928
• List price: $1,995,000
• Delta: 35.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1038 Dewey Ave	0.47mi	8/8.0	5,216 (+7%)	7mo	$2,130,000	$408	57
2625 San Marino St	0.37mi	8/4.0	4,680 (-4%)	8mo	$1,737,000	$371	49
2743 James M Wood Blvd #8	0.41mi	8/8.0	4,320 (-12%)	14mo	$1,400,000	$324	46
851-857 S New Hampshire Ave	0.54mi	8/8.0	4,684 (-4%)	22mo	$1,550,000	$331	45
1631 W 11th Pl	0.65mi	7/6.0 (-1)	4,430 (-9%)	7mo	$860,000	$194	31
2815 W 7th	0.69mi	9/5.5 (+1)	5,208 (+6%)	15mo	$1,680,000	$323	25
926 S Mariposa Ave	0.71mi	8/4.0	5,040 (+3%)	22mo	$1,495,000	$297	23

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-256,528
• Equity at exit: $297,461

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-281,066
• Equity at exit: $172,491

Cash invested: $558,600 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 165
• Price-to-rent: 43.8×

Monthly cashflow live

• Estimated rent: $18,959 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$1,761 /mo · $21,137/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,981
• Net cashflow: $1,923

Break-even live

Break-even rent $16,525

Max offer price $1,995,000

Occupancy floor 85%

Sensitivity live

Price	-10% $3,052	-5% $2,488	+0% $1,923	+5% $1,358	+10% $794
Rent	-10% $425	-5% $1,174	+0% $1,923	+5% $2,672	+10% $3,421
Rate	-1.0pp $2,928	-0.5pp $2,430	base $1,923	+0.5pp $1,406	+1.0pp $880

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

Units	Beds	Baths	Est. rent
▸ 5× units	8	9	$18,960
Total (5 units)			$18,959

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Adams Blvd Los Angeles, CA	8.0	6.0	4700	$800	$0.17	45d	1	1.18mi
1804 Westmoreland Blvd Los Angeles, CA	7.0	3.5	3671	$10,000	$2.72	26d	1	1.26mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$10,886	$4.98	0d	2	1.29mi

Listing history 23 events

1. 2026-06-21
   days on market $1,995,000 Active 110 DOM
2. 2026-06-18
   days on market $1,995,000 Active 107 DOM
3. 2026-06-17
   days on market $1,995,000 Active 106 DOM
4. 2026-06-16
   days on market $1,995,000 Active 105 DOM
5. 2026-06-15
   days on market $1,995,000 Active 104 DOM
6. 2026-06-13
   days on market $1,995,000 Active 102 DOM
7. 2026-06-09
   days on market $1,995,000 Active 98 DOM
8. 2026-06-08
   days on market $1,995,000 Active 97 DOM
9. 2026-06-07
   days on market $1,995,000 Active 96 DOM
10. 2026-06-04
    days on market $1,995,000 Active 93 DOM
11. 2026-06-03
    days on market $1,995,000 Active 92 DOM
12. 2026-06-02
    days on market $1,995,000 Active 91 DOM
13. 2026-06-01
    days on market $1,995,000 Active 90 DOM
14. 2026-05-31
    days on market $1,995,000 Active 89 DOM
15. 2026-03-03
    listed $1,995,000 Active 525-char remark

    Show marketing remark (525 chars)

    Completely remodeled and uniquely designed 5 units Apartment property ideally located between Koreatown and Downtown Los Angeles. The newly improved rear parking lot is spacious and well- maintained, offering ample and convenient 9 parking. In addition, the lot size of this property is significantly larger compared to other typical 5-unit buildings, providing added value and potential. All 5 units of 4 two bed and two bath and 1 studio room. Proof of fund including a loan pre-approval letter have to accompany an offer.

16. 2020-02-28
    historical Expired
17. 2019-08-27
    listed Active
18. 2016-09-30
    soldstatus $1,390,000 Closed Sale
19. 2016-09-30
    soldstatus $1,390,000
20. 2016-09-30
    soldstatus $1,390,000
21. 2016-08-22
    status Pending Sale
22. 2016-07-05
    listed $850,000 Active
23. 2016-07-05
    listed $850,000

ⓘ 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: $21,137 · $1,761/mo
• Projected year-2 tax: $21,137 · $1,761/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 ≥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: $227,508
• − Mortgage interest: −$111,751
• − Property taxes: −$21,137
• − Insurance: −$9,975
• − Repairs & maintenance: −$18,201
• − Management: −$18,201
• − Depreciation: −$58,036
• Taxable loss: −$9,793
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $25,425/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 1%

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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+134.7% since first listed

9 events — show timeline

• 2026-03-03 Listed $1,995,000 TheMLS
• 2020-02-28 Delisted — TheMLS
• 2019-08-27 Listed — TheMLS
• 2016-09-30 Sold (Public Records) $1,390,000 Public Records
• 2016-09-30 Sold (MLS) $1,390,000 SDMLS
• 2016-09-30 Sold (MLS) $1,390,000 CRMLS
• 2016-08-22 Pending — CRMLS
• 2016-07-05 Listed $850,000 CRMLS
• 2016-07-05 Listed $850,000 SDMLS

Property tax history

+17.0%/yr

Latest (2025): $21,137 · +3.5% YoY. Source: county tax records.