11114 Willowbrook Ave · Los Angeles, CA 90059

$679,000

3 bd · 2.0 ba · 1,377 sqft · MultiFamily public records · 148 Days on market

Built 1961 4,720 sqft lot $493/sqft · 31% above area Est $669k · at est.

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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 +17.8/30.0
• ARV discount +6.8/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent opportunity to own a three-unit income property in the heart of Los Angeles. This versatile property features a well-balanced unit mix, ideal for investors or owner-users seeking strong rental demand and long-term upside. The property includes a spacious 2-bedroom / 1-bath unit, a 1-bedroom / 1-bath unit, and a newly constructed 1-bedroom / 1-bath ADU, offering modern living space and added rental flexibility. The new ADU enhances overall income potential while appealing to today’s tenants seeking updated finishes and efficient layouts. Located in a high-demand rental area with convenient access to major freeways, public transportation, shopping, schools, and employment centers, this property benefits from consistent tenant demand. Whether you are looking to live in one unit and rent the others or add a solid performer to your investment portfolio, this property presents a compelling opportunity in a growing Los Angeles neighborhood.

Key facts

• 4,720 sq ft lot
• Built 1961
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $637k (6.2% below list).
• Recommended offer: $598k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 53 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 $6,368/mo this rent would consume 136% of the median local household income ($56k/yr) (locally 2085% 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 $20k 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 148 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $40k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $597,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $669,301
• List price: $679,000
• Delta: 1.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 E 115th	0.66mi	3/2.0	1,460 (+6%)	1mo	$270,000	$185	58
10910 Wilmington Ave	0.22mi	4/2.0 (+1)	1,491 (+8%)	19mo	$620,000	$416	55
10408 Kalmia St	0.71mi	3/2.0	1,555 (+13%)	6mo	$760,000	$489	40
2045 E 111TH St	0.31mi	3/1.0	1,182 (-14%)	23mo	$795,000	$673	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-74,734
• Equity at exit: $101,241

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-19,733
• Equity at exit: $58,708

Cash invested: $190,120 (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 90059

• Active inventory: 53
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $6,368 medium
• Mortgage (P&I): −$3,561
• Tax from tax record: −$632 /mo · $7,588/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,337
• Net cashflow: $555

Break-even live

Break-even rent $5,666

Max offer price $679,000

Occupancy floor 86%

Sensitivity live

Price	-10% $939	-5% $747	+0% $555	+5% $363	+10% $170
Rent	-10% $52	-5% $303	+0% $555	+5% $806	+10% $1,058
Rate	-1.0pp $897	-0.5pp $727	base $555	+0.5pp $379	+1.0pp $200

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,417
▸ 2× units	1	1	$3,950
Total (3 units)			$6,368

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10952 1/2 Wilmington Ave Los Angeles, CA	3.0	2.0	1164	$2,950	$2.53	44d	1	0.16mi
10952 Wilmington Ave Unit 10952 Los Angeles, CA	3.0	2.0	1164	$2,990	$2.57	44d	1	0.16mi
10913 Wilmington Ave Los Angeles, CA	4.0	2.0	1450	$3,050	$2.10	44d	1	0.19mi
1667 E 111th St Los Angeles, CA	2.0	2.0	1225	$2,600	$2.12	44d	1	0.22mi
1771 E Imperial Hwy Los Angeles, CA	2.0	1.0	972	$2,700	$2.78	44d	1	0.31mi
10422 1/2 Graham Ave Unit Graham(10422 1/2) Watts, CA	3.0	3.0	1250	$3,100	$2.48	44d	1	0.49mi
1635 E 117th St Los Angeles, CA	1.0–3.0	1.0–2.0	735	$3,187	$4.34	10d	2	0.51mi
10376 Wilmington Ave Los Angeles, CA	3.0	2.0	1230	$2,990	$2.43	44d	1	0.52mi
10527 Pace Ave Los Angeles, CA	3.0	1.0	992	$3,400	$3.43	44d	1	0.87mi
1101 E 115th St Los Angeles, CA	3.0	1.0	968	$2,995	$3.09	44d	1	0.97mi
1130 E 118th St Los Angeles, CA	3.0	2.0	1631	$3,800	$2.33	25d	1	1.04mi
9526 Croesus Ave Unit 9526 Los Angeles, CA	3.0	1.0	1000	$2,800	$2.80	44d	1	1.13mi
12202 Alvaro St Los Angeles, CA	3.0	2.0	1485	$3,900	$2.63	44d	1	1.13mi
9525 Juniper St Unit 9525 1/2 Los Angeles, CA	2.0	1.0	1001	$2,450	$2.45	16d	1	1.15mi
831 E 109th St Unit A Los Angeles, CA	4.0	3.0	1588	$3,500	$2.20	44d	1	1.16mi
10972 McKinley Ave Unit 1/4 Los Angeles, CA	3.0	2.0	1050	$3,500	$3.33	14d	1	1.18mi
9412 Wilmington Ave Unit 1-2 Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	25d	1	1.20mi
3040 Seminole Ave South Gate, CA	3.0	2.0	1306	$3,650	$2.79	25d	1	1.29mi
676 E 115th St Los Angeles, CA	2.0	1.0	1050	$2,600	$2.48	44d	1	1.32mi
2118 E 92nd St Unit 2120 Watts, CA	4.0	2.0	1303	$3,668	$2.82	19d	1	1.35mi
2118 E 92nd St Unit 2120 Watts, CA	4.0	2.0	1303	$3,150	$2.42	5d	1	1.35mi
636 E Imperial Hwy Los Angeles, CA	3.0	2.0	1100	$3,250	$2.95	44d	1	1.38mi
632 E 113th St Los Angeles, CA	4.0	2.0	1126	$3,750	$3.33	44d	1	1.38mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	44d	1	1.43mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	44d	1	1.43mi
10962 Avalon Blvd Los Angeles, CA	4.0	3.0	1500	$3,300	$2.20	14d	1	1.44mi
10960 Avalon Blvd #10962 Los Angeles, CA	4.0	3.0	1500	$3,300	$2.20	18d	1	1.44mi
1416 W 130th St Compton, CA	3.0	1.0	1065	$3,400	$3.19	44d	1	1.45mi
10524 S Avalon Blvd Unit 10524 Los Angeles, CA	4.0	2.0	1200	$2,695	$2.25	44d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $679,000 Active 148 DOM
2. 2026-06-17
   days on market $679,000 Active 147 DOM
3. 2026-06-16
   days on market $679,000 Active 146 DOM
4. 2026-06-15
   days on market $679,000 Active 145 DOM
5. 2026-06-13
   days on market $679,000 Active 143 DOM
6. 2026-06-09
   days on market $679,000 Active 139 DOM
7. 2026-06-08
   days on market $679,000 Active 138 DOM
8. 2026-06-07
   days on market $679,000 Active 137 DOM
9. 2026-06-04
   days on market $679,000 Active 134 DOM
10. 2026-06-03
    days on market $679,000 Active 133 DOM
11. 2026-06-02
    days on market $679,000 Active 132 DOM
12. 2026-06-01
    days on market $679,000 Active 131 DOM
13. 2026-05-31
    days on market $679,000 Active 130 DOM
14. 2026-01-27
    price $679,000 963-char remark

    Show marketing remark (963 chars)

    Excellent opportunity to own a three-unit income property in the heart of Los Angeles. This versatile property features a well-balanced unit mix, ideal for investors or owner-users seeking strong rental demand and long-term upside. The property includes a spacious 2-bedroom / 1-bath unit, a 1-bedroom / 1-bath unit, and a newly constructed 1-bedroom / 1-bath ADU, offering modern living space and added rental flexibility. The new ADU enhances overall income potential while appealing to today’s tenants seeking updated finishes and efficient layouts. Located in a high-demand rental area with convenient access to major freeways, public transportation, shopping, schools, and employment centers, this property benefits from consistent tenant demand. Whether you are looking to live in one unit and rent the others or add a solid performer to your investment portfolio, this property presents a compelling opportunity in a growing Los Angeles neighborhood.

15. 2026-01-21
    listed $719,000 Active 963-char remark

    Show marketing remark (963 chars)

    Excellent opportunity to own a three-unit income property in the heart of Los Angeles. This versatile property features a well-balanced unit mix, ideal for investors or owner-users seeking strong rental demand and long-term upside. The property includes a spacious 2-bedroom / 1-bath unit, a 1-bedroom / 1-bath unit, and a newly constructed 1-bedroom / 1-bath ADU, offering modern living space and added rental flexibility. The new ADU enhances overall income potential while appealing to today’s tenants seeking updated finishes and efficient layouts. Located in a high-demand rental area with convenient access to major freeways, public transportation, shopping, schools, and employment centers, this property benefits from consistent tenant demand. Whether you are looking to live in one unit and rent the others or add a solid performer to your investment portfolio, this property presents a compelling opportunity in a growing Los Angeles neighborhood.

16. 2026-01-20
    historical $719,000 963-char remark

    Show marketing remark (963 chars)

    Excellent opportunity to own a three-unit income property in the heart of Los Angeles. This versatile property features a well-balanced unit mix, ideal for investors or owner-users seeking strong rental demand and long-term upside. The property includes a spacious 2-bedroom / 1-bath unit, a 1-bedroom / 1-bath unit, and a newly constructed 1-bedroom / 1-bath ADU, offering modern living space and added rental flexibility. The new ADU enhances overall income potential while appealing to today’s tenants seeking updated finishes and efficient layouts. Located in a high-demand rental area with convenient access to major freeways, public transportation, shopping, schools, and employment centers, this property benefits from consistent tenant demand. Whether you are looking to live in one unit and rent the others or add a solid performer to your investment portfolio, this property presents a compelling opportunity in a growing Los Angeles neighborhood.

17. 2025-07-14
    historical
18. 2025-05-29
    status Active
19. 2025-05-10
    price $689,888
20. 2025-04-22
    listed $750,000 Active
21. 2024-01-12
    soldstatus $500,000
22. 2024-01-09
    historical
23. 2023-12-05
    status Active
24. 2023-11-20
    historical Active Under Contract
25. 2023-11-11
    listed $499,000 Active
26. 2023-02-08
    soldstatus $310,000 Sold
27. 2023-02-08
    soldstatus $310,000
28. 2023-01-18
    status Pending
29. 2023-01-10
    listed $375,000 Active
30. 2022-11-09
    historical Backup Offers Accepted
31. 2022-10-28
    listed Active
32. 2015-06-12
    soldstatus $305,000 Closed
33. 2015-05-12
    soldstatus $305,000
34. 2015-05-04
    status Pending
35. 2015-02-21
    status Active
36. 2015-01-19
    status Pending
37. 2015-01-13
    price $315,000
38. 2015-01-13
    price $288,000
39. 2014-11-29
    listed $289,000 Active
40. 2012-08-16
    soldstatus $103,000 Closed
41. 2012-08-15
    soldstatus $103,000
42. 2012-07-16
    status Pending
43. 2012-07-11
    status Backup Offers Accepted
44. 2012-06-12
    price $125,000
45. 2012-05-22
    price $130,000 Active
46. 2012-05-22
    status Active
47. 2012-03-02
    status Pending
48. 2012-01-02
    price $120,000
49. 2011-12-14
    listed $155,000 Active
50. 2007-12-06
    historical

ⓘ 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: $7,588 · $632/mo
• Projected year-2 tax: $7,588 · $632/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 ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,416
• − Mortgage interest: −$38,035
• − Property taxes: −$7,588
• − Insurance: −$3,395
• − Repairs & maintenance: −$6,113
• − Management: −$6,113
• − Depreciation: −$19,753
• Taxable loss: −$4,581
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $7,756/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): 37,511
• Household income: $56,152
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2085.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 25% Two or more races 19% Native American 1% White 1% Asian 1%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 28% · Canada, China
• Languages at home: 36% English-only · Spanish 63% Chinese 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: ▼ -734.23%
• Current HPI: 496.7528
• 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

+3894.1% since first listed

42 events — show timeline

• 2026-01-27 Price Changed $679,000 CRMLS
• 2026-01-21 Listed $719,000 CRMLS
• 2026-01-20 Coming Soon $719,000 CRMLS
• 2025-07-14 Listing Removed — CRMLS
• 2025-05-29 Relisted — CRMLS
• 2025-05-10 Price Changed $689,888 CRMLS
• 2025-04-22 Listed $750,000 CRMLS
• 2024-01-12 Sold (Public Records) $500,000 Public Records
• 2024-01-09 Listing Removed — CRMLS
• 2023-12-05 Relisted — CRMLS
• 2023-11-20 Contingent — CRMLS
• 2023-11-11 Listed $499,000 CRMLS
• 2023-02-08 Sold (Public Records) $310,000 Public Records
• 2023-02-08 Sold (MLS) $310,000 TheMLS
• 2023-01-18 Pending — TheMLS
• 2023-01-10 Listed $375,000 TheMLS
• 2022-11-09 Contingent — TheMLS
• 2022-10-28 Listed — TheMLS
• 2015-06-12 Sold (MLS) $305,000 TheMLS
• 2015-05-12 Sold (Public Records) $305,000 Public Records
• 2015-05-04 Pending — TheMLS
• 2015-02-21 Relisted — TheMLS
• 2015-01-19 Pending — TheMLS
• 2015-01-13 Price Changed $288,000 TheMLS
• 2015-01-13 Price Changed $315,000 TheMLS
• 2014-11-29 Listed $289,000 TheMLS
• 2012-08-16 Sold (MLS) $103,000 TheMLS
• 2012-08-15 Sold (Public Records) $103,000 Public Records
• 2012-07-16 Pending — TheMLS
• 2012-07-11 Pending — TheMLS
• 2012-06-12 Price Changed $125,000 TheMLS
• 2012-05-22 Relisted — TheMLS
• 2012-05-22 Price Changed $130,000 TheMLS
• 2012-03-02 Pending — TheMLS
• 2012-01-02 Price Changed $120,000 TheMLS
• 2011-12-14 Listed $155,000 TheMLS
• 2007-12-06 Listing Removed — CRMLS
• 2007-06-06 Listed $439,000 CRMLS
• 2003-02-24 Sold (Public Records) $120,000 Public Records
• 2001-09-30 Delisted — TheMLS
• 2000-08-30 Listed — TheMLS
• 1972-02-16 Sold (Public Records) $17,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $7,588 · +4.4% YoY. Source: county tax records.