5151 S Vermont Ave · Los Angeles, CA 90037

$3,695,000

168 bd · 441.0 ba · 18,906 sqft · MultiFamily · 31 Days on market

Built 1924 0.44 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 21 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

BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950.. .. . 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD FOR GAS AND ELECTRIC. .. .PROPERTY SHALL BE SOLD IN "AS-IS" CONDITION. .. PLEASE DO NOT DISTURB THE TENANTS, ,, ,, , DRIVE BY ONLY. .. .. ."SUBJECT TO INSPECTION UPON ACCEPTED OFFER"

Key facts

• C2-zoned lot
• Two buildings
• 0.44 acre lot

Tags

• CORNER DOUBLE-LOT PROPERTY
• ABUNDANT ON-SITE PARKING
• TWO BUILDINGS
• STREET-FRONT RETAIL UNITS
• C2-ZONED LOT
• THREE DISTINCT PARCELS

Property features AI

Finance

• Other: Property zoning: LAC2; Two buildings on the site; Mixed-use unit types; Unit breakdowns provided: 8 like units of Unit Type 1 (1 bed / 1 bath) with actual rent $1,472.10 (projected $2,000); 6 like units of Unit Type 2 (studio / 1 bath) with actual rent $1,157.20 (projected $1,660); 7 like units of Unit Type 3 (1 bed / 1 bath) with actual rent $1,592.80 (projected $2,000)
• Financial info: Total gross income reported at $333,637; Gross operating income listed as $333; Net operating income reported at $219,952; Total annual expenses reported at $113,685; Cap rate: 6%; Gross rent multiplier: 10.74; Vacancy rate: 3%; Income reporting type: Actual
• HOA & community: 21 total units in the complex

Exterior

• Parking: Gated garage; Total of 25 parking spaces
• Security: Gated parking
• Utilities: No water, sewer, or power provider details provided
• Home design: Residential income property; Attached building; Two-level (2 stories)
• Construction: No year-built or material details provided; No roof or foundation details provided
• Exterior features: City view; No other exterior structures listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One-bedroom units (some units are 1-bedroom; unit counts listed below)
• Flooring: No flooring details provided
• Bathrooms: One-bath units
• Heating & cooling: Wall gas heating; Ceiling fans for cooling/ventilation
• Interior features: Ceiling fan(s); Wall gas heat
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 14×8bd/21.0ba + 7×?bd/?ba units multifamily listed at $3.69M.

Deal economics

• At list price, monthly cash flow is $23k ($282k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($62k rent vs $3.69M).
• Recommended offer: $3.58M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 rising (+1.7%/yr); 99 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $62,032/mo this rent would consume 1292% of the median local household income ($58k/yr) (locally 4200% 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 $26k of loan paydown is wiped out by about $111k 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 + 1.7% rent growth), your $1.03M cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($3.58M) 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 $2.98M; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,584,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.79×
• Total profit: $816,287
• Equity at exit: $550,937

10-year hold

• IRR: 27.1%
• Equity multiple: 3.24×
• Total profit: $2,316,840
• Equity at exit: $319,476

Cash invested: $1,034,600 (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 90037

• Rents YoY: 1.7%
• Active inventory: 99
• Price-to-rent: 92.2×

Monthly cashflow live

• Estimated rent: $62,032 medium
• Mortgage (P&I): −$19,377
• Tax est. 1.5%: −$4,619 /mo · $55,425/yr
• Insurance: −$1,540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$13,027
• Net cashflow: $23,470

Break-even live

Break-even rent $32,323

Max offer price $3,695,000

Occupancy floor 57%

Sensitivity live

Price	-10% $26,023	-5% $24,747	+0% $23,470	+5% $22,193	+10% $20,916
Rent	-10% $18,569	-5% $21,020	+0% $23,470	+5% $25,920	+10% $28,370
Rate	-1.0pp $25,331	-0.5pp $24,410	base $23,470	+0.5pp $22,512	+1.0pp $21,538

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

Units	Beds	Baths	Est. rent
▸ 14× units	8	21	$46,732
▸ 7× units	0	0	$15,295
Total (21 units)			$62,032

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: $923,750
• Closing costs: $110,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $3,695,000 Active 31 DOM
2. 2026-06-17
   days on market $3,695,000 Active 30 DOM
3. 2026-06-16
   days on market $3,695,000 Active 29 DOM
4. 2026-06-15
   days on market $3,695,000 Active 28 DOM
5. 2026-06-13
   days on market $3,695,000 Active 26 DOM
6. 2026-06-09
   days on market $3,695,000 Active 22 DOM
7. 2026-06-08
   days on market $3,695,000 Active 21 DOM
8. 2026-06-07
   days on market $3,695,000 Active 20 DOM
9. 2026-06-04
   days on market $3,695,000 Active 17 DOM
10. 2026-06-03
    days on market $3,695,000 Active 16 DOM
11. 2026-06-02
    days on market $3,695,000 Active 15 DOM
12. 2026-06-01
    days on market $3,695,000 Active 14 DOM
13. 2026-05-31
    days on market $3,695,000 Active 13 DOM
14. 2026-05-18
    listed $3,695,000 Active
15. 2017-01-20
    soldstatus $2,975,000 Closed 721-char remark

    Show marketing remark (514 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950..... 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD

16. 2017-01-20
    soldstatus $2,975,000 514-char remark

    Show marketing remark (514 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950..... 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD

17. 2016-12-02
    status Backup Offers Accepted 721-char remark

    Show marketing remark (721 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950.. .. . 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD FOR GAS AND ELECTRIC. .. .PROPERTY SHALL BE SOLD IN "AS-IS" CONDITION. .. PLEASE DO NOT DISTURB THE TENANTS, ,, ,, , DRIVE BY ONLY. .. .. ."SUBJECT TO INSPECTION UPON ACCEPTED OFFER"

18. 2016-09-07
    status Active 721-char remark

    Show marketing remark (721 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950.. .. . 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD FOR GAS AND ELECTRIC. .. .PROPERTY SHALL BE SOLD IN "AS-IS" CONDITION. .. PLEASE DO NOT DISTURB THE TENANTS, ,, ,, , DRIVE BY ONLY. .. .. ."SUBJECT TO INSPECTION UPON ACCEPTED OFFER"

19. 2016-08-30
    status Pending 721-char remark

    Show marketing remark (721 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950.. .. . 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD FOR GAS AND ELECTRIC. .. .PROPERTY SHALL BE SOLD IN "AS-IS" CONDITION. .. PLEASE DO NOT DISTURB THE TENANTS, ,, ,, , DRIVE BY ONLY. .. .. ."SUBJECT TO INSPECTION UPON ACCEPTED OFFER"

20. 2016-07-22
    listed $3,000,000 Active 721-char remark

    Show marketing remark (514 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950..... 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD

21. 2016-07-22
    listed $3,000,000 514-char remark

    Show marketing remark (514 chars)

    BACK ON THE MARKET AGAIN. GREAT INCOME!!!! THIS PROPERTY IS A RETROFITTED BRICK BUILDING COMPOSED OF RESIDENTIAL AND RETAIL UNITS NEAR USC, LA COLISEUM AND SCIENCE MUSIUM. THE PROPERTY IS LOCATED ON 5151 S. VERMONT(5002-030-017 /BUILDING:12,972SQ/FT) & 5161 S. VERMONT(5002-030-018 / BUILDING: 5,984SQ/FT)17,282 SQ/FT. LOT WITH 6 RETAILS, 6 1-BED AND 8 SINGLES PLUS 28 PARKING SPACES LOCATED IN THE BACK OF THE BUILDING. #14: SINGLE / $950..... 6 RETAIL SHOPS: $9,610 / MONTH. EVERY UNIT IS INDIVIDUALLY METERD

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $744,384
• − Mortgage interest: −$206,977
• − Property taxes: −$55,425
• − Insurance: −$18,475
• − Repairs & maintenance: −$59,551
• − Management: −$59,551
• − Depreciation: −$107,491
• Taxable income: $236,914
• Est. tax owed @ 24.0%: −$56,859
• After-tax cash flow: $224,780/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+23.2% since first listed

8 events — show timeline

• 2026-05-18 Listed $3,695,000 TheMLS
• 2017-01-20 Sold (MLS) $2,975,000 SDMLS
• 2017-01-20 Sold (MLS) $2,975,000 TheMLS
• 2016-12-02 Pending — TheMLS
• 2016-09-07 Relisted — TheMLS
• 2016-08-30 Pending — TheMLS
• 2016-07-22 Listed $3,000,000 TheMLS
• 2016-07-22 Listed $3,000,000 SDMLS