3305 W 21st St #6 · Los Angeles, CA 90018

$1,495,900

8 bd · 6.0 ba · 4,740 sqft · MultiFamily public records · 305 Days on market

Built 1953 6,885 sqft lot $316/sqft · 15% above area Est $1297k · 15% over

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Why this score? — see what drove the C+ 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

Key facts

• Recently updated
• Secure garage
• Corner lot

Tags

• CORNER LOT
• SECURE GARAGE
• RECENTLY UPDATED
• ROOM TO ADD WASHER N DRYER

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive. Per door: $894/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.50M).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+1.1%/yr); 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,968/mo this rent would consume 362% of the median local household income ($63k/yr) (locally 3780% 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 $10k of loan paydown is wiped out by about $45k 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 + 1.1% rent growth), your $419k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $404k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $900k; list at $1.50M implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $1,316,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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 1953 — 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: 1.27% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $1,296,752
• List price: $1,495,900
• Delta: 15.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 S Norton Ave	0.75mi	8/7.0	4,664 (-2%)	12mo	$1,700,000	$364	48
1241 4th Ave	0.71mi	8/4.0	4,910 (+4%)	10mo	$1,500,000	$305	45
2320 W 25th St	0.34mi	7/2.5 (-1)	4,996 (+5%)	24mo	$1,275,000	$255	36

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $64,423
• Equity at exit: $223,044

10-year hold

• IRR: 11.8%
• Equity multiple: 1.86×
• Total profit: $358,324
• Equity at exit: $129,338

Cash invested: $418,852 (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 90018

• Rents YoY: 1.1%
• Active inventory: 114
• Price-to-rent: 39.4×

Monthly cashflow live

• Estimated rent: $18,968 medium
• Mortgage (P&I): −$7,845
• Tax from tax record: −$1,153 /mo · $13,831/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,983
• Net cashflow: $5,364

Break-even live

Break-even rent $12,178

Max offer price $1,495,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$18,966
Total (6 units)			$18,968

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: $373,975
• Closing costs: $44,877
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Westmoreland Blvd Los Angeles, CA	7.0	3.5	3671	$10,000	$2.72	24d	1	0.82mi
2945 Raymond Ave Los Angeles, CA	7.0	3.0	4464	$9,975	$2.23	43d	1	1.43mi

Listing history 32 events

1. 2026-06-18
   days on market $1,495,900 Active 305 DOM
2. 2026-06-17
   days on market $1,495,900 Active 304 DOM
3. 2026-06-16
   days on market $1,495,900 Active 303 DOM
4. 2026-06-15
   days on market $1,495,900 Active 302 DOM
5. 2026-06-13
   days on market $1,495,900 Active 300 DOM
6. 2026-06-09
   days on market $1,495,900 Active 296 DOM
7. 2026-06-08
   days on market $1,495,900 Active 295 DOM
8. 2026-06-07
   days on market $1,495,900 Active 294 DOM
9. 2026-06-04
   days on market $1,495,900 Active 291 DOM
10. 2026-06-03
    days on market $1,495,900 Active 290 DOM
11. 2026-06-02
    days on market $1,495,900 Active 289 DOM
12. 2026-06-01
    days on market $1,495,900 Active 288 DOM
13. 2026-05-31
    days on market $1,495,900 Active 287 DOM
14. 2026-03-17
    price $1,495,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

15. 2026-02-05
    price $1,549,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

16. 2025-11-21
    price $1,579,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

17. 2025-11-13
    price $1,624,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

18. 2025-10-23
    price $1,694,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

19. 2025-10-13
    price $1,759,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

20. 2025-09-07
    price $1,859,900 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

21. 2025-08-15
    listed $1,899,900 Active 285-char remark

    Show marketing remark (285 chars)

    Freshly painted exterior building Great location !!!!! Corner lot 6 plex 2 story 2- 2 bd 4 -1 bd good upside 3 units recently updated has secure 5 car garage don't wait send offer now Has room to add coin op washer n dryer for extra income 5 long term tenants 1 new all occupied

22. 2015-12-29
    soldstatus $900,000
23. 2011-01-10
    historical
24. 2010-08-11
    listed $601,750 Active
25. 2010-01-11
    historical Expired
26. 2009-07-22
    listed Active
27. 2007-01-30
    historical
28. 2004-11-22
    listed
29. 2004-11-16
    historical
30. 2004-08-17
    historical
31. 2004-08-17
    listed
32. 2004-06-27
    listed

ⓘ 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: $13,831 · $1,153/mo
• Projected year-2 tax: $13,831 · $1,153/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 ≥89°F today · 21 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: $227,616
• − Mortgage interest: −$83,794
• − Property taxes: −$13,831
• − Insurance: −$7,480
• − Repairs & maintenance: −$18,209
• − Management: −$18,209
• − Depreciation: −$43,517
• Taxable income: $42,576
• Est. tax owed @ 24.0%: −$10,218
• After-tax cash flow: $54,152/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): 48,745
• Household income: $62,864
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 3780.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 57% Black 24% Two or more races 16% White 8% Asian 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: British 2% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 38% English-only · Spanish 53% Korean 3% 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: ▼ -812.15%
• Current HPI: 490.9265
• Rent YoY: ▲ 1.15%
• 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

+148.6% since first listed

19 events — show timeline

• 2026-03-17 Price Changed $1,495,900 TheMLS
• 2026-02-05 Price Changed $1,549,900 TheMLS
• 2025-11-21 Price Changed $1,579,900 TheMLS
• 2025-11-13 Price Changed $1,624,900 TheMLS
• 2025-10-23 Price Changed $1,694,900 TheMLS
• 2025-10-13 Price Changed $1,759,900 TheMLS
• 2025-09-07 Price Changed $1,859,900 TheMLS
• 2025-08-15 Listed $1,899,900 TheMLS
• 2015-12-29 Sold (Public Records) $900,000 Public Records
• 2011-01-10 Listing Removed — CRMLS
• 2010-08-11 Listed $601,750 CRMLS
• 2010-01-11 Delisted — TheMLS
• 2009-07-22 Listed — TheMLS
• 2007-01-30 Delisted — TheMLS
• 2004-11-22 Listed — TheMLS
• 2004-11-16 Delisted — TheMLS
• 2004-08-17 Listed — TheMLS
• 2004-08-17 Delisted — TheMLS
• 2004-06-27 Listed — TheMLS

Property tax history

+13.1%/yr

Latest (2025): $13,831 · +1.4% YoY. Source: county tax records.