7932 Blackburn Ave · Los Angeles, CA 90048

$1,795,000

6 bd · 4.0 ba · 3,861 sqft · MultiFamily public records · 1 Days on market

Built 1936 6,252 sqft lot $465/sqft · 10% below area Est $1986k · 10% under

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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).

• ARV discount +11.8/15.0
• Appreciation +8.1/10.0
• Cash flow +6.8/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.0/10.0

Multi-family units

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

Listing remarks

A rare duplex with nearly 4,000 SF of existing living space and fully city-approved plans to add a 1,000 SF two-story ADU in the back. The bottom unit will be delivered vacant, giving an owner-user immediate occupancy while generating rental income from the top unit, or allowing an investor to lease both units from day one. Positioned steps from The Grove, the Original Farmer's Market, Whole Foods and Trader Joe's, this is one of the most strategic locations in Los Angeles--walkable, in-demand and anchored by the Beverly Center corridor. Properties like this, combining scale, a turnkey development approval and a premier Westside address, rarely come to market. Ideal for owner-users and inve

Key facts

• City approved plans
• Two story adu
• Immediate occupancy

Tags

• CITY APPROVED PLANS
• TWO STORY ADU
• IMMEDIATE OCCUPANCY
• RENTAL INCOME
• STRATEGIC LOCATION
• WALKABLE

Property features AI

Finance

• Other: Zoning: LAR3
• Financial info: Unit 1 projected rent: $6,500; actual rent: $2,750; Unit 2 projected rent: $6,500; Gross income reported as $0; Vacancy rate: 1%; Rental data listed as Scheduled
• HOA & community: 2 units in the complex

Exterior

• Parking: Detached garage with door opener (side-by-side configuration); Total 8 parking spaces; 4 covered parking spaces; 4 open parking spaces
• Utilities: Water, sewer, and power information not provided
• Home design: Residential income duplex; Two levels / multi-levels
• Construction: 1 building
• Exterior features: Other structures on the lot

Interior

• Kitchen: Dishwasher; Range/oven; Refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 2 bathrooms
• Heating & cooling: Gravity heat; No cooling
• Interior features: Ceiling fan; Garbage disposal; Hood fan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative. Per door: $-1k/mo.
• To cash-flow at today's rent, offer at most $1.30M (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.16M (35.3% below list).
• Recommended offer: $1.16M (35.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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 flat; 122 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,616/mo this rent would consume 135% of the median local household income ($103k/yr) (locally 2888% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $125k of equity ($12k loan paydown + $112k appreciation (6.2% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$199k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,161,600 (35.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1936 — 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. 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?
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: 0.65% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.9

CMA / ARV

• ARV (median comp): $1,986,013
• List price: $1,795,000
• Delta: -6.85%
• 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
8206 W 4th St	0.29mi	6/4.0	3,822 (-1%)	7mo	$2,468,750	$646	79
6620 W 6th St	0.63mi	6/4.0	3,866 (+0%)	1mo	$2,042,500	$528	70
6152 Orange St	0.45mi	6/4.0	3,589 (-7%)	1mo	$1,425,000	$397	66
6410 W 6th St	0.49mi	6/5.0	3,909 (+1%)	9mo	$2,250,000	$576	64
6347 Orange St	0.47mi	6/6.0	3,984 (+3%)	8mo	$1,660,000	$417	59
8013 W 4th St	0.11mi	6/4.0	4,331 (+12%)	21mo	$1,867,000	$431	58
8256 Blackburn Ave	0.40mi	6/5.0	3,758 (-3%)	20mo	$1,625,000	$432	56
8442 W 4th St	0.70mi	6/4.0	3,753 (-3%)	13mo	$1,745,000	$465	52
6306 W 6th St	0.42mi	6/4.0	4,319 (+12%)	14mo	$1,865,000	$432	49
8218 Blackburn Ave	0.34mi	6/4.0	4,332 (+12%)	20mo	$2,282,320	$527	47
6216 W 6th St	0.40mi	6/4.0	4,339 (+12%)	18mo	$2,250,000	$519	46
440 440-442 N Harper Ave	0.68mi	6/4.0	4,249 (+10%)	22mo	$2,280,000	$537	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.67×
• Total profit: $334,632
• Equity at exit: $1,156,228

10-year hold

• IRR: 10.3%
• Equity multiple: 3.10×
• Total profit: $1,057,609
• Equity at exit: $2,121,202

Cash invested: $502,600 (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 90048

• Home prices YoY: 1.3%
• Rents YoY: 0.1%
• Active inventory: 122
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $11,616 high
• Mortgage (P&I): −$9,413
• Tax from tax record: −$1,797 /mo · $21,569/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,439
• Net cashflow: $-2,782

Break-even live

Break-even rent $15,137

Max offer price $1,303,578

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$11,616
Total (2 units)			$11,616

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6359 Colgate Ave Los Angeles, CA	5.0	5.5	4098	$18,999	$4.64	43d	1	0.11mi
6379 Colgate Ave Los Angeles, CA	5.0	6.0	4647	$24,950	$5.37	43d	1	0.12mi
356 N La Jolla Ave Los Angeles, CA	5.0	7.0	5601	$30,000	$5.36	43d	1	0.54mi
356 N La Jolla Ave Los Angeles, CA	5.0	5.5	5601	$30,000	$5.36	3d	1	0.54mi
419 N Edinburgh Ave Los Angeles, CA	5.0	5.0	5000	$29,995	$6.00	43d	1	0.54mi
6617 Lindenhurst Ave Los Angeles, CA	5.0	5.5	3900	$22,500	$5.77	1d	1	0.56mi
418 N Sweetzer Ave Los Angeles, CA	6.0	7.0	5136	$25,000	$4.87	43d	1	0.66mi
346 N Kings Rd Los Angeles, CA	6.0	7.0	4500	$22,950	$5.10	43d	1	0.67mi
429 N Sweetzer Ave Los Angeles, CA	5.0	5.5	4796	$17,950	$3.74	24d	1	0.69mi
449 N Sweetzer Ave Los Angeles, CA	5.0	5.5	3242	$9,900	$3.05	24d	1	0.72mi
458 N Flores St Los Angeles, CA	5.0	4.0	3621	$15,000	$4.14	18d	1	0.75mi
523 N Harper Ave Los Angeles, CA	5.0	5.5	4189	$23,000	$5.49	43d	1	0.77mi
333 N Croft Ave Los Angeles, CA	5.0	5.5	4800	$25,000	$5.21	43d	1	0.78mi
120 S Poinsettia Pl Los Angeles, CA	5.0	4.0	2704	$10,750	$3.98	16d	1	0.85mi
454 S Holt Ave Los Angeles, CA	5.0	6.0	3545	$28,000	$7.90	20d	1	0.87mi
160 N Stanley Dr Beverly Hills, CA	5.0	5.5	4100	$28,000	$6.83	1d	1	0.89mi
729 N Ogden Dr Los Angeles, CA	5.0	4.5	4600	$16,995	$3.69	1d	1	0.96mi
721 N Spaulding Ave Los Angeles, CA	5.0	4.5	4800	$19,500	$4.06	4d	1	0.97mi
637 N Gardner St Los Angeles, CA	5.0	5.5	4300	$19,500	$4.53	4d	1	0.99mi
738 N Harper Ave Los Angeles, CA	5.0	5.5	5501	$25,000	$4.54	43d	1	1.01mi
731 N Curson Ave Los Angeles, CA	6.0	5.5	5109	$22,000	$4.31	24d	1	1.03mi
736 N Curson Ave Los Angeles, CA	5.0	5.5	4700	$19,500	$4.15	4d	1	1.06mi
829 N Ogden Dr Los Angeles, CA	5.0	6.0	4977	$25,000	$5.02	10d	1	1.07mi
824 N Curson Ave Los Angeles, CA	5.0	6.5	4853	$27,000	$5.56	24d	1	1.13mi
307 S Sycamore Ave Los Angeles, CA	5.0	5.5	4465	$32,000	$7.17	43d	1	1.14mi
806 N Gardner St Los Angeles, CA	5.0	6.0	5053	$24,950	$4.94	43d	1	1.16mi
726 N Martel Ave Los Angeles, CA	5.0	6.0	4855	$26,000	$5.36	43d	1	1.16mi
1161 Stearns Dr Los Angeles, CA	6.0	5.5	3333	$17,850	$5.36	43d	1	1.19mi
616 N Formosa Ave Los Angeles, CA	5.0	4.0	2898	$10,750	$3.71	22d	1	1.26mi
616 N Formosa Ave Los Angeles, CA	5.0	4.0	2898	$10,750	$3.71	24d	1	1.26mi
5558 Edgewood Pl Los Angeles, CA	6.0	8.0	4537	$19,500	$4.30	43d	1	1.27mi
1420 Stearns Dr Los Angeles, CA	5.0	4.0	2701	$18,500	$6.85	43d	1	1.41mi
748 N Detroit St Los Angeles, CA	5.0	6.0	5345	$18,500	$3.46	43d	1	1.41mi
244 S Almont Dr Beverly Hills, CA	5.0	4.0	3119	$14,500	$4.65	24d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   pricedays on marketlisting id $1,795,000 Active 1 DOM
2. 2026-06-17
   days on market $1,850,000 Active 37 DOM
3. 2026-06-16
   days on market $1,850,000 Active 36 DOM
4. 2026-06-15
   days on market $1,850,000 Active 35 DOM
5. 2026-06-13
   days on market $1,850,000 Active 33 DOM
6. 2026-06-09
   days on market $1,850,000 Active 29 DOM
7. 2026-06-08
   days on market $1,850,000 Active 28 DOM
8. 2026-06-07
   days on market $1,850,000 Active 27 DOM
9. 2026-06-04
   days on market $1,850,000 Active 24 DOM
10. 2026-06-03
    days on market $1,850,000 Active 23 DOM
11. 2026-06-02
    days on market $1,850,000 Active 22 DOM
12. 2026-06-01
    days on market $1,850,000 Active 21 DOM
13. 2026-05-31
    days on market $1,850,000 Active 20 DOM
14. 2026-05-11
    listed $1,850,000 Active 1105-char remark
15. 2026-02-18
    listed Active
16. 2026-01-05
    listed Active
17. 2025-10-31
    listed Active
18. 2025-09-04
    listed Active
19. 2025-05-29
    listed Active
20. 2023-03-02
    soldstatus $1,700,000 Sold
21. 2023-03-02
    soldstatus $1,700,000
22. 2023-03-02
    soldstatus $1,700,000
23. 2023-01-24
    status Pending
24. 2023-01-13
    price $1,995,000
25. 2022-11-28
    listed $2,050,000 Active
26. 2022-11-28
    listed $1,995,000
27. 1986-01-17
    soldstatus $280,000

ⓘ 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: $21,569 · $1,797/mo
• Projected year-2 tax: $21,569 · $1,797/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 ≥88°F today · 22 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: $139,392
• − Mortgage interest: −$100,548
• − Property taxes: −$21,569
• − Insurance: −$8,975
• − Repairs & maintenance: −$11,151
• − Management: −$11,151
• − Depreciation: −$52,218
• Taxable loss: −$66,220
• Est. tax savings @ 24.0%: +$15,893
• After-tax cash flow: $-17,489/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): 21,476
• Household income: $103,495
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2888.0

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 White (73%)
• Race & ethnicity: White 73% Two or more races 9% Asian 8% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 74% English-only · Other Indo-European 7% Spanish 5% Russian/Polish/Slavic 2%

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: ▲ 6.25%
• Current HPI: 500.5893
• Rent YoY: ▲ 0.14%
• 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

+541.1% since first listed

15 events — show timeline

• 2026-06-17 Listed $1,795,000 TheMLS
• 2026-05-11 Listed — TheMLS
• 2026-02-18 Listed — TheMLS
• 2026-01-05 Listed — TheMLS
• 2025-10-31 Listed — TheMLS
• 2025-09-04 Listed — TheMLS
• 2025-05-29 Listed — TheMLS
• 2023-03-02 Sold (Public Records) $1,700,000 Public Records
• 2023-03-02 Sold (MLS) $1,700,000 TheMLS
• 2023-03-02 Sold (MLS) $1,700,000 SDMLS
• 2023-01-24 Pending — TheMLS
• 2023-01-13 Price Changed $1,995,000 TheMLS
• 2022-11-28 Listed $2,050,000 TheMLS
• 2022-11-28 Listed $1,995,000 SDMLS
• 1986-01-17 Sold (Public Records) $280,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $21,569 · +1.2% YoY. Source: county tax records.