1440 Tremont · Los Angeles, CA 90033

$1,350,000

14 bd · 7.0 ba · 4,836 sqft · MultiFamily public records · 235 Days on market

Built 1965 7,503 sqft lot $279/sqft · 12% above area Est $1202k · 12% 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

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

An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

Key facts

• Strong connectivity
• Dedicated parking
• 7,503 sq ft lot

Tags

• DEDICATED PARKING
• COMPLETED SOFT STORY RETROFIT
• STRONG CONNECTIVITY

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $256/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 $1.31M (3.1% below list).
• Recommended offer: $1.19M (12.0% 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: Murchison Street Elementary (361 students, 98% FRL); El Sereno Middle (862 students, 91% FRL); Woodrow Wilson Senior High (math 23% / reading 59%, grade F, #502 of 1,170 statewide, top 43%, 1,406 students, 93% FRL) — zoned schools average 94% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 108 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,077/mo this rent would consume 263% of the median local household income ($60k/yr) (locally 3159% 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 $9k of loan paydown is wiped out by about $40k 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 235 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $230k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $1,188,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1965 — 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: 0.97% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $1,201,828
• List price: $1,350,000
• Delta: 12.33%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-175,625
• Equity at exit: $201,289

10-year hold

• IRR: -9.7%
• Equity multiple: 0.48×
• Total profit: $-196,073
• Equity at exit: $116,723

Cash invested: $378,000 (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 90033

• Home prices YoY: -29.9%
• Rents YoY: -2.3%
• Active inventory: 108
• Price-to-rent: 43.0×

Monthly cashflow live

• Estimated rent: $13,077 high
• Mortgage (P&I): −$7,080
• Tax from tax record: −$1,410 /mo · $16,923/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,746
• Net cashflow: $1,279

Break-even live

Break-even rent $11,459

Max offer price $1,350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $2,043	-5% $1,661	+0% $1,279	+5% $896	+10% $514
Rent	-10% $245	-5% $762	+0% $1,279	+5% $1,795	+10% $2,312
Rate	-1.0pp $1,958	-0.5pp $1,622	base $1,279	+0.5pp $929	+1.0pp $573

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$13,075
Total (5 units)			$13,077

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $1,350,000 Active 235 DOM
2. 2026-06-18
   days on market $1,350,000 Active 232 DOM
3. 2026-06-17
   days on market $1,350,000 Active 231 DOM
4. 2026-06-16
   days on market $1,350,000 Active 230 DOM
5. 2026-06-15
   days on market $1,350,000 Active 229 DOM
6. 2026-06-13
   days on market $1,350,000 Active 227 DOM
7. 2026-06-09
   days on market $1,350,000 Active 223 DOM
8. 2026-06-08
   days on market $1,350,000 Active 222 DOM
9. 2026-06-07
   days on market $1,350,000 Active 221 DOM
10. 2026-06-04
    pricedays on market $1,350,000 Active 218 DOM
11. 2026-06-03
    days on market $1,378,000 Active 217 DOM
12. 2026-06-02
    days on market $1,378,000 Active 216 DOM
13. 2026-06-01
    days on market $1,378,000 Active 215 DOM
14. 2026-05-31
    days on market $1,378,000 Active 214 DOM
15. 2026-04-02
    price $1,378,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

16. 2026-03-18
    price $1,380,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

17. 2026-03-02
    price $1,385,500 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

18. 2026-02-05
    price $1,388,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

19. 2026-02-03
    price $1,488,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

20. 2026-01-07
    price $1,493,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

21. 2025-12-02
    price $1,498,000 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

22. 2025-10-29
    listed $1,580,000 Active 910-char remark

    Show marketing remark (910 chars)

    An excellent income opportunity near USC and Exposition Park, this seven-unit multifamily property on Tremont Street offers both stability and upside in one of Los Angeles’s most consistently leased areas. The building features seven two-bedroom, one-bath units, each with dedicated parking, providing reliable functionality and tenant appeal. Located just minutes from the University of Southern California, BMO Stadium, the LA Memorial Coliseum, and the California Science Center, the property benefits from steady rental demand from students and professionals alike. Easy access to the 10 and 110 freeways and nearby Metro E and J Lines supports strong connectivity across the region. With a completed soft-story retrofit, proven leasing history, and continued rent growth in the surrounding area, this asset represents a well-positioned, income-producing investment in a central Los Angeles location.

23. 2023-10-02
    soldstatus $1,300,000 Sold 90-char remark

    Show marketing remark (90 chars)

    All 2 Bedrooms, Soft Story Retrofitting Completed, Parking For All Units, On Site Laundry.

24. 2023-10-02
    soldstatus $1,300,000

    Show marketing remark (90 chars)

    All 2 Bedrooms, Soft Story Retrofitting Completed, Parking For All Units, On Site Laundry.

25. 2023-08-30
    status Pending 90-char remark

    Show marketing remark (90 chars)

    All 2 Bedrooms, Soft Story Retrofitting Completed, Parking For All Units, On Site Laundry.

26. 2023-06-19
    listed $1,330,000 Active 90-char remark

    Show marketing remark (90 chars)

    All 2 Bedrooms, Soft Story Retrofitting Completed, Parking For All Units, On Site Laundry.

27. 2019-01-23
    soldstatus $1,000,000
28. 2019-01-23
    soldstatus $1,000,000 Closed Sale
29. 2019-01-23
    soldstatus $1,000,000
30. 2018-10-27
    status Active Under Contract
31. 2018-10-26
    status Active
32. 2018-10-26
    historical Hold Do Not Show
33. 2018-10-20
    historical Hold Do Not Show
34. 2018-09-07
    listed $995,000
35. 2018-09-07
    listed $995,000 Active

ⓘ 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: $16,923 · $1,410/mo
• Projected year-2 tax: $16,923 · $1,410/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 ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $156,924
• − Mortgage interest: −$75,621
• − Property taxes: −$16,923
• − Insurance: −$6,750
• − Repairs & maintenance: −$12,554
• − Management: −$12,554
• − Depreciation: −$39,273
• Taxable loss: −$6,751
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $16,962/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): 45,647
• Household income: $59,652
• Rent vs Own: 82.4% rent · 17.6% own
• Severe rent burden: 3159.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 13% Asian 4% White 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 80% Other Asian/Pacific 1% Korean 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: ▼ -201.59%
• Current HPI: 472.4588
• Rent YoY: ▼ -2.34%
• 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

+38.5% since first listed

21 events — show timeline

• 2026-04-02 Price Changed $1,378,000 CRMLS
• 2026-03-18 Price Changed $1,380,000 CRMLS
• 2026-03-02 Price Changed $1,385,500 CRMLS
• 2026-02-05 Price Changed $1,388,000 CRMLS
• 2026-02-03 Price Changed $1,488,000 CRMLS
• 2026-01-07 Price Changed $1,493,000 CRMLS
• 2025-12-02 Price Changed $1,498,000 CRMLS
• 2025-10-29 Listed $1,580,000 CRMLS
• 2023-10-02 Sold (Public Records) $1,300,000 Public Records
• 2023-10-02 Sold (MLS) $1,300,000 TheMLS
• 2023-08-30 Pending — TheMLS
• 2023-06-19 Listed $1,330,000 TheMLS
• 2019-01-23 Sold (Public Records) $1,000,000 Public Records
• 2019-01-23 Sold (MLS) $1,000,000 CRMLS
• 2019-01-23 Sold (MLS) $1,000,000 SDMLS
• 2018-10-27 Relisted — CRMLS
• 2018-10-26 Relisted — CRMLS
• 2018-10-26 Delisted — CRMLS
• 2018-10-20 Delisted — CRMLS
• 2018-09-07 Listed $995,000 CRMLS
• 2018-09-07 Listed $995,000 SDMLS

Property tax history

+13.5%/yr

Latest (2025): $16,923 · +1.3% YoY. Source: county tax records.