3817 Drysdale · Los Angeles, CA 90032

$829,000

4 bd · 3.0 ba · 1,992 sqft · MultiFamily public records · 84 Days on market

Built 1925 7,124 sqft lot $416/sqft · at area comps Est $839k · 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 +14.0/30.0
• ARV discount +8.0/15.0
• Rent growth +4.3/5.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Charming Triplex in a desirable area of Los Angeles. Front unit features 2bed/1bath with front gardening area in the front yard. The other two units are 1 bed/2 bath each with plenty of grass area with bushes and trees. Roof was replaced in all three units and exterior paint in 2022. Plenty of rear parking spaces with alley access. Great investment! Conveniently located minutes away from major freeways and shopping. Don't miss out on this incredible investment.

Key facts

• Alley access
• Exterior paint
• Front gardening area

Tags

• FRONT GARDENING AREA
• PLENTY OF GRASS AREA
• ROOF REPLACED
• EXTERIOR PAINT
• REAR PARKING SPACES
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×1bd/2ba units multifamily listed at $829k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive. Per door: $34/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 $651k (21.5% below list).
• Recommended offer: $651k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 rising fast (+7.2%/yr); 153 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $6,507/mo this rent would consume 95% of the median local household income ($82k/yr) (locally 1522% 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 $6k of loan paydown is wiped out by about $25k 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 84 days — a 6% lower offer ($779k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $585k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $650,700 (21.5% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 22% 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 1925 — 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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $838,765
• List price: $829,000
• Delta: -1.16%
• 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
5141 Oakland	0.25mi	4/3.0	1,764 (-11%)	3mo	$750,000	$425	67
4926 Templeton St	0.48mi	5/3.0 (+1)	1,877 (-6%)	1mo	$1,030,000	$549	62
2871 Budau Ave	0.66mi	5/2.0 (+1)	1,783 (-10%)	1mo	$920,000	$516	42
5395 Navarro St	0.62mi	3/2.0 (-1)	1,800 (-10%)	15mo	$1,275,000	$708	34

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 · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-99,359
• Equity at exit: $123,607

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $49,218
• Equity at exit: $71,677

Cash invested: $232,120 (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 90032

• Rents YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 30.3×

Monthly cashflow live

• Estimated rent: $6,507 high
• Mortgage (P&I): −$4,347
• Tax from tax record: −$345 /mo · $4,135/yr
• Insurance: −$345
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,366
• Net cashflow: $103

Break-even live

Break-even rent $6,376

Max offer price $829,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,279
▸ 2× units	1	2	$4,228
Total (3 units)			$6,507

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: $207,250
• Closing costs: $24,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4235 Corona Dr Los Angeles, CA	3.0	2.5	2013	$6,300	$3.13	2d	1	0.43mi
5231 Huntington Dr N Unit 4 Los Angeles, CA	4.0	2.0	1800	$3,500	$1.94	43d	1	0.46mi
5271 Huntington Dr N Unit 204 Los Angeles, CA	3.0	2.0	1300	$2,300	$1.77	43d	1	0.53mi
5348 Oakland St Los Angeles, CA	4.0	4.5	1470	$3,750	$2.55	43d	1	0.55mi
5348 Oakland St Los Angeles, CA	4.0	4.5	1470	$3,850	$2.62	22d	1	0.55mi
5346 Oakland St Los Angeles, CA	3.0	3.0	1300	$3,750	$2.88	22d	1	0.55mi
5407 Huntington Dr N Los Angeles, CA	4.0	4.0	2600	$4,500	$1.73	43d	1	0.74mi
4024 Monterey Rd Los Angeles, CA	3.0	2.0	1279	$4,390	$3.43	43d	1	0.93mi
4410 Bowman Blvd Unit A Los Angeles, CA	3.0	2.0	1600	$4,500	$2.81	43d	1	0.96mi
3025 Sherwood Ave Alhambra, CA	3.0	2.0	1288	$3,700	$2.87	1d	1	1.06mi
522 Westminster Ave Unit A Alhambra, CA	3.0	2.0	1500	$4,450	$2.97	43d	1	1.10mi
1969 Alpha St South Pasadena, CA	4.0	3.0	2213	$6,500	$2.94	20d	1	1.16mi
648 S Meridian Ave Alhambra, CA	3.0	3.0	1785	$4,750	$2.66	43d	1	1.23mi
854 Oneonta Dr South Pasadena, CA	3.0	2.0	1627	$4,950	$3.04	43d	1	1.33mi
4422 Moonstone Dr Los Angeles, CA	3.0	1.0	1250	$3,250	$2.60	43d	1	1.33mi
610 Indiana Pl South Pasadena, CA	4.0	3.0	2346	$5,885	$2.51	24d	1	1.41mi
2609 Birch St Alhambra, CA	3.0	2.0	1502	$4,350	$2.90	2d	1	1.42mi
204 Elm St Alhambra, CA	3.0	2.0	1560	$4,250	$2.72	2d	1	1.42mi
2132 McPherson Pl Los Angeles, CA	3.0	2.0	1917	$5,000	$2.61	24d	1	1.43mi
2513 Birch St Alhambra, CA	3.0	2.0	1800	$4,000	$2.22	1d	1	1.48mi
2501 W Grand Ave #6 Alhambra, CA	3.0	2.5	1343	$3,295	$2.45	43d	1	1.48mi
322 Leslie Way Los Angeles, CA	4.0	3.0	1400	$4,395	$3.14	7d	1	1.49mi
1323 Indiana Ave South Pasadena, CA	3.0	2.5	2052	$7,500	$3.65	6d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $829,000 Active 84 DOM
2. 2026-06-17
   days on market $829,000 Active 83 DOM
3. 2026-06-16
   days on market $829,000 Active 82 DOM
4. 2026-06-15
   days on market $829,000 Active 81 DOM
5. 2026-06-13
   days on market $829,000 Active 79 DOM
6. 2026-06-09
   days on market $829,000 Active 75 DOM
7. 2026-06-08
   days on market $829,000 Active 74 DOM
8. 2026-06-07
   days on market $829,000 Active 73 DOM
9. 2026-06-04
   days on market $829,000 Active 70 DOM
10. 2026-06-03
    days on market $829,000 Active 69 DOM
11. 2026-06-02
    days on market $829,000 Active 68 DOM
12. 2026-06-01
    days on market $829,000 Active 67 DOM
13. 2026-05-31
    days on market $829,000 Active 66 DOM
14. 2026-03-26
    listed $829,000 Active 465-char remark

    Show marketing remark (465 chars)

    Charming Triplex in a desirable area of Los Angeles. Front unit features 2bed/1bath with front gardening area in the front yard. The other two units are 1 bed/2 bath each with plenty of grass area with bushes and trees. Roof was replaced in all three units and exterior paint in 2022. Plenty of rear parking spaces with alley access. Great investment! Conveniently located minutes away from major freeways and shopping. Don't miss out on this incredible investment.

15. 2025-02-18
    historical
16. 2024-10-07
    price $860,000
17. 2024-08-16
    listed $885,000 Active
18. 2024-08-15
    listed $885,000 Active
19. 2006-11-18
    soldstatus $585,000
20. 2006-05-16
    listed $575,000
21. 1999-07-02
    soldstatus $165,000
22. 1987-06-25
    soldstatus $130,000
23. 1980-09-08
    soldstatus $84,000

ⓘ 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: $4,135 · $345/mo
• Projected year-2 tax: $6,300 · $525/mo
• Expected delta: +$2,166/yr (+$180/mo · 52.4%)

ⓘ 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 ≥97°F today · 22 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: $78,084
• − Mortgage interest: −$46,437
• − Property taxes: −$4,135
• − Insurance: −$4,145
• − Repairs & maintenance: −$6,247
• − Management: −$6,247
• − Depreciation: −$24,116
• Taxable loss: −$13,243
• Est. tax savings @ 24.0%: +$3,178
• After-tax cash flow: $4,416/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): 43,117
• Household income: $82,292
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1522.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 19% Asian 12% White 10% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Iranian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 33% English-only · Spanish 57% Chinese 6% Tagalog/Filipino 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: ▼ -1250.52%
• Current HPI: 507.2343
• Rent YoY: ▲ 7.21%
• 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

+886.9% since first listed

10 events — show timeline

• 2026-03-26 Listed $829,000 CRMLS
• 2025-02-18 Listing Removed — CRMLS
• 2024-10-07 Price Changed $860,000 CRMLS
• 2024-08-16 Listed $885,000 GEMLS
• 2024-08-15 Listed $885,000 CRMLS
• 2006-11-18 Sold (MLS) $585,000 CRMLS
• 2006-05-16 Listed $575,000 CRMLS
• 1999-07-02 Sold (Public Records) $165,000 Public Records
• 1987-06-25 Sold (Public Records) $130,000 Public Records
• 1980-09-08 Sold (Public Records) $84,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,135 · +3.0% YoY. Source: county tax records.