5231 Roseland · Los Angeles, CA 90016

$1,180,000

12 bd · 6.0 ba · 4,672 sqft · MultiFamily public records · 87 Days on market

Built 1954 Good condition 4,803 sqft lot $253/sqft · 18% below area Est $1.483M · 20% under ↓ 16% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• 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

This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

Key facts

• Strong rental demand
• Convenient access
• 4,803 sq ft lot

Tags

• WEST ADAMS NEIGHBORHOOD
• CONVENIENT ACCESS
• STRONG RENTAL DEMAND
• VIBRANT COMMUNITY ATMOSPHERE

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.18M. Condition is rated good.
• This rent per unit runs 42% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive. Per door: $695/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.18M).
• Recommended offer: $1.11M (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Cienega Elementary (420 students, 94% FRL); Audubon Middle (407 students, 96% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL) — zoned schools average 85% FRL vs 67% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 200 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $35k 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 + 3.0% rent growth), your $330k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $220k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,109,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 1954 — 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,482,672
• List price: $1,180,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5430 32-34 Smiley Dr	0.26mi	11/9.5 (-1)	4,849 (+4%)	4mo	$1,375,000	$284	59
2309 Hauser Blvd	0.55mi	12/8.0	4,712 (+1%)	8mo	$1,595,000	$338	58
5511 Smiley Dr	0.35mi	11/8.0 (-1)	5,670 (+21%)	6mo	$1,370,000	$242	41
2120 Carmona Ave	0.66mi	11/7.0 (-1)	4,982 (+7%)	11mo	$1,350,000	$271	40
1824 S Highland Ave	1.13mi	12/8.0	4,708 (+1%)	35mo	$1,762,500	$374	36
2305 S Marvin Ave	0.62mi	11/7.0 (-1)	5,332 (+14%)	9mo	$1,800,000	$338	31
5563 Carlin St	0.43mi	12/9.0	5,158 (+10%)	27mo	$2,250,000	$436	31
5439 Carlin St	0.27mi	13/8.0 (+1)	5,684 (+22%)	23mo	$1,415,000	$249	30
3423 Caroline Ave	1.39mi	11/7.5 (-1)	4,994 (+7%)	20mo	$1,790,000	$358	26
5526 Blackwelder St	0.40mi	13/13.0 (+1)	5,168 (+11%)	33mo	$2,895,000	$560	24
2320 S Mansfield Ave	0.68mi	12/12.0	5,303 (+14%)	27mo	$3,160,000	$596	6

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $74,569
• Equity at exit: $175,942

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $407,820
• Equity at exit: $102,025

Cash invested: $330,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $1,974,500 ($424/sqft)
• Median days on market: 72 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -25.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90016

• Active inventory: 200
• Price-to-rent: 37.8×

Monthly cashflow live

• Estimated rent: $15,600 high
• Mortgage (P&I): −$6,188
• Tax est. 1.5%: −$1,475 /mo · $17,700/yr
• Insurance: −$492
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,276
• Net cashflow: $4,169

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$15,600
Total (6 units)			$15,600

Break-even live

Break-even rent $10,322

Max offer price $1,180,000

Occupancy floor 68%

Sensitivity live

Price	-10% $4,985	-5% $4,577	+0% $4,169	+5% $3,762	+10% $3,354
Rent	-10% $2,937	-5% $3,553	+0% $4,169	+5% $4,785	+10% $5,402
Rate	-1.0pp $4,764	-0.5pp $4,469	base $4,169	+0.5pp $3,864	+1.0pp $3,552

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: $295,000
• Closing costs: $35,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2757 Redondo Blvd Los Angeles, CA	2.0	1.0	800	$2,600	$3.25	4d	1	0.02mi
2815 S Redondo Blvd Los Angeles, CA	2.0	1.0	700	$3,249	$4.64	66d	1	0.08mi
5218 1/2 Westhaven St Unit 27005 Los Angeles, CA	2.0	1.0	1000	$2,200	$2.20	39d	1	0.09mi
2826 Alsace Ave Los Angeles, CA	2.0	1.5	950	$3,200	$3.37	93d	1	0.09mi
2841 S Sycamore Ave Unit 3 Los Angeles, CA	2.0	1.0	900	$2,495	$2.77	51d	1	0.11mi
2841 S Sycamore Ave Unit 3 Los Angeles, CA	2.0	1.0	900	$2,500	$2.78	93d	1	0.11mi
2831 S Sycamore Ave Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	93d	1	0.12mi
2672 S Redondo Blvd Los Angeles, CA	3.0	1.0	950	$3,295	$3.47	25d	1	0.12mi
2841 S Redondo Blvd Unit 2841 Los Angeles, CA	2.0	2.0	1100	$2,895	$2.63	93d	1	0.12mi
5246 Blackwelder St Unit 8 Los Angeles, CA	2.0	1.0	850	$2,595	$3.05	93d	1	0.14mi
3015 Alsace Ave Unit 1 Los Angeles, CA	1.0	1.0	630	$2,012	$3.19	0d	1	0.17mi
3015 Alsace Ave Unit 2 Los Angeles, CA	2.0	1.5	652	$2,470	$3.79	0d	1	0.17mi
2927 Redondo Blvd Unit 4 Los Angeles, CA	3.0	3.0	1033	$3,650	$3.53	36d	1	0.20mi
2931 Redondo Blvd Los Angeles, CA	2.0	2.5	908	$3,200	$3.52	36d	1	0.21mi
5347 Blackwelder St Apt 3 Los Angeles, CA	2.0	1.0	700	$2,695	$3.85	66d	1	0.22mi
5335 W Adams Blvd Los Angeles, CA	1.0	1.0	620	$2,600	$4.19	3d	6	0.27mi
5413 Homeside Ave Los Angeles, CA	2.0	1.5	800	$2,995	$3.74	21d	1	0.28mi
5413 Homeside Ave Los Angeles, CA	2.0	1.5	800	$3,495	$4.37	93d	1	0.28mi
5217 W Adams Blvd Los Angeles, CA	1.0–2.0	1.0–2.0	859	$3,350	$3.90	1d	15	0.29mi
5459 Carlin St Unit 3 Los Angeles, CA	2.0	1.0	630	$2,395	$3.80	73d	1	0.31mi
5459 Carlin St Unit 3 Los Angeles, CA	2.0	1.0	630	$2,295	$3.64	48d	1	0.31mi
5458 Smiley Dr Unit 2 Los Angeles, CA	2.0	1.0	700	$2,595	$3.71	48d	1	0.32mi
5181 W Adams Blvd Los Angeles, CA	1.0	1.0	646	$2,548	$3.94	4d	4	0.32mi
5475 Homeside Ave Unit 7a Los Angeles, CA	2.0	1.0	850	$2,450	$2.88	4d	1	0.35mi
2635 Hauser Blvd Rm 5 Los Angeles, CA	1.0	1.0	1000	$950	$0.95	73d	1	0.36mi
2635 Hauser Blvd Rm 1 Los Angeles, CA	1.0	1.0	1000	$1,400	$1.40	38d	1	0.36mi
2918 Hauser Blvd Unit 3 Los Angeles, CA	2.0	1.0	555	$2,295	$4.14	1d	1	0.38mi
2922 Hauser Blvd Unit 3 Los Angeles, CA	2.0	1.0	800	$2,395	$2.99	17d	1	0.39mi
2922 Hauser Blvd Los Angeles, CA	3.0	2.0	925	$2,895	$3.13	93d	1	0.39mi
2529 Hauser Blvd Unit 2529 1/2 Los Angeles, CA	1.0	1.0	650	$2,295	$3.53	37d	1	0.40mi
2529 Hauser Blvd Los Angeles, CA	1.0	1.0	650	$2,295	$3.53	34d	1	0.40mi
2431 S Ridgeley Dr Los Angeles, CA	2.0	1.0	539	$2,195	$4.07	2d	1	0.42mi
2419 S Ridgeley Dr Los Angeles, CA	2.0	1.0	540	$2,195	$4.06	66d	1	0.43mi
2419 S Ridgeley Dr Los Angeles, CA	2.0	1.0	540	$2,195	$4.06	73d	1	0.43mi
2401 S Sycamore Ave Unit 6 Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	57d	1	0.50mi
2246 Ridgeley Dr Unit 3 Los Angeles, CA	3.0	2.0	1013	$3,000	$2.96	73d	1	0.51mi
2325 1/2 S Sycamore Ave Los Angeles, CA	2.0	1.0	672	$2,650	$3.94	64d	1	0.52mi
5630 Blackwelder St Los Angeles, CA	2.0	1.0	650	$2,875	$4.42	3d	1	0.53mi
2233 S Ridgeley Dr Los Angeles, CA	2.0	1.5	950	$2,550	$2.68	73d	1	0.54mi
2233 S Ridgeley Dr Los Angeles, CA	2.0	2.0	1000	$2,895	$2.90	62d	1	0.54mi

Listing history 9 events

1. 2026-05-01
   status Active 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

2. 2026-04-30
   historical 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

3. 2026-04-03
   price $1,180,000 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

4. 2026-03-25
   price $1,250,000 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

5. 2026-03-15
   price $1,350,000 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

6. 2026-03-02
   listed $1,400,000 Active 1038-char remark

   Show marketing remark (1038 chars)

   This well-located 6-unit investment property sits in the highly desirable West Adams neighborhood of Los Angeles. Positioned less than 10 miles from Downtown Los Angeles, the property offers convenient access to major employment, entertainment, and cultural hubs including the Los Angeles Convention Center, Crypto.com Arena (formerly Staples Center), and the Los Angeles County Museum of Art (LACMA). West Adams is also ideally situated near the University of Southern California (USC) and Los Angeles Trade Technical College, providing strong rental demand from students, faculty, and professionals alike. The neighborhood continues to experience revitalization, featuring a growing collection of local restaurants, cafés, bars, boutique shops, and neighborhood parks that contribute to its vibrant community atmosphere. With its central location and proximity to key Los Angeles destinations, this property presents an excellent opportunity for investors seeking stable income in one of the city’s most dynamic submarkets.

7. 2022-12-20
   historical
8. 1997-09-26
   historical
9. 1997-03-13
   listed

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $187,200
• − Mortgage interest: −$66,098
• − Property taxes: −$17,700
• − Insurance: −$5,900
• − Repairs & maintenance: −$14,976
• − Management: −$14,976
• − Depreciation: −$34,327
• Taxable income: $33,222
• Est. tax owed @ 24.0%: −$7,973
• After-tax cash flow: $42,058/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $23,360–$70,080 screening

This well-maintained multi-family property in the desirable West Adams neighborhood of Los Angeles is in good condition with no major repairs needed. Painting the exterior walls and maintaining the HVAC system can further increase its value.

Value-add opportunities

• Both Paint exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value. ↑
• Both Clean windows — Clean windows can improve the property's appearance and increase its value. ↑
• Both Inspect and maintain HVAC system — Maintaining the HVAC system can improve the property's comfort and energy efficiency, which can increase its value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Cienega Elementary Middle Audubon Middle High Susan Miller Dorsey Senior High F CA #1,009/1,170 Nat'l #14,491/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,457
• Household income: $73,516
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% Black 27% Two or more races 18% White 12% Asian 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: British 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 47% French/Haitian/Cajun 1% Chinese 1%

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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: ▼ -991.94%
• Current HPI: 584.0673
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-15.7% since first listed

9 events — show timeline

• 2026-05-01 Relisted — CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-04-03 Price Changed $1,180,000 CRMLS
• 2026-03-25 Price Changed $1,250,000 CRMLS
• 2026-03-15 Price Changed $1,350,000 CRMLS
• 2026-03-02 Listed $1,400,000 CRMLS
• 2022-12-20 Rental Removed — RENT.
• 1997-09-26 Delisted — TheMLS
• 1997-03-13 Listed — TheMLS

Property tax history

+2.0%/yr

Latest (2025): $2,161 · +4.5% YoY. Source: county tax records.