343 W 77th St · Los Angeles, CA 90003

$849,000

8 bd · 4.0 ba · 2,556 sqft · MultiFamily public records · 80 Days on market

Built 1933 6,354 sqft lot $332/sqft · 10% above area Est $775k · 10% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Four units located at 343 W 77th St Los Angeles, CA. Please don't disturb the tenants. .. two units are one bedroom/one bathroom per unit, one unit is a single and one unit is three bedrooms/one bathroom, please call the Agent for more information, separate gas and electric meter for each unit.

Key facts

• Fully rented
• 6,354 sq ft lot
• Built 1933

Tags

• FULLY RENTED

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×3bd/1ba + 1×?bd/1ba units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $849k).
• Recommended offer: $798k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 161 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,685/mo this rent would consume 186% of the median local household income ($56k/yr) (locally 4550% 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 80 days — a 6% lower offer ($798k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $250k; list at $849k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $798,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1933 — 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: 1.02% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $775,224
• List price: $849,000
• Delta: 9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W 78th	0.12mi	7/4.0 (-1)	2,415 (-6%)	0mo	$900,000	$373	80
431 W 81st St	0.29mi	7/3.0 (-1)	2,539 (-1%)	3mo	$920,000	$362	74
8027 S Figueroa St	0.35mi	8/4.0	2,688 (+5%)	3mo	$665,000	$247	73
218 E 76th Pl	0.50mi	8/4.0	2,712 (+6%)	4mo	$605,000	$223	64
820 W 80th St	0.53mi	7/5.0 (-1)	2,698 (+6%)	1mo	$950,000	$352	56
241 W 84th St	0.48mi	8/4.0	2,880 (+13%)	18mo	$1,100,000	$382	42
108 W 84th St	0.58mi	9/5.0 (+1)	2,783 (+9%)	18mo	$915,000	$329	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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-54,264
• Equity at exit: $126,589

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-4,273
• Equity at exit: $73,406

Cash invested: $237,720 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 34.4×

Monthly cashflow live

• Estimated rent: $8,685 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$357 /mo · $4,284/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,824
• Net cashflow: $1,698

Break-even live

Break-even rent $6,535

Max offer price $849,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,116
1× unit	3	1	$2,548
1× unit	0	1	$2,020
Total (4 units)			$8,685

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $849,000 Active 80 DOM
2. 2026-06-17
   days on market $849,000 Active 79 DOM
3. 2026-06-16
   days on market $849,000 Active 78 DOM
4. 2026-06-15
   days on market $849,000 Active 77 DOM
5. 2026-06-13
   days on market $849,000 Active 75 DOM
6. 2026-06-09
   days on market $849,000 Active 71 DOM
7. 2026-06-08
   days on market $849,000 Active 70 DOM
8. 2026-06-07
   days on market $849,000 Active 69 DOM
9. 2026-06-04
   days on market $849,000 Active 66 DOM
10. 2026-06-03
    days on market $849,000 Active 65 DOM
11. 2026-06-02
    days on market $849,000 Active 64 DOM
12. 2026-06-01
    days on market $849,000 Active 63 DOM
13. 2026-05-31
    days on market $849,000 Active 62 DOM
14. 2026-03-30
    listed $849,000 Active 295-char remark

    Show marketing remark (295 chars)

    Four units located at 343 W 77th St Los Angeles, CA. Please don't disturb the tenants. .. two units are one bedroom/one bathroom per unit, one unit is a single and one unit is three bedrooms/one bathroom, please call the Agent for more information, separate gas and electric meter for each unit.

15. 2012-05-10
    soldstatus $250,000
16. 2012-04-13
    soldstatus $240,000 Closed 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

17. 2012-02-13
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

18. 2012-01-25
    status Active 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

19. 2012-01-17
    historical Hold 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

20. 2011-11-29
    price $250,000 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

21. 2011-10-19
    price $260,000 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

22. 2011-09-22
    listed $270,000 Active 139-char remark

    Show marketing remark (139 chars)

    Great Income Property. A lot of potential; Needs some TLC. This is a Short Sale. All terms and conditions are subject to Lender's approval.

23. 2002-08-02
    soldstatus $210,000
24. 2002-08-02
    soldstatus $210,000
25. 2002-06-13
    historical
26. 2002-06-05
    listed $215,000
27. 2001-02-14
    historical
28. 2000-10-20
    listed
29. 2000-05-01
    historical
30. 1999-12-13
    listed $204,900
31. 1992-06-02
    soldstatus $195,000
32. 1992-06-02
    soldstatus $195,000

ⓘ 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: $4,284 · $357/mo
• Projected year-2 tax: $6,452 · $538/mo
• Expected delta: +$2,169/yr (+$181/mo · 50.6%)

ⓘ 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 5/10 Major 7 d/yr ≥88°F today · 20 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: $104,220
• − Mortgage interest: −$47,557
• − Property taxes: −$4,284
• − Insurance: −$4,245
• − Repairs & maintenance: −$8,338
• − Management: −$8,338
• − Depreciation: −$24,698
• Taxable income: $6,761
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $18,756/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+335.4% since first listed

19 events — show timeline

• 2026-03-30 Listed $849,000 CRMLS
• 2012-05-10 Sold (Public Records) $250,000 Public Records
• 2012-04-13 Sold (MLS) $240,000 CRMLS
• 2012-02-13 Pending — CRMLS
• 2012-01-25 Relisted — CRMLS
• 2012-01-17 Delisted — CRMLS
• 2011-11-29 Price Changed $250,000 CRMLS
• 2011-10-19 Price Changed $260,000 CRMLS
• 2011-09-22 Listed $270,000 CRMLS
• 2002-08-02 Sold (Public Records) $210,000 Public Records
• 2002-08-02 Sold (MLS) $210,000 TheMLS
• 2002-06-13 Delisted — TheMLS
• 2002-06-05 Listed $215,000 TheMLS
• 2001-02-14 Delisted — TheMLS
• 2000-10-20 Listed — TheMLS
• 2000-05-01 Listing Removed — CRMLS
• 1999-12-13 Listed $204,900 CRMLS
• 1992-06-02 Sold (Public Records) $195,000 Public Records
• 1992-06-02 Sold (Public Records) $195,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $4,284 · +2.5% YoY. Source: county tax records.