923 S Alma · East Los Angeles, CA 90023

$599,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 219 Days on market

Built 1911 6,237 sqft lot $734/sqft · 64% above area Est $689k · 13% under

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Why this score? — see what drove the F 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 +13.4/15.0
• Cash flow +4.7/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(FRONT HOUSE) – 3 BEDROOM, 1¾ BATH FIXER HOME IN THE VERY POPULAR EAST LOS ANGELES AREA. THE HOUSE FEATURES A LIVING ROOM, DINING AREA & KITCHEN. (REAR BUILDING) – 2 BEDROOM, ¾ BATH UNIT WITH LIVING ROOM & KITCHEN LOCATED OVER 3 GARAGES.

Key facts

• 6,237 sq ft lot
• 3 garage spots
• Built 1911

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (55.7% below list).
• Recommended offer: $266k (55.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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; 57 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,656/mo this rent would consume 54% of the median local household income ($59k/yr) (locally 2670% 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 $4k of loan paydown is wiped out by about $18k 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 219 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $599k implies a 1098% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• 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 $265,589 (55.7% 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. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.44% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.67%
• DSCR: 0.53
• GRM: 18.8

CMA / ARV

• ARV (median comp): $689,453
• List price: $599,000
• Delta: -13.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3962 Hubbard	0.39mi	2/1.0	836 (+2%)	1mo	$605,000	$724	76
810 S Indiana	0.13mi	2/1.0	732 (-10%)	2mo	$515,000	$704	76
1028 S Gage Ave	0.40mi	3/1.0 (+1)	888 (+9%)	3mo	$425,000	$479	59
1118 Calzona St	0.32mi	2/1.0	756 (-7%)	19mo	$408,000	$540	57
1270 S Indiana	0.44mi	2/1.0	696 (-15%)	0mo	$580,000	$833	54
4252 Union Pacific Ave	0.73mi	2/1.0	790 (-3%)	9mo	$225,000	$285	53
3885 Percy St	0.19mi	3/1.0 (+1)	910 (+12%)	17mo	$685,000	$753	53
1304 Prado St	0.45mi	2/1.0	748 (-8%)	15mo	$675,000	$902	53
4253 E Olympic Blvd	0.63mi	2/1.0	795 (-3%)	23mo	$489,000	$615	47
505 S Lorena St	0.74mi	2/2.0	774 (-5%)	10mo	$480,000	$620	44
3936 E 5th St	0.60mi	3/1.0 (+1)	858 (+5%)	20mo	$575,000	$670	42
4248 Union Pacific Ave	0.72mi	3/1.0 (+1)	912 (+12%)	9mo	$372,000	$408	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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.19×
• Total profit: $-199,612
• Equity at exit: $89,313

10-year hold

• IRR: -74.0%
• Equity multiple: -0.94×
• Total profit: $-325,500
• Equity at exit: $51,791

Cash invested: $167,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90023

• Rents YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $2,656 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-1,492

Break-even live

Break-even rent $4,544

Max offer price $335,515

Occupancy floor —

Sensitivity live

Price	-10% $-1,152	-5% $-1,322	+0% $-1,492	+5% $-1,661	+10% $-1,831
Rent	-10% $-1,701	-5% $-1,596	+0% $-1,492	+5% $-1,387	+10% $-1,282
Rate	-1.0pp $-1,190	-0.5pp $-1,339	base $-1,492	+0.5pp $-1,647	+1.0pp $-1,805

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 S Townsend Ave Los Angeles, CA	3.0	1.0	700	$2,775	$3.96	25d	1	0.28mi
1129 La Puerta St Los Angeles, CA	3.0	1.0	844	$3,600	$4.27	44d	1	0.30mi
3824 Princeton St Los Angeles, CA	2.0	1.0	980	$2,380	$2.43	14d	1	0.32mi
1140 S Record Ave Los Angeles, CA	2.0	1.0	800	$2,700	$3.38	44d	1	0.55mi
1050 1/2 S Bonnie Beach Pl Los Angeles, CA	2.0	1.5	985	$2,562	$2.60	25d	1	0.60mi
3420 Percy St Unit 3 Los Angeles, CA	1.0	1.0	600	$1,750	$2.92	44d	1	0.62mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	8d	1	0.69mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	6d	1	0.69mi
924 S Sunol Dr Unit 1/2 Los Angeles, CA	3.0	2.0	1040	$3,000	$2.88	25d	1	0.70mi
3466 E 8th St Los Angeles, CA	3.0	1.0	1104	$3,150	$2.85	8d	1	0.71mi
132 N Ditman Ave Los Angeles, CA	3.0	2.0	1000	$2,875	$2.88	25d	1	0.97mi
150 1/2 S Bonnie Beach Pl Los Angeles, CA	1.0	1.0	700	$1,800	$2.57	25d	1	1.01mi
3059 E 5th St Los Angeles, CA	1.0	1.0	530	$1,800	$3.40	44d	1	1.04mi
926 S Ford Blvd Los Angeles, CA	3.0	2.0	1000	$3,200	$3.20	44d	1	1.15mi
2853 E 6th St Unit 2 Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	44d	1	1.19mi
2853 E 6th St Los Angeles, CA	2.0	1.0	552	$2,000	$3.62	45d	1	1.19mi
2855 1/2 E 6th St Los Angeles, CA	3.0	1.0	1000	$3,500	$3.50	44d	1	1.19mi
1125 S Evergreen Ave Unit 1 Los Angeles, CA	3.0	1.0	819	$2,800	$3.42	0d	1	1.20mi
607 Camulos St Los Angeles, CA	1.0	1.0	600	$1,600	$2.67	44d	1	1.30mi
2752 Guirado St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	14d	1	1.30mi
2735 E 6th St Los Angeles, CA	1.0	1.0	520	$2,245	$4.31	0d	44	1.33mi
4045 San Carlos St Los Angeles, CA	2.0	1.0	700	$2,550	$3.64	8d	1	1.35mi
4091 San Carlos St Unit 4089 Los Angeles, CA	2.0	1.0	1100	$2,695	$2.45	0d	1	1.35mi
1149 Marietta St Los Angeles, CA	1.0	1.0	650	$2,100	$3.23	22d	1	1.38mi
2901 E Olympic Blvd Los Angeles, CA	2.0	1.0	565	$2,400	$4.25	0d	8	1.39mi
2901 E Olympic Blvd Los Angeles, CA	2.0	1.0	565	$2,400	$4.25	44d	14	1.39mi
1025 S Kern Ave Los Angeles, CA	1.0	1.0	600	$1,630	$2.72	44d	1	1.40mi
460 S Mott St Los Angeles, CA	2.0	2.0	736	$3,500	$4.76	44d	1	1.42mi
364 S McBride Ave Los Angeles, CA	2.0	1.0	750	$3,250	$4.33	44d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $599,000 Active 219 DOM
2. 2026-06-17
   days on market $599,000 Active 218 DOM
3. 2026-06-16
   days on market $599,000 Active 217 DOM
4. 2026-06-15
   days on market $599,000 Active 216 DOM
5. 2026-06-13
   days on market $599,000 Active 214 DOM
6. 2026-06-09
   days on market $599,000 Active 210 DOM
7. 2026-06-08
   days on market $599,000 Active 209 DOM
8. 2026-06-07
   days on market $599,000 Active 208 DOM
9. 2026-06-04
   days on market $599,000 Active 205 DOM
10. 2026-06-03
    days on market $599,000 Active 204 DOM
11. 2026-06-02
    days on market $599,000 Active 203 DOM
12. 2026-06-01
    days on market $599,000 Active 202 DOM
13. 2026-05-31
    days on market $599,000 Active 201 DOM
14. 2026-01-14
    status Active 279-char remark

    Show marketing remark (279 chars)

    (FRONT HOUSE) – 3 BEDROOM, 1¾ BATH FIXER HOME IN THE VERY POPULAR EAST LOS ANGELES AREA. THE HOUSE FEATURES A LIVING ROOM, DINING AREA & KITCHEN. (REAR BUILDING) – 2 BEDROOM, ¾ BATH UNIT WITH LIVING ROOM & KITCHEN LOCATED OVER 3 GARAGES.

15. 2025-12-14
    historical Active Under Contract 279-char remark

    Show marketing remark (279 chars)

    (FRONT HOUSE) – 3 BEDROOM, 1¾ BATH FIXER HOME IN THE VERY POPULAR EAST LOS ANGELES AREA. THE HOUSE FEATURES A LIVING ROOM, DINING AREA & KITCHEN. (REAR BUILDING) – 2 BEDROOM, ¾ BATH UNIT WITH LIVING ROOM & KITCHEN LOCATED OVER 3 GARAGES.

16. 2025-11-11
    listed $599,000 Active 279-char remark

    Show marketing remark (279 chars)

    (FRONT HOUSE) – 3 BEDROOM, 1¾ BATH FIXER HOME IN THE VERY POPULAR EAST LOS ANGELES AREA. THE HOUSE FEATURES A LIVING ROOM, DINING AREA & KITCHEN. (REAR BUILDING) – 2 BEDROOM, ¾ BATH UNIT WITH LIVING ROOM & KITCHEN LOCATED OVER 3 GARAGES.

17. 1984-10-09
    soldstatus $50,000

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $4,552 · $379/mo
• Expected delta: +$2,166/yr (+$180/mo · 90.8%)

ⓘ 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 ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,871
• − Mortgage interest: −$33,553
• − Property taxes: −$2,387
• − Insurance: −$2,995
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$17,425
• Taxable loss: −$29,589
• Est. tax savings @ 24.0%: +$7,101
• After-tax cash flow: $-10,797/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 43,857
• Household income: $59,057
• Rent vs Own: 74.7% rent · 25.3% own
• Severe rent burden: 2670.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 17% Native American 2% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1%
• Foreign-born: 41% · Canada, Jamaica
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -702.74%
• Current HPI: 430.9762
• Rent YoY: ▲ 0.21%
• 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

+1098.0% since first listed

4 events — show timeline

• 2026-01-14 Relisted — CRMLS
• 2025-12-14 Contingent — CRMLS
• 2025-11-11 Listed $599,000 CRMLS
• 1984-10-09 Sold (Public Records) $50,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,387 · +4.6% YoY. Source: county tax records.