5917 S Figueroa St · Los Angeles, CA 90003

$899,000

6 bd · 6.0 ba · 2,496 sqft · MultiFamily public records · 77 Days on market

Built 1925 5,402 sqft lot $360/sqft · 14% above area Est $788k · 14% 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Don't miss the opportunity to be a homeowner and an investor at the same time. Four units available for sale, including three units with one bedroom/one bathroom and one unit, includes four bedrooms/one bathroom, very convenient for a buyer interested in living in one unit and renting the other three. FHA applicants are welcome. Each unit with its own gas and electric meter.

Key facts

• 5,402 sq ft lot
• Built 1925
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×4bd/1ba units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $459/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $899k).
• Recommended offer: $845k (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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $9,412/mo this rent would consume 202% 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 $27k 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 77 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $81k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; list at $899k implies a 215% gain — meaningful room to come down on a strong offer.

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 $845,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 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. 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: 1.05% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (median comp): $788,024
• List price: $899,000
• Delta: 14.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W 60th St	0.14mi	6/2.0	2,476 (-1%)	13mo	$829,000	$335	66
6207 S Figueroa St	0.26mi	5/4.0 (-1)	2,440 (-2%)	13mo	$1,000,000	$410	60
123 W 56th St	0.58mi	7/4.0 (+1)	2,400 (-4%)	6mo	$1,050,000	$438	48
126 W 54th St	0.63mi	6/3.0	2,552 (+2%)	9mo	$471,000	$185	47
138 W 60th St	0.61mi	6/5.0	2,788 (+12%)	5mo	$660,000	$237	44
211 W 52nd St	0.72mi	6/3.0	2,390 (-4%)	4mo	$750,000	$314	44
428 W 69th St	0.67mi	6/3.0	2,334 (-6%)	17mo	$865,000	$371	31
151 W 52nd St	0.75mi	6/5.0	2,722 (+9%)	18mo	$675,000	$248	31
441 W 69th St	0.64mi	6/4.0	2,128 (-15%)	11mo	$645,000	$303	28

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-55,656
• Equity at exit: $134,044

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,969
• Equity at exit: $77,729

Cash invested: $251,720 (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: 34.8×

Monthly cashflow live

• Estimated rent: $9,412 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$512 /mo · $6,141/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,977
• Net cashflow: $1,835

Break-even live

Break-even rent $7,090

Max offer price $899,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,450
1× unit	4	1	$2,961
Total (4 units)			$9,412

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5916 S Figueroa St Los Angeles, CA	6.0	6.0	2496	$1,900	$0.76	44d	1	0.04mi
5913 Denver Ave Los Angeles, CA	5.0	3.0	1777	$3,900	$2.19	25d	1	0.06mi
5919 Denver Ave Unit 5919 Los Angeles, CA	5.0	3.0	1737	$4,300	$2.48	25d	1	0.06mi
629 W 61st St Los Angeles, CA	5.0	3.0	1671	$3,900	$2.33	8d	1	0.21mi
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	44d	1	0.42mi
6609 Estrella Ave Unit 1/2 Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	44d	1	0.56mi
441 W 71st St Los Angeles, CA	5.0	3.0	1700	$3,500	$2.06	44d	1	0.78mi
232 E Gage Ave Los Angeles, CA	5.0	5.5	2000	$4,500	$2.25	25d	1	0.79mi
438 W 71st St Los Angeles, CA	6.0	3.0	1770	$4,300	$2.43	44d	1	0.80mi
114 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	44d	1	0.85mi
116 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	44d	1	0.86mi
357 E 61st St Los Angeles, CA	5.0	3.0	1857	$3,900	$2.10	44d	1	0.90mi
1337 W 55th St Los Angeles, CA	5.0	3.0	1752	$4,200	$2.40	44d	1	1.01mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	44d	1	1.02mi
5001 S Budlong Ave Los Angeles, CA	5.0	2.5	2010	$5,200	$2.59	8d	1	1.05mi
1100 W 48th St Los Angeles, CA	6.0	2.0	1690	$5,995	$3.55	44d	1	1.06mi
238 W 46th St Los Angeles, CA	5.0	3.0	1848	$3,890	$2.10	25d	1	1.07mi
732 E 52nd St Unit 732 Los Angeles, CA	5.0	3.0	1675	$4,395	$2.62	5d	1	1.33mi
213 W 43rd St Los Angeles, CA	5.0	4.0	2302	$4,200	$1.82	4d	1	1.34mi
711 W 80th St Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	44d	1	1.38mi
707 W 80th St Unit 80711BA Los Angeles, CA	5.0	4.0	1875	$4,100	$2.19	17d	1	1.39mi
707 W 80th St Unit 80(707BW) Los Angeles, CA	5.0	3.0	1818	$3,900	$2.15	2d	1	1.39mi
611 E 75th St Unit 75TH(611F) Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	5d	1	1.47mi
611 E 75th St Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	44d	1	1.47mi
1011 56th St Los Angeles, CA	5.0	3.0	1993	$4,200	$2.11	44d	1	1.48mi

Listing history 36 events

1. 2026-06-18
   days on market $899,000 Active 77 DOM
2. 2026-06-17
   days on market $899,000 Active 76 DOM
3. 2026-06-16
   days on market $899,000 Active 75 DOM
4. 2026-06-15
   days on market $899,000 Active 74 DOM
5. 2026-06-13
   days on market $899,000 Active 72 DOM
6. 2026-06-09
   days on market $899,000 Active 68 DOM
7. 2026-06-08
   days on market $899,000 Active 67 DOM
8. 2026-06-07
   days on market $899,000 Active 66 DOM
9. 2026-06-04
   days on market $899,000 Active 63 DOM
10. 2026-06-03
    days on market $899,000 Active 62 DOM
11. 2026-06-02
    days on market $899,000 Active 61 DOM
12. 2026-06-01
    days on market $899,000 Active 60 DOM
13. 2026-05-31
    days on market $899,000 Active 59 DOM
14. 2026-05-06
    price $899,000 377-char remark

    Show marketing remark (377 chars)

    Don't miss the opportunity to be a homeowner and an investor at the same time. Four units available for sale, including three units with one bedroom/one bathroom and one unit, includes four bedrooms/one bathroom, very convenient for a buyer interested in living in one unit and renting the other three. FHA applicants are welcome. Each unit with its own gas and electric meter.

15. 2026-04-02
    listed $980,000 Active 377-char remark

    Show marketing remark (377 chars)

    Don't miss the opportunity to be a homeowner and an investor at the same time. Four units available for sale, including three units with one bedroom/one bathroom and one unit, includes four bedrooms/one bathroom, very convenient for a buyer interested in living in one unit and renting the other three. FHA applicants are welcome. Each unit with its own gas and electric meter.

16. 2013-03-31
    soldstatus $285,000 Closed
17. 2013-03-04
    status Pending
18. 2013-01-23
    price $275,000
19. 2012-12-15
    status Active
20. 2012-11-15
    historical Hold
21. 2012-10-06
    price $280,000
22. 2012-09-22
    price $310,000
23. 2012-09-13
    listed $330,000 Active
24. 2003-12-19
    soldstatus $307,000
25. 2003-12-12
    historical
26. 2003-06-10
    listed $308,000
27. 2002-03-30
    historical
28. 2002-02-23
    listed
29. 2001-09-30
    historical
30. 2001-07-26
    listed $245,000
31. 2000-02-16
    soldstatus $140,000
32. 2000-02-15
    soldstatus $168,000
33. 1999-12-23
    historical
34. 1999-12-14
    listed $140,000
35. 1998-04-01
    soldstatus $270,000
36. 1997-10-27
    soldstatus $135,000

ⓘ 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: $6,141 · $512/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$692/yr (+$58/mo · 11.3%)

ⓘ 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 · 22 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: $112,944
• − Mortgage interest: −$50,358
• − Property taxes: −$6,141
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,036
• − Management: −$9,036
• − Depreciation: −$26,153
• Taxable income: $7,727
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $20,162/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

+565.9% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $899,000 CRMLS
• 2026-04-02 Listed $980,000 CRMLS
• 2013-03-31 Sold (MLS) $285,000 CRMLS
• 2013-03-04 Pending — CRMLS
• 2013-01-23 Price Changed $275,000 CRMLS
• 2012-12-15 Relisted — CRMLS
• 2012-11-15 Delisted — CRMLS
• 2012-10-06 Price Changed $280,000 CRMLS
• 2012-09-22 Price Changed $310,000 CRMLS
• 2012-09-13 Listed $330,000 CRMLS
• 2003-12-19 Sold (MLS) $307,000 TheMLS
• 2003-12-12 Delisted — TheMLS
• 2003-06-10 Listed $308,000 TheMLS
• 2002-03-30 Delisted — TheMLS
• 2002-02-23 Listed — TheMLS
• 2001-09-30 Listing Removed — CRMLS
• 2001-07-26 Listed $245,000 CRMLS
• 2000-02-16 Sold (MLS) $140,000 TheMLS
• 2000-02-15 Sold (Public Records) $168,000 Public Records
• 1999-12-23 Delisted — TheMLS
• 1999-12-14 Listed $140,000 TheMLS
• 1998-04-01 Sold (Public Records) $270,000 Public Records
• 1997-10-27 Sold (Public Records) $135,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $6,141 · +1.1% YoY. Source: county tax records.