1321 Fedora · Los Angeles, CA 90006

$949,000

30 bd · 25.0 ba · 1,001 sqft · MultiFamily public records · 138 Days on market

Built 1956 6,502 sqft lot $948/sqft · 153% above area Est $1069k · 11% under

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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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Located in the Pico-Union area of Los Angeles, and close to Koreatown, this 5-unit investment property is now for sale! With stable, long-term tenants, this is a sure bet for steady income, with future development opportunity. Close proximity to major streets, Loyola High School, St. Thomas Church and School, and the Normandie Recreation Center. Shops and stores are plentiful, many in walking distance. Easy access to the 10 and 110 freeways and public transportation as well. The property consists of 2 buildings with 6 parking spaces and is fully gated. There are four (4) 1 bedroom/1 bath units, and one (1) 2 bedroom/1 bath unit; separately metered for electricity and gas. Owner pays water/sewer; Tenants pay trash. All units are good sized with paying and cooperative tenants. This is a great property for your 1031 exchange or to begin your investment portfolio! Feel free to drive by, but please do not disturb the tenants.

Key facts

• 2 buildings
• Walking distance
• 6,502 sq ft lot

Tags

• STABLE LONG-TERM TENANTS
• FUTURE DEVELOPMENT OPPORTUNITY
• WALKING DISTANCE
• EASY ACCESS TO FREEWAYS
• PUBLIC TRANSPORTATION
• 2 BUILDINGS

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/1.0-bath units multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $10k ($125k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $949k).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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 soft (-0.8%/yr); 162 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,582/mo this rent would consume 475% of the median local household income ($52k/yr) (locally 5727% 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 $7k of loan paydown is wiped out by about $28k 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 + 0.0% rent growth), your $266k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $230k; list at $949k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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 1956 — 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: 2.17% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.96%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (median comp): $1,069,189
• List price: $949,000
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.69×
• Total profit: $448,137
• Equity at exit: $141,499

10-year hold

• IRR: 45.8%
• Equity multiple: 4.80×
• Total profit: $1,009,527
• Equity at exit: $82,052

Cash invested: $265,720 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $20,582 high
• Mortgage (P&I): −$4,977
• Tax from tax record: −$488 /mo · $5,858/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,322
• Net cashflow: $10,400

Break-even live

Break-even rent $7,418

Max offer price $949,000

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	1	$20,580
Total (5 units)			$20,582

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $949,000 Active 138 DOM
2. 2026-06-17
   days on market $949,000 Active 137 DOM
3. 2026-06-16
   days on market $949,000 Active 136 DOM
4. 2026-06-15
   days on market $949,000 Active 135 DOM
5. 2026-06-13
   days on market $949,000 Active 133 DOM
6. 2026-06-09
   days on market $949,000 Active 129 DOM
7. 2026-06-08
   days on market $949,000 Active 128 DOM
8. 2026-06-07
   days on market $949,000 Active 127 DOM
9. 2026-06-04
   days on market $949,000 Active 124 DOM
10. 2026-06-03
    days on market $949,000 Active 123 DOM
11. 2026-06-02
    days on market $949,000 Active 122 DOM
12. 2026-06-01
    days on market $949,000 Active 121 DOM
13. 2026-05-31
    days on market $949,000 Active 120 DOM
14. 2026-02-25
    price $949,000 936-char remark

    Show marketing remark (936 chars)

    Located in the Pico-Union area of Los Angeles, and close to Koreatown, this 5-unit investment property is now for sale! With stable, long-term tenants, this is a sure bet for steady income, with future development opportunity. Close proximity to major streets, Loyola High School, St. Thomas Church and School, and the Normandie Recreation Center. Shops and stores are plentiful, many in walking distance. Easy access to the 10 and 110 freeways and public transportation as well. The property consists of 2 buildings with 6 parking spaces and is fully gated. There are four (4) 1 bedroom/1 bath units, and one (1) 2 bedroom/1 bath unit; separately metered for electricity and gas. Owner pays water/sewer; Tenants pay trash. All units are good sized with paying and cooperative tenants. This is a great property for your 1031 exchange or to begin your investment portfolio! Feel free to drive by, but please do not disturb the tenants.

15. 2026-01-31
    listed $995,000 Active 936-char remark

    Show marketing remark (936 chars)

    Located in the Pico-Union area of Los Angeles, and close to Koreatown, this 5-unit investment property is now for sale! With stable, long-term tenants, this is a sure bet for steady income, with future development opportunity. Close proximity to major streets, Loyola High School, St. Thomas Church and School, and the Normandie Recreation Center. Shops and stores are plentiful, many in walking distance. Easy access to the 10 and 110 freeways and public transportation as well. The property consists of 2 buildings with 6 parking spaces and is fully gated. There are four (4) 1 bedroom/1 bath units, and one (1) 2 bedroom/1 bath unit; separately metered for electricity and gas. Owner pays water/sewer; Tenants pay trash. All units are good sized with paying and cooperative tenants. This is a great property for your 1031 exchange or to begin your investment portfolio! Feel free to drive by, but please do not disturb the tenants.

16. 2018-03-11
    historical Expired
17. 2018-03-11
    historical
18. 2018-01-16
    price
19. 2017-10-17
    price
20. 2017-09-11
    listed Active
21. 2017-09-11
    listed $928,000
22. 1990-04-18
    soldstatus $230,000
23. 1990-04-18
    soldstatus $230,000
24. 1986-04-25
    soldstatus $110,000

ⓘ 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: $5,858 · $488/mo
• Projected year-2 tax: $7,212 · $601/mo
• Expected delta: +$1,354/yr (+$113/mo · 23.1%)

ⓘ 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 ≥90°F today · 21 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: $246,984
• − Mortgage interest: −$53,159
• − Property taxes: −$5,858
• − Insurance: −$4,745
• − Repairs & maintenance: −$19,759
• − Management: −$19,759
• − Depreciation: −$27,607
• Taxable income: $116,097
• Est. tax owed @ 24.0%: −$27,863
• After-tax cash flow: $96,931/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+762.7% since first listed

11 events — show timeline

• 2026-02-25 Price Changed $949,000 CRMLS
• 2026-01-31 Listed $995,000 CRMLS
• 2018-03-11 Listing Removed — SDMLS
• 2018-03-11 Delisted — TheMLS
• 2018-01-16 Price Changed — TheMLS
• 2017-10-17 Price Changed — TheMLS
• 2017-09-11 Listed — TheMLS
• 2017-09-11 Listed $928,000 SDMLS
• 1990-04-18 Sold (Public Records) $230,000 Public Records
• 1990-04-18 Sold (Public Records) $230,000 Public Records
• 1986-04-25 Sold (Public Records) $110,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,858 · +1.6% YoY. Source: county tax records.