2714 Queen · Los Angeles, CA 90039

$1,395,000

8 bd · 4.0 ba · 3,538 sqft · MultiFamily public records · 33 Days on market

Built 1964 5,451 sqft lot Est $1302k · 7% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.4/10.0
• ARV discount +4.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• 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: 2 units. confirmed

Listing remarks

Four-unit multifamily property located in the Elysian Valley neighborhood of Los Angeles near the LA River corridor. The building features four 2-bedroom, 1-bath units with practical and efficient layouts. Two units have been fully renovated with updated interiors reflecting a contemporary design style. Renovations include modern kitchen cabinetry, quartz countertops, subway tile backsplash, stainless steel appliances, updated plumbing fixtures, and coordinated hardware. Bathrooms have been refreshed with updated vanities, modern tile work, and clean finishes. Wide-plank flooring and recessed lighting contribute to a cohesive interior presentation. The remaining units maintain functional fl

Key facts

• La river corridor
• Quartz countertops
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• ELYSIAN VALLEY NEIGHBORHOOD
• LA RIVER CORRIDOR
• FULLY RENOVATED UNITS
• MODERN KITCHEN CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Average 2-bedroom area listed as 850 (unit area); Average unit area and other per-unit area fields noted but not fully detailed
• Financial info: Total actual rent reported: $90,887; Pest control expense listed (~$600); Licenses expense listed (~$427); All 4 units currently leased; Vacancy allowance reported as 0
• HOA & community: Rent controlled

Exterior

• Parking: 4 total parking spaces; Each unit has 1 garage space (detached/attached type not specified)
• Utilities: Public sewer; District/Public water; Natural gas connected; Electricity connected; Cable connected
• Home design: Multi-unit property with 4 units in one building; 2 stories; No ADU
• Construction: Total building area approximately 3,400; Year built source: Assessor
• Exterior features: No pool; Neighborhood amenities include biking, dog park, sidewalks, and a park

Interior

• Bedrooms: Total of 8 bedrooms across the building (4 units)
• Bathrooms: Total of 4 full bathrooms across the building (4 units)
• Interior features: Front exterior entry; Two-story building; Attached property; One common wall
• Laundry & utility: No on-site laundry listed; Four separate gas meters; Four separate electric meters

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive. Per door: $164/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.12M (19.6% below list).
• Recommended offer: $1.12M (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 rising (+1.0%/yr); 102 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,221/mo this rent would consume 118% of the median local household income ($114k/yr) (locally 1726% 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 $10k of loan paydown is wiped out by about $42k 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 33 days — a 3% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $458k; list at $1.40M implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,122,100 (19.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 20% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,301,984
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2368 Allesandro St	0.53mi	8/4.0	3,840 (+8%)	18mo	$945,000	$246	46
2106 Valentine St	0.71mi	7/4.0 (-1)	3,258 (-8%)	13mo	$1,525,000	$468	38
2916 Marsh St	0.51mi	7/4.0 (-1)	3,088 (-13%)	24mo	$1,135,000	$368	30

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-227,619
• Equity at exit: $207,999

10-year hold

• IRR: -12.2%
• Equity multiple: 0.33×
• Total profit: $-259,861
• Equity at exit: $120,614

Cash invested: $390,600 (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 90039

• Rents YoY: 1.0%
• Active inventory: 102
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $11,221 high
• Mortgage (P&I): −$7,316
• Tax from tax record: −$640 /mo · $7,683/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,356
• Net cashflow: $328

Break-even live

Break-even rent $10,806

Max offer price $1,395,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$11,220
Total (2 units)			$11,221

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $1,395,000 Active 33 DOM
2. 2026-06-17
   days on market $1,395,000 Active 32 DOM
3. 2026-06-16
   days on market $1,395,000 Active 31 DOM
4. 2026-06-15
   days on market $1,395,000 Active 30 DOM
5. 2026-06-13
   days on market $1,395,000 Active 28 DOM
6. 2026-06-09
   days on market $1,395,000 Active 24 DOM
7. 2026-06-08
   days on market $1,395,000 Active 23 DOM
8. 2026-06-07
   days on market $1,395,000 Active 22 DOM
9. 2026-06-04
   days on market $1,395,000 Active 19 DOM
10. 2026-06-03
    days on market $1,395,000 Active 18 DOM
11. 2026-06-02
    days on market $1,395,000 Active 17 DOM
12. 2026-06-01
    days on market $1,395,000 Active 16 DOM
13. 2026-05-31
    days on market $1,395,000 Active 15 DOM
14. 2026-05-16
    listed $1,395,000 Active
15. 2026-03-31
    historical
16. 2026-02-16
    price $1,425,000
17. 2025-11-03
    listed $1,500,000 Active
18. 2022-08-25
    price $2,249
19. 2022-07-14
    historical
20. 2022-03-16
    listed $1,350,000 Active
21. 2010-08-30
    soldstatus $458,000
22. 2007-03-02
    soldstatus $700,000
23. 2005-10-08
    historical
24. 2005-07-08
    listed

ⓘ 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: $7,683 · $640/mo
• Projected year-2 tax: $10,602 · $884/mo
• Expected delta: +$2,919/yr (+$243/mo · 38.0%)

ⓘ 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 ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $134,652
• − Mortgage interest: −$78,142
• − Property taxes: −$7,683
• − Insurance: −$6,975
• − Repairs & maintenance: −$10,772
• − Management: −$10,772
• − Depreciation: −$40,582
• Taxable loss: −$20,274
• Est. tax savings @ 24.0%: +$4,866
• After-tax cash flow: $8,796/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): 28,884
• Household income: $113,818
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1726.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Asian 19% Two or more races 14% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 2% Italian 2% Scotch-Irish 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 59% English-only · Spanish 25% Tagalog/Filipino 8% Other Indo-European 2%

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: ▼ -987.09%
• Current HPI: 469.7964
• Rent YoY: ▲ 1.02%
• 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

+99.3% since first listed

11 events — show timeline

• 2026-05-16 Listed $1,395,000 CRMLS
• 2026-03-31 Listing Removed — CRMLS
• 2026-02-16 Price Changed $1,425,000 CRMLS
• 2025-11-03 Listed $1,500,000 CRMLS
• 2022-08-25 Price Changed $2,249 RENT.
• 2022-07-14 Listing Removed — CRMLS
• 2022-03-16 Listed $1,350,000 CRMLS
• 2010-08-30 Sold (Public Records) $458,000 Public Records
• 2007-03-02 Sold (Public Records) $700,000 Public Records
• 2005-10-08 Delisted — TheMLS
• 2005-07-08 Listed — TheMLS

Property tax history

-0.8%/yr

Latest (2025): $7,683 · +1.6% YoY. Source: county tax records.