2855 W Avenue 34 · Los Angeles, CA 90065

$800,000

1 bd · 6.0 ba · 888 sqft · MultiFamily public records · 29 Days on market

Built 1921 5,851 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• 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: 3 units. confirmed

Listing remarks

Glassell Park triplex opportunity offered at $800,000. Located at 2855, 2857 and 2857 1/2 W Avenue 34, this tenant-occupied 3-unit income property consists of approximately 2,538 total building square feet across 2 buildings on an approximately 5,851 sq ft lot. Public/property records show LARD2 zoning and original construction dating to 1921. Property is subject to Los Angeles RSO and will be sold subject to tenants' rights. Excellent Northeast Los Angeles investment opportunity with long-term upside. Buyer to verify all square footage, lot size, permits, zoning, rents, expenses, and all other property information. Please do not disturb occupants. Showings by appointment only.

Key facts

• 5,851 sq ft lot
• Parking
• Built 1921

Property features AI

Finance

• Other: Two buildings on the parcel; Unit breakdown and rents: Unit type mix includes 1-bedroom units; unit rent examples — $1,169.70, $1,019.30, $1,147.40 (multiple like units reflected in data)
• Financial info: Actual annual gross rent: $40,037; Gross operating income: $40,037; Net operating income: $26,037; Total annual expenses: $14,000; Gross rent multiplier: 19.98; Rent control: Yes (indicated)
• HOA & community: Three units in the complex

Exterior

• Parking: Driveway parking
• Home design: Residential income property; Single-story
• Construction: No other structures on property
• Exterior features: Lot zoned LARD2

Interior

• Bedrooms: Three 1-bedroom units (individual unit-level details listed under units)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heat; Other cooling
• Interior features: One-level layout; No additional detached structures

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/2.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $399/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $800k).
• Recommended offer: $788k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 239 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,513/mo this rent would consume 108% of the median local household income ($95k/yr) (locally 2198% 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 $24k 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 29 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $32k; list at $800k implies a 2400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $788,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-76,541
• Equity at exit: $119,283

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-58,214
• Equity at exit: $69,169

Cash invested: $224,000 (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 90065

• Rents YoY: 0.2%
• Active inventory: 239
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $8,513 medium
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $12,000/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $1,197

Break-even live

Break-even rent $6,998

Max offer price $800,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	2	$8,514
Total (3 units)			$8,513

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2814 W Avenue 34 Los Angeles, CA	1.0	1.0	600	$2,400	$4.00	8d	1	0.08mi
3575 Fletcher Dr Apt 5 Los Angeles, CA	2.0	1.0	1000	$2,300	$2.30	44d	1	0.21mi
2626 Crestmoore Pl Los Angeles, CA	1.0	1.0	770	$2,600	$3.38	44d	1	0.26mi
3090 Weldon Ave Unit 1 Glassell Park, CA	1.0	1.0	750	$2,495	$3.33	13d	1	0.31mi
3090 Weldon Ave Unit 4 Glassell Park, CA	1.0	1.0	750	$2,395	$3.19	13d	1	0.31mi
2711 1/2 West Avenue 32 Los Angeles, CA	2.0	1.0	958	$3,695	$3.86	11d	1	0.32mi
3250 Andrita St Unit 3 Glassell Park, CA	1.0	1.0	644	$2,125	$3.30	11d	1	0.36mi
3367 Andrita St Los Angeles, CA	2.0	2.0	790	$2,495	$3.16	21d	2	0.36mi
3325 Andrita St Apt J Los Angeles, CA	2.0	1.0	850	$2,300	$2.71	44d	1	0.37mi
3325 Andrita St Apt D Los Angeles, CA	1.0	1.0	600	$1,900	$3.17	44d	1	0.37mi
3174 Weldon Ave Los Angeles, CA	2.0	1.0	704	$7,300	$10.37	44d	1	0.41mi
3221 1/2 Andrita St Los Angeles, CA	2.0	1.0	760	$2,300	$3.03	44d	1	0.41mi
3334 Drew St Unit A Glassell Park, CA	2.0	2.0	950	$2,495	$2.63	8d	1	0.42mi
2471 West Avenue 32 Unit 1-2 Glassell Park, CA	2.0	1.0	958	$3,695	$3.86	19d	1	0.44mi
2471 W Avenue 32 Los Angeles, CA	2.0	1.0	958	$3,595	$3.75	19d	1	0.44mi
3200 Weldon Ave Unit 3200 Los Angeles, CA	2.0	1.0	600	$2,500	$4.17	24d	1	0.46mi
3245 Drew St Los Angeles, CA	1.0	1.0	650	$2,169	$3.34	21d	1	0.47mi
3330 Chapman St Los Angeles, CA	1.0	1.0	530	$1,850	$3.49	3d	1	0.51mi
3173 1/2 Verdugo Pl Los Angeles, CA	1.0	1.0	640	$2,800	$4.38	22d	1	0.51mi
3173 1/2 Verdugo Pl Los Angeles, CA	1.0	1.0	640	$2,800	$4.38	44d	1	0.51mi
2561 West Avenue 30 Unit G Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.52mi
2561 W Avenue 30 Los Angeles, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.52mi
2561 West Avenue 30 Apt 5 Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.52mi
2561 West Avenue 30 Unit 7 Glassell Park, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.52mi
2361 Moss Ave Unit 1/4 Glassell Park, CA	1.0	1.0	750	$2,395	$3.19	24d	1	0.53mi
2910 N San Fernando Rd Los Angeles, CA	1.0–3.0	1.0–2.5	1001	$2,558	$2.56	2d	172	0.53mi
3232 West Avenue 32 Unit 11 Los Angeles, CA	2.0	2.0	875	$2,430	$2.78	44d	1	0.55mi
3030 Valle Vista Dr #13 Los Angeles, CA	2.0	1.0	575	$2,350	$4.09	44d	1	0.59mi
3757 York Blvd Los Angeles, CA	2.0	2.0	1106	$4,400	$3.98	8d	1	0.64mi
3125 Carlyle St Los Angeles, CA	2.0–3.0	1.0–2.0	950	$2,595	$2.73	24d	1	0.65mi
2227 West Avenue 33 Unit 218 Los Angeles, CA	1.0	1.0	600	$1,650	$2.75	44d	1	0.69mi
3116 Casitas Ave Los Angeles, CA	2.0	1.0	700	$2,600	$3.71	44d	1	0.71mi
4124 Eagle Rock Blvd Los Angeles, CA	1.0	1.0	640	$2,195	$3.43	5d	1	0.72mi
3047 Perlita Ave Los Angeles, CA	1.0	1.0	700	$2,995	$4.28	5d	1	0.77mi
4140 Verdugo Rd Unit 6 Glassell Park, CA	1.0	1.0	650	$1,875	$2.88	44d	1	0.77mi
2980 Allesandro St Unit 205 Los Angeles, CA	—	1.0	680	$2,500	$3.68	44d	1	0.83mi
2980 Allesandro St Unit 206 Los Angeles, CA	—	1.0	660	$2,550	$3.86	44d	1	0.83mi
2980 Allesandro St Unit 408 Los Angeles, CA	—	1.0	649	$2,795	$4.31	44d	1	0.84mi
2980 Allesandro St Unit 402 Los Angeles, CA	—	1.0	668	$2,650	$3.97	24d	1	0.84mi
4221 Verdugo Rd Los Angeles, CA	1.0–2.0	1.0	725	$2,250	$3.10	2d	4	0.85mi

Listing history 24 events

1. 2026-06-18
   days on market $800,000 Active 29 DOM
2. 2026-06-17
   days on market $800,000 Active 28 DOM
3. 2026-06-16
   days on market $800,000 Active 27 DOM
4. 2026-06-15
   days on market $800,000 Active 26 DOM
5. 2026-06-13
   days on market $800,000 Active 24 DOM
6. 2026-06-09
   days on market $800,000 Active 20 DOM
7. 2026-06-08
   days on market $800,000 Active 19 DOM
8. 2026-06-07
   days on market $800,000 Active 18 DOM
9. 2026-06-04
   days on market $800,000 Active 15 DOM
10. 2026-06-03
    days on market $800,000 Active 14 DOM
11. 2026-06-02
    days on market $800,000 Active 13 DOM
12. 2026-06-01
    days on market $800,000 Active 12 DOM
13. 2026-05-31
    days on market $800,000 Active 11 DOM
14. 2026-05-19
    listed $800,000 Active
15. 2024-06-28
    status Active
16. 2024-05-30
    status Active
17. 2023-09-15
    listed $850,000 Active
18. 2022-10-05
    historical
19. 2022-06-16
    status Active
20. 2022-06-11
    historical Active Under Contract
21. 2022-06-01
    listed $905,000 Active
22. 2006-11-12
    historical
23. 2006-06-05
    listed $645,000
24. 1976-10-07
    soldstatus $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $102,156
• − Mortgage interest: −$44,812
• − Property taxes: −$12,000
• − Insurance: −$4,000
• − Repairs & maintenance: −$8,172
• − Management: −$8,172
• − Depreciation: −$23,273
• Taxable income: $1,726
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $13,946/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): 44,658
• Household income: $94,784
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2198.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 27% Two or more races 20% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 41% Tagalog/Filipino 5% Other Indo-European 3%

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: ▼ -1578.12%
• Current HPI: 536.5042
• 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

+2400.0% since first listed

11 events — show timeline

• 2026-05-19 Listed $800,000 TheMLS
• 2024-06-28 Relisted — CRMLS
• 2024-05-30 Relisted — CRMLS
• 2023-09-15 Listed $850,000 CRMLS
• 2022-10-05 Listing Removed — CRMLS
• 2022-06-16 Relisted — CRMLS
• 2022-06-11 Contingent — CRMLS
• 2022-06-01 Listed $905,000 CRMLS
• 2006-11-12 Listing Removed — CRMLS
• 2006-06-05 Listed $645,000 CRMLS
• 1976-10-07 Sold (Public Records) $32,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,348 · +3.0% YoY. Source: county tax records.