8219 S Central Ave · Los Angeles, CA 90001

$750,000

4 bd · 4.0 ba · 1,856 sqft · MultiFamily public records · 128 Days on market

Built 1953 4,001 sqft lot $404/sqft · 9% above area Est $687k · 9% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.6/10.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 4 units. confirmed

Listing remarks MLS

We are pleased to present 8219 S Central Avenue, a value add 4-unit investment opportunity with approximately 72% rental upside in South Los Angeles, CA. The property is comprised of four apartment units with an excellent unit mix all (4) 2 bedroom/1 bath units. There is currently one Section 8 tenant in place with a current rent of $2,800. The property will be delivered fully occupied with a gross monthly income of $5,610, or $67,317 annually. The opportunity will yield a savvy investor with a low basis ($750,000) with huge upside potential (approx. 72%). 8219 S Central Avenue is centrally located along Central Avenue, just north of 83rd Street and just east of the 110 freeway with easy access to Downtown LA, South Bay, USC, LAX, and SoFi Stadium.

Key facts

• 4,001 sq ft lot
• 3 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $687/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 52 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $9,537/mo this rent would consume 188% of the median local household income ($61k/yr) (locally 2573% 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 $5k of loan paydown is wiped out by about $22k 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 + 3.0% rent growth), your $210k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $390k; list at $750k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1953 — 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: 1.27% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $686,932
• List price: $750,000
• Delta: 9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 E 83rd St	0.05mi	5/2.0 (+1)	1,703 (-8%)	3mo	$650,000	$382	68
7700 Mckinley	0.42mi	4/4.0	1,992 (+7%)	3mo	$595,000	$299	66
8006 Hooper	0.32mi	5/2.0 (+1)	1,945 (+5%)	0mo	$730,000	$375	64
1008 E 74th St	0.60mi	5/3.0 (+1)	1,873 (+1%)	4mo	$779,000	$416	58
908 E 79th St	0.24mi	4/2.0	1,697 (-9%)	14mo	$650,000	$383	55
1235 E 75th St	0.61mi	5/4.0 (+1)	1,756 (-5%)	6mo	$840,000	$478	52
1316 E 75th	0.64mi	4/—	1,649 (-11%)	1mo	$425,000	$258	51
8471 W Hooper Ave	0.23mi	4/2.0	1,578 (-15%)	12mo	$825,000	$523	46
440 E 82nd St	0.53mi	5/3.0 (+1)	2,064 (+11%)	11mo	$590,000	$286	39
640 E 74th	0.71mi	5/3.0 (+1)	2,078 (+12%)	0mo	$735,000	$354	38
926 E 87th Pl	0.41mi	4/2.0	2,058 (+11%)	21mo	$859,000	$417	37
835 E 90th St	0.66mi	3/3.0 (-1)	1,668 (-10%)	18mo	$300,000	$180	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $53,437
• Equity at exit: $111,827

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $271,554
• Equity at exit: $64,846

Cash invested: $210,000 (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 90001

• Active inventory: 52
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $9,537 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$540 /mo · $6,479/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,003
• Net cashflow: $2,749

Break-even live

Break-even rent $6,058

Max offer price $750,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,536
Total (4 units)			$9,537

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	43d	1	0.07mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	2d	1	0.10mi
831 E 83rd St Los Angeles, CA	5.0	3.0	1604	$4,960	$3.09	43d	1	0.15mi
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	43d	1	0.17mi
8416 Hooper Ave Los Angeles, CA	4.0	3.0	1600	$3,350	$2.09	43d	1	0.21mi
8414 McKinley Ave Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	43d	1	0.23mi
833 E 80th St Los Angeles, CA	5.0	3.0	1850	$3,700	$2.00	4d	1	0.24mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	43d	1	0.24mi
8464 1/2 McKinley Ave Unit 1/2 Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	43d	1	0.27mi
1159 E 78th St Los Angeles, CA	4.0	2.0	1300	$3,950	$3.04	43d	1	0.33mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	43d	1	0.37mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	24d	1	0.45mi
755 E 76th Pl Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	43d	1	0.51mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	43d	1	0.51mi
732 E 74th St Los Angeles, CA	5.0	3.0	1854	$4,000	$2.16	43d	1	0.66mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	24d	1	0.67mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	43d	1	0.69mi
322 E 80th St Los Angeles, CA	5.0	3.0	1857	$4,700	$2.53	13d	1	0.69mi
1633 1/2 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,800	$2.15	43d	1	0.70mi
1631 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,800	$2.15	24d	1	0.71mi
611 E 75th St Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	43d	1	0.71mi
611 E 75th St Unit 75TH(611F) Los Angeles, CA	5.0	3.0	1880	$3,700	$1.97	5d	1	0.71mi
1536 E 87th St Unit 87(1536B) Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	11d	1	0.72mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	15d	1	0.74mi
1536 E 87th Pl Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	14d	1	0.76mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	43d	1	0.76mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	43d	1	0.83mi
346 E 75th St Los Angeles, CA	5.0	3.0	1486	$3,900	$2.62	7d	1	0.83mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	43d	1	0.87mi
154 E 84th Pl Los Angeles, CA	5.0	3.0	1758	$4,990	$2.84	43d	1	0.87mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	43d	1	0.87mi
8624 Graham Ave Unit B Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	24d	1	0.88mi
8624 Graham Ave Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	43d	1	0.88mi
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	43d	1	0.94mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	11d	1	0.99mi
7674 Whitsett Ave Los Angeles, CA	4.0	2.0	1500	$4,500	$3.00	43d	1	1.05mi
7674 Whitsett Ave Unit NA Los Angeles, CA	4.0	2.0	1500	$3,585	$2.39	43d	1	1.05mi
213 W 82nd St Los Angeles, CA	5.0	3.0	1757	$4,200	$2.39	43d	1	1.13mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	43d	1	1.14mi
219 E 71st St Los Angeles, CA	3.0	2.0	1680	$3,575	$2.13	43d	1	1.14mi

Listing history 30 events

1. 2026-06-18
   days on market $750,000 Active 128 DOM
2. 2026-06-17
   days on market $750,000 Active 127 DOM
3. 2026-06-16
   days on market $750,000 Active 126 DOM
4. 2026-06-15
   days on market $750,000 Active 125 DOM
5. 2026-06-13
   days on market $750,000 Active 123 DOM
6. 2026-06-09
   days on market $750,000 Active 119 DOM
7. 2026-06-08
   days on market $750,000 Active 118 DOM
8. 2026-06-07
   days on market $750,000 Active 117 DOM
9. 2026-06-04
   days on market $750,000 Active 114 DOM
10. 2026-06-03
    days on market $750,000 Active 113 DOM
11. 2026-06-02
    days on market $750,000 Active 112 DOM
12. 2026-06-01
    days on market $750,000 Active 111 DOM
13. 2026-05-31
    days on market $750,000 Active 110 DOM
14. 2026-02-10
    listed $750,000 Active 761-char remark

    Show marketing remark (761 chars)

    We are pleased to present 8219 S Central Avenue, a value add 4-unit investment opportunity with approximately 72% rental upside in South Los Angeles, CA. The property is comprised of four apartment units with an excellent unit mix all (4) 2 bedroom/1 bath units. There is currently one Section 8 tenant in place with a current rent of $2,800. The property will be delivered fully occupied with a gross monthly income of $5,610, or $67,317 annually. The opportunity will yield a savvy investor with a low basis ($750,000) with huge upside potential (approx. 72%). 8219 S Central Avenue is centrally located along Central Avenue, just north of 83rd Street and just east of the 110 freeway with easy access to Downtown LA, South Bay, USC, LAX, and SoFi Stadium.

15. 2017-06-23
    soldstatus $390,000
16. 2012-12-21
    soldstatus $300,000 Closed
17. 2012-12-20
    soldstatus $300,000
18. 2012-09-25
    status Pending
19. 2012-07-21
    price $360,000
20. 2012-04-06
    price $400,000 Active
21. 2012-04-06
    status Active
22. 2011-11-28
    status Pending
23. 2010-01-10
    listed $350,000 Active
24. 2009-07-22
    historical
25. 2009-04-21
    price
26. 2009-02-20
    price
27. 2008-11-06
    listed
28. 2008-05-29
    historical
29. 2008-04-25
    listed
30. 1980-07-25
    soldstatus $35,000

ⓘ 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: $6,479 · $540/mo
• Projected year-2 tax: $6,479 · $540/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 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: $114,444
• − Mortgage interest: −$42,012
• − Property taxes: −$6,479
• − Insurance: −$3,750
• − Repairs & maintenance: −$9,156
• − Management: −$9,156
• − Depreciation: −$21,818
• Taxable income: $22,074
• Est. tax owed @ 24.0%: −$5,298
• After-tax cash flow: $27,687/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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• 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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

+2042.9% since first listed

17 events — show timeline

• 2026-02-10 Listed $750,000 TheMLS
• 2017-06-23 Sold (Public Records) $390,000 Public Records
• 2012-12-21 Sold (MLS) $300,000 TheMLS
• 2012-12-20 Sold (Public Records) $300,000 Public Records
• 2012-09-25 Pending — TheMLS
• 2012-07-21 Price Changed $360,000 TheMLS
• 2012-04-06 Relisted — TheMLS
• 2012-04-06 Price Changed $400,000 TheMLS
• 2011-11-28 Pending — TheMLS
• 2010-01-10 Listed $350,000 TheMLS
• 2009-07-22 Delisted — TheMLS
• 2009-04-21 Price Changed — TheMLS
• 2009-02-20 Price Changed — TheMLS
• 2008-11-06 Listed — TheMLS
• 2008-05-29 Delisted — TheMLS
• 2008-04-25 Listed — TheMLS
• 1980-07-25 Sold (Public Records) $35,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $6,479 · +1.5% YoY. Source: county tax records.