3016 Inez · Los Angeles, CA 90023

$699,888

3 bd · 2.0 ba · 1,224 sqft · MultiFamily public records · 90 Days on market

Built 1909 3,964 sqft lot $572/sqft · 37% above area Est $674k · at est.

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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 +15.1/30.0
• ARV discount +5.8/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• 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 MLS

Excellent investment opportunity in the rapidly evolving Boyle Heights neighborhood. This triplex offers three units totaling approximately 1,620 sq ft, including a front 3-bedroom, 1-bath unit and two additional 1-bedroom, 1-bath units—ideal for strong rental income or multi-generational living. Situated on a 3,964 sq ft lot, the property features a 1-car garage (currently not rented), front patio, and rear outdoor space. The garage presents potential for ADU conversion or expansion of an existing unit (buyer to verify), adding further income upside. This is a prime value-add opportunity. Located just miles from the iconic 6th Street Bridge, this property offers rare proximity to one of Los Angeles’ most transformative infrastructure projects—providing a direct and seamless connection into Downtown LA, the Arts District, and surrounding employment hubs. The accessibility and visibility of this corridor continue to drive growth and desirability in the area.

Key facts

• Desirable unit mix
• Triplex
• 3,964 sq ft lot

Tags

• TRIPLEX
• STRONG INCOME POTENTIAL
• DESIRABLE UNIT MIX
• FRONT YARD PATIO SPACE
• ADDITIONAL OUTDOOR AREA
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×1bd/1ba units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive. Per door: $75/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 $641k (8.4% below list).
• Recommended offer: $641k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 57 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,408/mo this rent would consume 130% of the median local household income ($59k/yr) (locally 2670% 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 $21k 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 90 days — a 6% lower offer ($658k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $700k implies a 3081% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $640,800 (8.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 8% 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 1909 — 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. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $674,411
• List price: $699,888
• Delta: 3.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3330 Gleason	0.59mi	4/2.0 (+1)	1,300 (+6%)	0mo	$695,000	$535	56
222-224 S Dacotah St	0.40mi	2/2.0 (-1)	1,332 (+9%)	11mo	$775,000	$582	52
520 S Concord St	0.31mi	4/2.0 (+1)	1,356 (+11%)	14mo	$799,000	$589	51

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-116,451
• Equity at exit: $104,356

10-year hold

• IRR: -15.6%
• Equity multiple: 0.23×
• Total profit: $-150,428
• Equity at exit: $60,514

Cash invested: $195,969 (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 90023

• Rents YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $6,408 medium
• Mortgage (P&I): −$3,670
• Tax est. 1.5%: −$875 /mo · $10,498/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,346
• Net cashflow: $226

Break-even live

Break-even rent $6,122

Max offer price $699,888

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,704
▸ 2× units	1	1	$3,704
Total (3 units)			$6,408

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: $174,972
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2853 E 6th St Unit 2 Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	43d	1	0.19mi
2855 1/2 E 6th St Los Angeles, CA	3.0	1.0	1000	$3,500	$3.50	43d	1	0.19mi
609 Camulos St Los Angeles, CA	3.0	1.0	1434	$2,800	$1.95	43d	1	0.28mi
2752 Guirado St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	14d	1	0.30mi
929 S Lorena St Los Angeles, CA	3.0	2.5	1312	$3,200	$2.44	18d	1	0.39mi
929 S Lorena St Unit LORENA(929F) Los Angeles, CA	3.0	3.0	1200	$3,200	$2.67	17d	1	0.39mi
460 S Mott St Los Angeles, CA	2.0	2.0	736	$3,500	$4.76	43d	1	0.43mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	5d	1	0.44mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	7d	1	0.44mi
702 S Soto St Unit 704 Los Angeles, CA	3.0	2.5	1288	$3,500	$2.72	43d	1	0.60mi
321 S Fickett St Unit 503 Los Angeles, CA	2.0	1.0	900	$2,495	$2.77	7d	1	0.61mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	11d	1	0.64mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	7d	1	0.64mi
3517 1/2 E 2nd St Los Angeles, CA	4.0	3.0	1250	$3,995	$3.20	18d	1	0.69mi
960 1/2 S Breed St Los Angeles, CA	4.0	3.0	1500	$3,595	$2.40	17d	1	0.73mi
958 S Breed St Los Angeles, CA	4.0	3.0	1500	$3,395	$2.26	24d	1	0.73mi
3466 E 8th St Los Angeles, CA	3.0	1.0	1104	$3,150	$2.85	7d	1	0.80mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$2,195	$2.93	17d	1	0.83mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	11d	1	0.83mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	5d	1	0.83mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	14d	1	0.83mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	4d	1	0.83mi
3436 Hunter St Unit 1/2 Los Angeles, CA	3.0	3.0	1300	$3,208	$2.47	15d	1	0.86mi
3751 E 6th St Los Angeles, CA	3.0	2.0	1211	$3,700	$3.06	24d	1	0.86mi
2901 E Olympic Blvd Los Angeles, CA	2.0	1.0	565	$2,400	$4.25	43d	14	0.87mi
2901 E Olympic Blvd Los Angeles, CA	3.0	1.0	711	$3,050	$4.29	2d	11	0.87mi
446 S St Louis St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	43d	1	0.88mi
414 S Saint Louis St Unit 414 Los Angeles, CA	3.0	1.0	1100	$3,200	$2.91	43d	1	0.90mi
2720 Cincinnati St Unit 2720 Los Angeles, CA	3.0	3.0	1300	$2,979	$2.29	43d	1	0.94mi
132 N Ditman Ave Los Angeles, CA	3.0	2.0	1000	$2,875	$2.88	24d	1	0.98mi
2018 E 3rd St Los Angeles, CA	3.0	1.0	950	$2,495	$2.63	24d	1	0.98mi
472 N Ezra St Los Angeles, CA	4.0	2.0	1056	$3,650	$3.46	24d	1	0.98mi
2819 Folsom St Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	43d	1	0.99mi
3824 Princeton St Los Angeles, CA	2.0	1.0	980	$2,380	$2.43	14d	1	1.00mi
2208 Michigan Ave Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	24d	2	1.02mi
108 S Cummings St Unit 1 Los Angeles, CA	2.0	1.0	1000	$2,295	$2.29	43d	1	1.07mi
455 Nassau Ave Los Angeles, CA	2.0	2.0	1500	$3,000	$2.00	19d	1	1.10mi
1129 La Puerta St Los Angeles, CA	3.0	1.0	844	$3,600	$4.27	43d	1	1.10mi
2800 Winter St Los Angeles, CA	3.0	1.0	1300	$3,150	$2.42	22d	1	1.14mi
2800 Winter St Los Angeles, CA	2.0	1.0	1100	$2,995	$2.72	43d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $699,888 Active 90 DOM
2. 2026-06-17
   days on market $699,888 Active 89 DOM
3. 2026-06-16
   days on market $699,888 Active 88 DOM
4. 2026-06-15
   days on market $699,888 Active 87 DOM
5. 2026-06-13
   days on market $699,888 Active 85 DOM
6. 2026-06-09
   days on market $699,888 Active 81 DOM
7. 2026-06-08
   days on market $699,888 Active 80 DOM
8. 2026-06-07
   days on market $699,888 Active 79 DOM
9. 2026-06-04
   days on market $699,888 Active 76 DOM
10. 2026-06-03
    days on market $699,888 Active 75 DOM
11. 2026-06-02
    days on market $699,888 Active 74 DOM
12. 2026-06-01
    days on market $699,888 Active 73 DOM
13. 2026-05-31
    days on market $699,888 Active 72 DOM
14. 2026-03-20
    listed $699,888 Active 989-char remark

    Show marketing remark (989 chars)

    Excellent investment opportunity in the rapidly evolving Boyle Heights neighborhood. This triplex offers three units totaling approximately 1,620 sq ft, including a front 3-bedroom, 1-bath unit and two additional 1-bedroom, 1-bath units—ideal for strong rental income or multi-generational living. Situated on a 3,964 sq ft lot, the property features a 1-car garage (currently not rented), front patio, and rear outdoor space. The garage presents potential for ADU conversion or expansion of an existing unit (buyer to verify), adding further income upside. This is a prime value-add opportunity. Located just miles from the iconic 6th Street Bridge, this property offers rare proximity to one of Los Angeles’ most transformative infrastructure projects—providing a direct and seamless connection into Downtown LA, the Arts District, and surrounding employment hubs. The accessibility and visibility of this corridor continue to drive growth and desirability in the area.

15. 1972-06-20
    soldstatus $22,000

ⓘ 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 ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,896
• − Mortgage interest: −$39,205
• − Property taxes: −$10,498
• − Insurance: −$3,499
• − Repairs & maintenance: −$6,152
• − Management: −$6,152
• − Depreciation: −$20,360
• Taxable loss: −$8,970
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $4,859/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): 43,857
• Household income: $59,057
• Rent vs Own: 74.7% rent · 25.3% own
• Severe rent burden: 2670.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 17% Native American 2% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1%
• Foreign-born: 41% · Canada, Jamaica
• 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: ▼ -702.74%
• Current HPI: 430.9762
• 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

+3081.3% since first listed

2 events — show timeline

• 2026-03-20 Listed $699,888 CRMLS
• 1972-06-20 Sold (Public Records) $22,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,152 · +4.1% YoY. Source: county tax records.