1832 S Bonnie Brae St · Los Angeles, CA 90006

$895,000

4 bd · 4.0 ba · 3,968 sqft · MultiFamily public records · 126 Days on market

Built 1910 6,250 sqft lot $226/sqft · 9% below area Est $987k · 9% 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 +11.7/15.0
• 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: 4 units. confirmed

Listing remarks MLS

Fourplex Located Approximately 1 Mile from USC and a Half-Mile from Los Angeles Convention Center, Crypto.com Arena & L. A. Live | Residential Asset - Outstanding Owner-User Opportunity | 4.33% Current Cap Rate & 12.80 Current GRM | 8.27% Pro-Forma Cap Rate & 8.43 Pro-Forma GRM | Each Unit Contains Individual Hot Water Heaters | Large 6,250-SF Lot | Desirable Opportunity to Add ADUs at Rear Parking Area | Located Near USC Village, Arts District, Downtown Los Angeles, Koreatown, Grammy Museum, Peacock Theatre Exposition Park, Lucas Museum of Narrative Arts, BMO Stadium and California Science Center | New Hot Water Heater Connections, New Plumbing, New Exterior Lights, New Gate and Upgraded Electrical Subpanels (2011) | Total of 8 Parking Spaces | Close Proximity to Expo Park/USC Transit Line | Qualifies for Attractive Residential Financing

Key facts

• Large 6250-sf lot
• New plumbing
• New exterior lights

Tags

• LARGE 6250-SF LOT
• LOCATED NEAR USC VILLAGE
• NEW PLUMBING
• NEW EXTERIOR LIGHTS
• NEW GATE
• UPGRADED ELECTRICAL SUBPANELS

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $12k ($142k/yr) — positive. Per door: $3k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $895k).
• Recommended offer: $788k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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 soft (-0.8%/yr); 162 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $21,995/mo this rent would consume 508% 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 $6k of loan paydown is wiped out by about $27k 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 $251k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 5 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 $345k; list at $895k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $787,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1910 — 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: 2.46% ✓
• Cap rate: 22.15%
• Cash-on-cash: 56.63%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (median comp): $986,934
• List price: $895,000
• Delta: -9.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 S New Hampshire Ave	0.68mi	4/4.0	3,968 (0%)	20mo	$630,000	$159	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.17×
• Total profit: $543,678
• Equity at exit: $133,447

10-year hold

• IRR: 55.9%
• Equity multiple: 5.76×
• Total profit: $1,193,975
• Equity at exit: $77,383

Cash invested: $250,600 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $21,995 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$483 /mo · $5,800/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,619
• Net cashflow: $11,826

Break-even live

Break-even rent $7,025

Max offer price $895,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$21,996
Total (4 units)			$21,995

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 Valencia St Unit 1347 Los Angeles, CA	4.0	8.0	3724	$2,499	$0.67	43d	1	0.44mi
2317 Scarff St Unit B Los Angeles, CA	5.0	3.5	3000	$5,995	$2.00	43d	1	0.51mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$7,850	$5.31	1d	1	0.59mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	1d	2	0.71mi
1200 S Figueroa St Los Angeles, CA	1.0–3.0	1.0–4.0	2305	$23,215	$10.07	1d	32	0.96mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2620	$25,000	$9.54	5d	9	1.00mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2625	$25,000	$9.52	24d	7	1.00mi
2754 Kenwood Ave Los Angeles, CA	5.0	2.5	3502	$6,795	$1.94	43d	1	1.17mi
1000 W 8th St Los Angeles, CA	4.0	1.0–2.5	1991	$25,607	$12.86	1d	22	1.28mi
230 W Olympic Blvd Los Angeles, CA	1.0–5.0	1.0–6.0	2538	$22,684	$8.94	1d	30	1.41mi
2801 Sunset Pl Los Angeles, CA	3.0	1.0–3.0	1680	$14,711	$8.76	1d	33	1.44mi
695 S Vermont Ave Los Angeles, CA	3.0	1.0–3.0	6378	$5,167	$0.81	20d	29	1.48mi

Listing history 16 events

1. 2026-06-01
   days on market $895,000 Active 126 DOM
2. 2026-05-31
   days on market $895,000 Active 125 DOM
3. 2026-01-26
   listed $895,000 Active 912-char remark

   Show marketing remark (912 chars)

   Fourplex Located Approximately 1 Mile from USC and a Half-Mile from Los Angeles Convention Center, Crypto.com Arena & L. A. Live | Residential Asset - Outstanding Owner-User Opportunity | 4.33% Current Cap Rate & 12.80 Current GRM | 8.27% Pro-Forma Cap Rate & 8.43 Pro-Forma GRM | Each Unit Contains Individual Hot Water Heaters | Large 6,250-SF Lot | Desirable Opportunity to Add ADUs at Rear Parking Area | Located Near USC Village, Arts District, Downtown Los Angeles, Koreatown, Grammy Museum, Peacock Theatre Exposition Park, Lucas Museum of Narrative Arts, BMO Stadium and California Science Center | New Hot Water Heater Connections, New Plumbing, New Exterior Lights, New Gate and Upgraded Electrical Subpanels (2011) | Total of 8 Parking Spaces | Close Proximity to Expo Park/USC Transit Line | Qualifies for Attractive Residential Financing

4. 2024-09-03
   historical $1,895
5. 2024-08-28
   listed $1,895
6. 2024-08-02
   historical $1,895
7. 2024-07-15
   listed $1,895
8. 2012-04-20
   soldstatus $345,000 Closed 382-char remark

   Show marketing remark (382 chars)

   Excellent investment opportunity for the right buyer, this property just needs some attention and it will pay for itself. Located near shopping, schools and transportation as well as downtown LA and its venues. Bring your buyers and let them see for themselves. 3 units will be delivered vacant, please do not disturb occupants. Property sold as-is, buyer to verify all information.

9. 2012-03-01
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Excellent investment opportunity for the right buyer, this property just needs some attention and it will pay for itself. Located near shopping, schools and transportation as well as downtown LA and its venues. Bring your buyers and let them see for themselves. 3 units will be delivered vacant, please do not disturb occupants. Property sold as-is, buyer to verify all information.

10. 2012-02-22
    listed $359,900 Active 382-char remark

    Show marketing remark (382 chars)

    Excellent investment opportunity for the right buyer, this property just needs some attention and it will pay for itself. Located near shopping, schools and transportation as well as downtown LA and its venues. Bring your buyers and let them see for themselves. 3 units will be delivered vacant, please do not disturb occupants. Property sold as-is, buyer to verify all information.

11. 2006-08-14
    historical
12. 2006-07-17
    soldstatus $800,000
13. 2006-02-15
    listed $780,000
14. 2003-07-29
    soldstatus $362,000
15. 1990-08-28
    soldstatus $230,000
16. 1990-08-28
    soldstatus $230,000

ⓘ 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: $5,800 · $483/mo
• Projected year-2 tax: $6,802 · $567/mo
• Expected delta: +$1,002/yr (+$83/mo · 17.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 22 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: $263,940
• − Mortgage interest: −$50,134
• − Property taxes: −$5,800
• − Insurance: −$4,475
• − Repairs & maintenance: −$21,115
• − Management: −$21,115
• − Depreciation: −$26,036
• Taxable income: $135,264
• Est. tax owed @ 24.0%: −$32,463
• After-tax cash flow: $109,452/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

+289.1% since first listed

14 events — show timeline

• 2026-01-26 Listed $895,000 TheMLS
• 2024-09-03 Rental Removed $1,895 APPFOLIO
• 2024-08-28 Listed for Rent $1,895 APPFOLIO
• 2024-08-02 Rental Removed $1,895 APPFOLIO
• 2024-07-15 Listed for Rent $1,895 APPFOLIO
• 2012-04-20 Sold (MLS) $345,000 CRMLS
• 2012-03-01 Pending — CRMLS
• 2012-02-22 Listed $359,900 CRMLS
• 2006-08-14 Listing Removed — CRMLS
• 2006-07-17 Sold (Public Records) $800,000 Public Records
• 2006-02-15 Listed $780,000 CRMLS
• 2003-07-29 Sold (Public Records) $362,000 Public Records
• 1990-08-28 Sold (Public Records) $230,000 Public Records
• 1990-08-28 Sold (Public Records) $230,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $5,800 · +2.4% YoY. Source: county tax records.