576 W 13th St · Los Angeles, CA 90731

$1,200,000

12 bd · 6.0 ba · 4,664 sqft · MultiFamily public records · 16 Days on market

Built 1959 5,001 sqft lot Est $1660k · 28% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 6 unit building is 4,664 sq. ft. Excellent unit mix composed of Six 2 Bd / 1 Ba units. Most units have newer cabinets, granite counters, and tile floors. This building also features on site laundry, and a newer water heater, and six carports. Seismic soft-story retrofit has been completed! Located 1 mile away from the 110 Harbor Freeway and ½ mile away from the new 150 million dollar redevelopment of the waterfront . Major cross streets are 13th St and Grand.

Key facts

• Soft-story retrofit
• Tuck-under parking
• Proximity to beaches

Tags

• TUCK-UNDER PARKING
• SOFT-STORY RETROFIT
• ONSITE LAUNDRY FACILITY
• PROXIMITY TO BEACHES
• WATERFRONT PROMENADES
• BATTLESHIP USS IOWA MUSEUM

Property features AI

Finance

• Other: Total of 6 rental units; Total building area listed as 4,664; Common interest: Community Apartment
• Financial info: Gross scheduled income / gross income: $110,859; Net operating income: $65,255; Operating expenses (total): $45,634; Insurance expense: $12,482; Trash expense: $4,508
• HOA & community: Subject to rent control

Exterior

• Parking: Six total parking spaces; Six carport spaces; One garage space per unit (6 total)
• Utilities: Public sewer; District/public water
• Home design: Attached multi-unit property; Two-story building; One building on the parcel; No ADU
• Construction: Building area approximately 4,664 (building total); Year built source: public records; Two or more common walls
• Exterior features: No pool; Community apartment setting; 0–1 unit per acre lot character

Interior

• Bedrooms: Units with 2 bedrooms (6 units total)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Ground-level entry; Entry located on the first floor
• Laundry & utility: On-site community laundry; Each unit has separate water, gas and electric meters (6 separate meters for each utility)

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.20M).
• Recommended offer: $1.18M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (-1.4%/yr); 121 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,855/mo this rent would consume 218% of the median local household income ($76k/yr) (locally 4568% 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 $8k of loan paydown is wiped out by about $36k 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 16 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,182,000 (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 1959 — 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: 1.15% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $1,660,384
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 S Mesa St	0.32mi	12/5.0	4,402 (-6%)	6mo	$1,050,000	$239	67
601 W 13th St	0.05mi	12/13.5	5,331 (+14%)	9mo	$1,900,000	$356	46

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-74,104
• Equity at exit: $178,924

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-13,394
• Equity at exit: $103,754

Cash invested: $336,000 (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 90731

• Rents YoY: -1.4%
• Active inventory: 121
• Price-to-rent: 43.3×

Monthly cashflow live

• Estimated rent: $13,855 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,630 /mo · $19,560/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,910
• Net cashflow: $2,523

Break-even live

Break-even rent $10,662

Max offer price $1,200,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$13,854
Total (6 units)			$13,855

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $1,200,000 Active 16 DOM
2. 2026-06-17
   days on market $1,200,000 Active 15 DOM
3. 2026-06-16
   days on market $1,200,000 Active 14 DOM
4. 2026-06-15
   days on market $1,200,000 Active 13 DOM
5. 2026-06-13
   days on market $1,200,000 Active 11 DOM
6. 2026-06-09
   days on market $1,200,000 Active 7 DOM
7. 2026-06-08
   days on market $1,200,000 Active 6 DOM
8. 2026-06-07
   days on market $1,200,000 Active 5 DOM
9. 2026-06-04
   days on market $1,200,000 Active 2 DOM
10. 2026-06-02
    remarks 693-char remark
11. 2026-06-02
    listed $1,200,000 Active 1 DOM

ⓘ 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: $19,560 · $1,630/mo
• Projected year-2 tax: $19,560 · $1,630/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 3/10 Moderate 7 d/yr ≥84°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $166,260
• − Mortgage interest: −$67,219
• − Property taxes: −$19,560
• − Insurance: −$6,000
• − Repairs & maintenance: −$13,301
• − Management: −$13,301
• − Depreciation: −$34,909
• Taxable income: $11,971
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $27,397/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+346.1% since first listed

14 events — show timeline

• 2026-06-02 Listed $1,200,000 CRMLS
• 2025-11-29 Listing Removed — CRMLS
• 2025-03-14 Price Changed $1,450,000 CRMLS
• 2024-12-02 Relisted — CRMLS
• 2024-11-14 Contingent — CRMLS
• 2024-10-01 Listed $1,650,000 CRMLS
• 2020-03-31 Sold (Public Records) $1,425,000 Public Records
• 2020-03-31 Sold (MLS) $1,425,000 CRMLS
• 2020-02-03 Pending — CRMLS
• 2020-01-29 Listed $1,495,000 CRMLS
• 2018-05-08 Sold (Public Records) $1,025,000 Public Records
• 1998-03-20 Sold (Public Records) $265,000 Public Records
• 1998-03-20 Sold (MLS) $265,000 CRMLS
• 1998-01-28 Listed $269,000 CRMLS

Property tax history

+9.0%/yr

Latest (2025): $19,560 · +1.3% YoY. Source: county tax records.