862 W 41st St · Los Angeles, CA 90037

$939,000

4 bd · 2.0 ba · 2,074 sqft · MultiFamily public records · 21 Days on market

Built 1938 5,841 sqft lot Est $713k · 32% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Excellent investment opportunity in the heart of Los Angeles! This well maintained triplex features three spacious units with two currently occupied providing immediate rental income and one for an owner occupant or market rate tenant. This property offers a versatile layout ideal for investors seeking cash flow or buyers looking to live in one unit while generating income from the others. Situated on a generously sized lot with ample on site parking, this property is in a highly desirable rental market. Conveniently located near the University of Southern California (USC), the LA Coliseum, the California Science Center, BMO Stadium, Exposition Park and Downtown Los Angeles, offering easy a

Key facts

• Versatile layout
• Generously sized lot
• 5,841 sq ft lot

Tags

• WELL MAINTAINED TRIPLEX
• VERSATILE LAYOUT
• GENEROUSLY SIZED LOT
• AMPLE ON SITE PARKING
• INCOME PRODUCING PROPERTY
• PRIME MULTI UNIT PROPERTY

Property features AI

Finance

• Other: 3 total residential units across 2 buildings; Total building area listed as 2,821; Number of leased units: 2; Separate meters: 1 water meter, 3 gas meters, 3 electric meters
• Financial info: Total actual rent: $4,200; Gross scheduled income: $8,000; Net operating income: $83,000; Operating expense: $13,000; Total expenses listed: $3,737 (includes $2,837 insurance and $600 gardener); Tenant pays all utilities; Property is rent controlled
• HOA & community: Street lighting; Suburban community

Exterior

• Parking: Total 10 parking spaces; 4 garage spaces (includes 3 attached unit garage spaces listed by unit); 6 uncovered spaces; Pull-through garage configuration
• Security: Front gate entry
• Utilities: Standard electric; Public sewer; District/public water
• Home design: Attached property; Turnkey condition; Two stories; Entry level: 1
• Construction: Flat roof; Built year from assessor
• Exterior features: No pool; 0–1 unit per acre lot density

Interior

• Kitchen: No appliances listed
• Bedrooms: Unit A: 2 bedrooms; Unit B: 1 bedroom (furnished); Unit C: 2 bedrooms (furnished)
• Flooring: Carpet; Wood
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall heater
• Interior features: Front gate entry; Two-level layout; Energy Star windows; Has fireplace (gas)
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $939k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $939k).
• Recommended offer: $925k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 rising (+1.7%/yr); 99 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); 55% 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 $11,608/mo this rent would consume 242% of the median local household income ($58k/yr) (locally 4200% 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 $28k 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 + 1.7% rent growth), your $263k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($925k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $53k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $465k; list at $939k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $924,915 (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 1938 — 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: 1.24% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $713,456
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 W 43rd St	0.26mi	4/4.0	2,040 (-2%)	1mo	$700,000	$343	76
712 714 W 40th Pl	0.20mi	5/4.0 (+1)	2,044 (-1%)	1mo	$700,000	$342	74
3982 S Normandie Ave	0.63mi	4/2.0	2,160 (+4%)	3mo	$695,000	$322	62
1021 W 48th	0.65mi	5/4.0 (+1)	2,096 (+1%)	0mo	$720,000	$344	55
4012 S Budlong Ave	0.37mi	5/3.0 (+1)	2,370 (+14%)	0mo	$948,000	$400	50
1361 W Vernon Ave	0.67mi	4/3.0	1,892 (-9%)	2mo	$690,000	$365	48
1323 W 41st	0.54mi	4/3.0	1,807 (-13%)	2mo	$699,998	$387	48
1235 W 39th St	0.70mi	3/2.0 (-1)	2,149 (+4%)	20mo	$765,000	$356	40
4164 S Normandie Ave	0.61mi	4/3.0	2,340 (+13%)	11mo	$468,000	$200	37
346 W 41st St	0.57mi	4/4.0	2,376 (+15%)	13mo	$610,000	$257	31

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $40,041
• Equity at exit: $140,008

10-year hold

• IRR: 12.3%
• Equity multiple: 1.92×
• Total profit: $240,942
• Equity at exit: $81,188

Cash invested: $262,920 (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 90037

• Rents YoY: 1.7%
• Active inventory: 99
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $11,608 high
• Mortgage (P&I): −$4,924
• Tax from tax record: −$597 /mo · $7,166/yr
• Insurance: −$391
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,438
• Net cashflow: $3,258

Break-even live

Break-even rent $7,484

Max offer price $939,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$11,607
Total (3 units)			$11,608

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: $234,750
• Closing costs: $28,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 W 41st St Los Angeles, CA	4.0	3.0	1600	$3,480	$2.17	24d	1	0.07mi
605 1/2 W 41st Pl Los Angeles, CA	4.0	4.5	1950	$3,900	$2.00	24d	1	0.28mi
4062 S Budlong Ave Unit MAIN Los Angeles, CA	3.0	1.0	2000	$2,950	$1.48	44d	1	0.38mi
3946 S Budlong Ave Unit 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	44d	1	0.50mi
3944 S Budlong Ave Unit 223-3946 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	44d	1	0.50mi
1128 W 39th St Unit 1128 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	24d	1	0.57mi
1130 1/2 W 39th St Unit 1130 1/2 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	44d	1	0.57mi
1348 1/2 W 41st Pl Los Angeles, CA	5.0	5.0	1550	$4,210	$2.72	44d	1	0.62mi
1348 W 41st Pl Unit 1348 Los Angeles, CA	5.0	3.0	1500	$3,935	$2.62	44d	1	0.62mi
1265 Browning Blvd Unit 1/2 Los Angeles, CA	4.0	4.0	1816	$3,666	$2.02	24d	1	0.63mi
1258 Leighton Ave Los Angeles, CA	3.0	3.0	1480	$3,900	$2.64	44d	1	0.64mi
1260 Leighton Ave Los Angeles, CA	3.0	3.0	1480	$4,000	$2.70	44d	1	0.65mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	1d	9	0.69mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	24d	1	0.72mi
213 W 43rd St Los Angeles, CA	5.0	4.0	2302	$4,200	$1.82	4d	1	0.75mi
1212 W 37th Dr Unit 2 Los Angeles, CA	5.0	5.0	1400	$5,950	$4.25	4d	1	0.76mi
238 W 46th St Los Angeles, CA	5.0	3.0	1848	$3,890	$2.10	24d	1	0.82mi
1424 W 45th St Los Angeles, CA	3.0	1.5	1450	$3,750	$2.59	44d	1	0.83mi
3908 Halldale Ave Los Angeles, CA	5.0	3.0	1730	$4,700	$2.72	14d	1	0.86mi
3987 Dalton Ave Unit 1-4 Los Angeles, CA	4.0	4.5	1650	$4,650	$2.82	44d	1	0.86mi
1299 W 37th Dr Unit 1 Los Angeles, CA	5.0	3.0	1800	$5,600	$3.11	44d	1	0.86mi
5001 S Budlong Ave Los Angeles, CA	5.0	2.5	2010	$5,200	$2.59	8d	1	0.88mi
4240 Denker Ave Los Angeles, CA	4.0	3.0	2684	$3,025	$1.13	8d	1	0.90mi
1156 W 36th Pl Los Angeles, CA	5.0	1.0–3.0	960	$3,739	$3.89	44d	1	0.92mi
620 W 52nd St Los Angeles, CA	4.0	2.0	1777	$3,450	$1.94	24d	1	0.95mi
1512 W 45th St Los Angeles, CA	3.0	2.5	1549	$3,500	$2.26	24d	1	0.96mi
1200 W 35th St Los Angeles, CA	1.0–4.0	1.0–3.0	925	$1,700	$1.84	44d	1	1.07mi
1224 W 35th St Los Angeles, CA	4.0	4.0	1600	$1,240	$0.78	8d	1	1.09mi
3431 S Catalina St Los Angeles, CA	2.0–4.0	1.0–3.0	1058	$5,600	$5.29	44d	1	1.11mi
116 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	44d	1	1.15mi
114 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	44d	1	1.16mi
441 E 41st St Los Angeles, CA	5.0	3.0	1679	$3,700	$2.20	44d	1	1.22mi
204 W 52nd Pl Los Angeles, CA	4.0	2.0	1450	$2,950	$2.03	44d	1	1.24mi
206 W 52nd Pl Los Angeles, CA	4.0	1.5	1500	$3,450	$2.30	44d	1	1.24mi
1337 W 55th St Los Angeles, CA	5.0	3.0	1752	$4,200	$2.40	44d	1	1.28mi
1719 W 39th Pl Los Angeles, CA	5.0	3.0	1725	$4,650	$2.70	17d	1	1.35mi
1538 W 30th St Unit 1538-1 Los Angeles, CA	3.0	2.0	1450	$3,300	$2.28	24d	1	1.36mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	44d	1	1.42mi
423 E 31st St Unit 421 1/2 Los Angeles, CA	4.0	4.0	1524	$3,999	$2.62	24d	1	1.45mi
1220 W 27th St #5 Los Angeles, CA	5.0	3.0	1400	$6,995	$5.00	44d	1	1.45mi

Listing history 41 events

1. 2026-06-18
   price $939,000 Active 21 DOM
2. 2026-06-18
   days on market $991,999 Active 21 DOM
3. 2026-06-17
   days on market $991,999 Active 20 DOM
4. 2026-06-16
   days on market $991,999 Active 19 DOM
5. 2026-06-15
   days on market $991,999 Active 18 DOM
6. 2026-06-13
   days on market $991,999 Active 16 DOM
7. 2026-06-09
   days on market $991,999 Active 12 DOM
8. 2026-06-08
   days on market $991,999 Active 11 DOM
9. 2026-06-07
   days on market $991,999 Active 10 DOM
10. 2026-06-04
    days on market $991,999 Active 7 DOM
11. 2026-06-03
    days on market $991,999 Active 6 DOM
12. 2026-06-02
    days on market $991,999 Active 5 DOM
13. 2026-06-01
    days on market $991,999 Active 4 DOM
14. 2026-05-31
    days on market $991,999 Active 3 DOM
15. 2026-05-28
    listed $991,999 Active
16. 2025-04-18
    price
17. 2025-04-03
    price
18. 2025-02-18
    status Active
19. 2025-01-06
    price
20. 2024-11-14
    listed Active
21. 2024-11-11
    historical
22. 2024-10-13
    price $1,050,000
23. 2024-10-03
    price $975,000
24. 2024-09-12
    price $1,099,000
25. 2024-08-30
    listed $1,199,000 Active
26. 2024-05-29
    historical
27. 2024-02-27
    listed $1,100,000 Active
28. 2024-02-07
    historical
29. 2023-11-03
    price $999,000
30. 2023-10-03
    listed $1,295,000 Active
31. 2022-09-23
    soldstatus $465,000
32. 2022-08-12
    historical
33. 2022-04-18
    listed $900,000 Active
34. 2021-12-07
    listed Active
35. 2021-10-07
    historical
36. 2021-03-25
    listed $999,000 Active
37. 2008-05-06
    historical
38. 2008-02-05
    listed $630,000
39. 2004-09-07
    soldstatus $455,000
40. 1999-03-18
    soldstatus $225,000
41. 1990-03-27
    soldstatus $190,000

ⓘ 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: $7,166 · $597/mo
• Projected year-2 tax: $7,166 · $597/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 6/10 Major 7 d/yr ≥88°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: $139,296
• − Mortgage interest: −$52,599
• − Property taxes: −$7,166
• − Insurance: −$4,695
• − Repairs & maintenance: −$11,144
• − Management: −$11,144
• − Depreciation: −$27,316
• Taxable income: $25,232
• Est. tax owed @ 24.0%: −$6,056
• After-tax cash flow: $33,036/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+422.1% since first listed

27 events — show timeline

• 2026-05-28 Listed $991,999 CRMLS
• 2025-04-18 Price Changed — TheMLS
• 2025-04-03 Price Changed — TheMLS
• 2025-02-18 Relisted — TheMLS
• 2025-01-06 Price Changed — TheMLS
• 2024-11-14 Listed — TheMLS
• 2024-11-11 Listing Removed — CRMLS
• 2024-10-13 Price Changed $1,050,000 CRMLS
• 2024-10-03 Price Changed $975,000 CRMLS
• 2024-09-12 Price Changed $1,099,000 CRMLS
• 2024-08-30 Listed $1,199,000 CRMLS
• 2024-05-29 Listing Removed — CRMLS
• 2024-02-27 Listed $1,100,000 CRMLS
• 2024-02-07 Listing Removed — CRMLS
• 2023-11-03 Price Changed $999,000 CRMLS
• 2023-10-03 Listed $1,295,000 CRMLS
• 2022-09-23 Sold (Public Records) $465,000 Public Records
• 2022-08-12 Listing Removed — CRMLS
• 2022-04-18 Listed $900,000 CRMLS
• 2021-12-07 Listed — TheMLS
• 2021-10-07 Listing Removed — CRMLS
• 2021-03-25 Listed $999,000 CRMLS
• 2008-05-06 Listing Removed — CRMLS
• 2008-02-05 Listed $630,000 CRMLS
• 2004-09-07 Sold (Public Records) $455,000 Public Records
• 1999-03-18 Sold (Public Records) $225,000 Public Records
• 1990-03-27 Sold (Public Records) $190,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $7,166 · +1.5% YoY. Source: county tax records.