1543 W 22nd Pl · Los Angeles, CA 90007

$849,000

4 bd · 4.0 ba · 3,168 sqft · MultiFamily public records · 62 Days on market

Built 1913 4,214 sqft lot $268/sqft · 23% below area Est $1106k · 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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

1543 W 22nd Pl presents an opportunity to acquire a 4-unit value-add asset in a strong Central Los Angeles rental pocket near USC and Exposition Park. Offered at $849,000, or approximately $212,250 per unit, the property features attractive in-place income with meaningful upside through repositioning to market rents. Based on the offering figures provided, the asset is currently operating at a 4.78% cap rate and 13.16 GRM, with upside to a 9.41% pro forma cap rate and 8.09 pro forma GRM. The property is well located near USC’s University Park Campus and Exposition Park, one of Los Angeles’ most active cultural and entertainment hubs. Exposition Park is home to BMO Stadium, the California Science Center, the Natural History Museum, and the California African American Museum, creating long-term demand drivers tied to education, employment, recreation, and tourism. The location also benefits from access to the Metro E Line through Expo Park/USC Station, connecting tenants to Downtown Los Angeles, Santa Monica, and the broader Metro system. In addition to its immediate fundamentals, the property stands to benefit from continued investment in the surrounding area. Exposition Park is also the future home of the Lucas Museum of Narrative Art, scheduled to open in 2026, adding another major destination to the neighborhood. Combined with convenient access to the 10 and 110 Freeways and a unit mix that supports strong rental growth potential, 1543 W 22nd Pl offers investors the opportunity to acquire a well-located multifamily asset with both stable current income and compelling long-term upside.

Key facts

• 4,214 sq ft lot
• Built 1913
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.0-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $15k ($178k/yr) — positive. Per door: $4k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $849k).
• Recommended offer: $798k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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 fast (+5.9%/yr); 86 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $25,692/mo this rent would consume 871% of the median local household income ($35k/yr) (locally 4179% 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 $25k 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 + 5.9% rent growth), your $238k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($798k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 21y 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 $515k; list at $849k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $798,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 1913 — 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: 3.03% ✓
• Cap rate: 27.26%
• Cash-on-cash: 74.89%
• DSCR: 4.33
• GRM: 2.8

CMA / ARV

• ARV (median comp): $1,106,141
• List price: $849,000
• Delta: -23.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 W 22nd St	0.45mi	5/5.0 (+1)	2,946 (-7%)	2mo	$899,000	$305	57
1275 W 25th St	0.29mi	5/3.5 (+1)	2,800 (-12%)	22mo	$900,000	$321	42

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 77.9%
• Equity multiple: 4.72×
• Total profit: $883,998
• Equity at exit: $126,589

10-year hold

• IRR: 82.2%
• Equity multiple: 10.76×
• Total profit: $2,320,411
• Equity at exit: $73,406

Cash invested: $237,720 (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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 86
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $25,692 medium
• Mortgage (P&I): −$4,452
• Tax from tax record: −$656 /mo · $7,869/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,395
• Net cashflow: $14,835

Break-even live

Break-even rent $6,914

Max offer price $849,000

Occupancy floor 37%

Sensitivity live

Price	-10% $15,315	-5% $15,075	+0% $14,835	+5% $14,595	+10% $14,354
Rent	-10% $12,805	-5% $13,820	+0% $14,835	+5% $15,850	+10% $16,865
Rate	-1.0pp $15,262	-0.5pp $15,051	base $14,835	+0.5pp $14,615	+1.0pp $14,391

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	4	$25,692
Total (4 units)			$25,692

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	0d	2	0.35mi
2754 Kenwood Ave Los Angeles, CA	5.0	2.5	3502	$6,795	$1.94	44d	1	0.57mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$7,850	$5.31	0d	1	0.59mi
2017 S La Salle Ave Los Angeles, CA	5.0	3.0	2408	$4,995	$2.07	0d	1	0.63mi
2716 S La Salle Ave Los Angeles, CA	3.0	3.0	2499	$5,400	$2.16	4d	1	0.80mi
1153 Magnolia Ave Los Angeles, CA	4.0	2.5	2400	$5,499	$2.29	44d	1	0.98mi
2251 Cambridge St Los Angeles, CA	4.0	3.0	2420	$3,990	$1.65	16d	1	1.04mi
1347 Valencia St Unit 1347 Los Angeles, CA	4.0	8.0	3724	$2,499	$0.67	44d	1	1.08mi
2215 W 21st St Los Angeles, CA	4.0	3.0	3420	$6,500	$1.90	44d	1	1.13mi
1404 S Manhattan Pl Los Angeles, CA	5.0	2.0	3175	$5,900	$1.86	8d	1	1.19mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	25d	1	1.29mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	2d	9	1.32mi

Listing history 50 events

1. 2026-06-21
   days on market $849,000 Active 62 DOM
2. 2026-06-18
   days on market $849,000 Active 59 DOM
3. 2026-06-17
   days on market $849,000 Active 58 DOM
4. 2026-06-16
   days on market $849,000 Active 57 DOM
5. 2026-06-15
   days on market $849,000 Active 56 DOM
6. 2026-06-13
   days on market $849,000 Active 54 DOM
7. 2026-06-09
   days on market $849,000 Active 50 DOM
8. 2026-06-08
   days on market $849,000 Active 49 DOM
9. 2026-06-07
   days on market $849,000 Active 48 DOM
10. 2026-06-04
    days on market $849,000 Active 45 DOM
11. 2026-06-03
    days on market $849,000 Active 44 DOM
12. 2026-06-02
    days on market $849,000 Active 43 DOM
13. 2026-06-01
    days on market $849,000 Active 42 DOM
14. 2026-05-31
    days on market $849,000 Active 41 DOM
15. 2026-04-20
    listed $849,000 Active 1625-char remark

    Show marketing remark (1625 chars)

    1543 W 22nd Pl presents an opportunity to acquire a 4-unit value-add asset in a strong Central Los Angeles rental pocket near USC and Exposition Park. Offered at $849,000, or approximately $212,250 per unit, the property features attractive in-place income with meaningful upside through repositioning to market rents. Based on the offering figures provided, the asset is currently operating at a 4.78% cap rate and 13.16 GRM, with upside to a 9.41% pro forma cap rate and 8.09 pro forma GRM. The property is well located near USC’s University Park Campus and Exposition Park, one of Los Angeles’ most active cultural and entertainment hubs. Exposition Park is home to BMO Stadium, the California Science Center, the Natural History Museum, and the California African American Museum, creating long-term demand drivers tied to education, employment, recreation, and tourism. The location also benefits from access to the Metro E Line through Expo Park/USC Station, connecting tenants to Downtown Los Angeles, Santa Monica, and the broader Metro system. In addition to its immediate fundamentals, the property stands to benefit from continued investment in the surrounding area. Exposition Park is also the future home of the Lucas Museum of Narrative Art, scheduled to open in 2026, adding another major destination to the neighborhood. Combined with convenient access to the 10 and 110 Freeways and a unit mix that supports strong rental growth potential, 1543 W 22nd Pl offers investors the opportunity to acquire a well-located multifamily asset with both stable current income and compelling long-term upside.

16. 2026-04-15
    historical $849,000 1625-char remark

    Show marketing remark (1625 chars)

    1543 W 22nd Pl presents an opportunity to acquire a 4-unit value-add asset in a strong Central Los Angeles rental pocket near USC and Exposition Park. Offered at $849,000, or approximately $212,250 per unit, the property features attractive in-place income with meaningful upside through repositioning to market rents. Based on the offering figures provided, the asset is currently operating at a 4.78% cap rate and 13.16 GRM, with upside to a 9.41% pro forma cap rate and 8.09 pro forma GRM. The property is well located near USC’s University Park Campus and Exposition Park, one of Los Angeles’ most active cultural and entertainment hubs. Exposition Park is home to BMO Stadium, the California Science Center, the Natural History Museum, and the California African American Museum, creating long-term demand drivers tied to education, employment, recreation, and tourism. The location also benefits from access to the Metro E Line through Expo Park/USC Station, connecting tenants to Downtown Los Angeles, Santa Monica, and the broader Metro system. In addition to its immediate fundamentals, the property stands to benefit from continued investment in the surrounding area. Exposition Park is also the future home of the Lucas Museum of Narrative Art, scheduled to open in 2026, adding another major destination to the neighborhood. Combined with convenient access to the 10 and 110 Freeways and a unit mix that supports strong rental growth potential, 1543 W 22nd Pl offers investors the opportunity to acquire a well-located multifamily asset with both stable current income and compelling long-term upside.

17. 2025-05-08
    historical
18. 2025-03-05
    listed $875,000 Active
19. 2025-03-04
    historical
20. 2025-03-01
    status Active
21. 2024-10-30
    status Active
22. 2024-07-03
    listed $915,000 Active
23. 2024-06-30
    historical
24. 2024-04-21
    listed $915,000 Active
25. 2024-04-18
    historical
26. 2024-03-02
    price $949,000
27. 2024-03-02
    listed $948,000 Active
28. 2024-02-29
    historical
29. 2024-01-17
    status Active
30. 2024-01-17
    price $949,000
31. 2024-01-04
    historical
32. 2023-09-08
    listed $998,000 Active
33. 2019-07-22
    historical Withdrawn
34. 2019-07-22
    historical
35. 2019-05-22
    price
36. 2019-05-10
    status Active
37. 2019-04-30
    historical Hold
38. 2019-04-14
    price
39. 2019-04-08
    listed Active
40. 2019-04-08
    listed $899,000
41. 2015-03-16
    soldstatus $515,000
42. 2015-03-16
    soldstatus $515,000 Closed Sale
43. 2015-03-16
    soldstatus $515,000
44. 2015-03-13
    status Pending Sale
45. 2015-03-01
    listed $535,000 Active
46. 2015-02-28
    listed $535,000
47. 2014-09-29
    historical
48. 2014-03-27
    listed $640,000 Active
49. 2013-09-26
    soldstatus $385,000
50. 2007-10-11
    historical

ⓘ 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: $7,869 · $656/mo
• Projected year-2 tax: $7,869 · $656/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 (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: $308,304
• − Mortgage interest: −$47,557
• − Property taxes: −$7,869
• − Insurance: −$4,245
• − Repairs & maintenance: −$24,664
• − Management: −$24,664
• − Depreciation: −$24,698
• Taxable income: $174,605
• Est. tax owed @ 24.0%: −$41,905
• After-tax cash flow: $136,113/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 5%

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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+1996.3% since first listed

41 events — show timeline

• 2026-04-20 Listed $849,000 CRMLS
• 2026-04-15 Coming Soon $849,000 CRMLS
• 2025-05-08 Listing Removed — CRMLS
• 2025-03-05 Listed $875,000 CRMLS
• 2025-03-04 Listing Removed — CRMLS
• 2025-03-01 Relisted — CRMLS
• 2024-10-30 Relisted — CRMLS
• 2024-07-03 Listed $915,000 CRMLS
• 2024-06-30 Listing Removed — CRMLS
• 2024-04-21 Listed $915,000 CRMLS
• 2024-04-18 Listing Removed — CRMLS
• 2024-03-02 Price Changed $949,000 CRMLS
• 2024-03-02 Listed $948,000 CRMLS
• 2024-02-29 Listing Removed — CRMLS
• 2024-01-17 Relisted — CRMLS
• 2024-01-17 Price Changed $949,000 CRMLS
• 2024-01-04 Listing Removed — CRMLS
• 2023-09-08 Listed $998,000 CRMLS
• 2019-07-22 Listing Removed — SDMLS
• 2019-07-22 Delisted — TheMLS
• 2019-05-22 Price Changed — TheMLS
• 2019-05-10 Relisted — TheMLS
• 2019-04-30 Delisted — TheMLS
• 2019-04-14 Price Changed — TheMLS
• 2019-04-08 Listed $899,000 SDMLS
• 2019-04-08 Listed — TheMLS
• 2015-03-16 Sold (Public Records) $515,000 Public Records
• 2015-03-16 Sold (MLS) $515,000 CRMLS
• 2015-03-16 Sold (MLS) $515,000 SDMLS
• 2015-03-13 Pending — CRMLS
• 2015-03-01 Listed $535,000 CRMLS
• 2015-02-28 Listed $535,000 SDMLS
• 2014-09-29 Listing Removed — CRMLS
• 2014-03-27 Listed $640,000 CRMLS
• 2013-09-26 Sold (Public Records) $385,000 Public Records
• 2007-10-11 Listing Removed — CRMLS
• 2007-06-11 Listed $799,990 CRMLS
• 2005-12-31 Listing Removed — CRMLS
• 2005-10-10 Listed $675,000 CRMLS
• 1983-07-14 Sold (Public Records) $85,000 Public Records
• 1971-10-12 Sold (Public Records) $40,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $7,869 · +1.3% YoY. Source: county tax records.