315 Isabel St · Los Angeles, CA 90065

$650,000

2 bd · 1.0 ba · 882 sqft · MultiFamily public records · 417 Days on market

Built 1909 4,354 sqft lot $737/sqft · 37% above area Est $828k · 21% under ↓ 35% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• 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

Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

Key facts

• 4,354 sq ft lot
• Built 1909
• Listed 417 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $340/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 $644k (0.9% below list).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 239 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,444/mo this rent would consume 82% of the median local household income ($95k/yr) (locally 2198% 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 $4k of loan paydown is wiped out by about $20k 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 417 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.

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 $572,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 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 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. 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: 0.99% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $827,608
• List price: $650,000
• Delta: -21.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-58,158
• Equity at exit: $96,917

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-35,987
• Equity at exit: $56,200

Cash invested: $182,000 (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 90065

• Rents YoY: 0.2%
• Active inventory: 239
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $6,444 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$392 /mo · $4,702/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,353
• Net cashflow: $1,019

Break-even live

Break-even rent $5,154

Max offer price $650,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,387	-5% $1,203	+0% $1,019	+5% $835	+10% $652
Rent	-10% $510	-5% $765	+0% $1,019	+5% $1,274	+10% $1,529
Rate	-1.0pp $1,347	-0.5pp $1,185	base $1,019	+0.5pp $851	+1.0pp $680

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$6,444
Total (3 units)			$6,444

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 West Avenue 37 Unit 205 Los Angeles, CA	2.0	2.0	1050	$2,550	$2.43	44d	1	0.17mi
443 West Avenue 37 Los Angeles, CA	2.0	2.0	1000	$5,500	$5.50	14d	1	0.18mi
217 W Avenue 37 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	25d	1	0.22mi
3617 Carlota Blvd Los Angeles, CA	2.0	1.0	900	$2,350	$2.61	5d	1	0.36mi
584 Cypress Ave Unit 588 Los Angeles, CA	1.0	1.0	650	$1,850	$2.85	44d	1	0.36mi
207 E Avenue 39 Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	5d	1	0.38mi
131 West Avenue 34 Lincoln Heights, CA	2.0	1.0–2.0	869	$6,185	$7.12	1d	181	0.40mi
820 Aragon Ave Los Angeles, CA	2.0	1.0	675	$3,095	$4.59	44d	1	0.44mi
3607 Griffin Ave Los Angeles, CA	1.0	1.0	700	$1,850	$2.64	44d	1	0.44mi
925 Isabel St Unit 3510 Los Angeles, CA	1.0	1.0	545	$2,650	$4.86	5d	1	0.47mi
2684 Lacy St Los Angeles, CA	1.0	1.0	1100	$3,500	$3.18	25d	1	0.47mi
144 East Avenue 33 Unit 3 Los Angeles, CA	1.0	1.0	700	$1,650	$2.36	18d	1	0.54mi
7 West Avenue 30 Unit 7 Los Angeles, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.64mi
5 West Avenue 30 Unit 5 Los Angeles, CA	2.0	1.0	820	$2,695	$3.29	44d	1	0.64mi
4018 Berenice Ave Los Angeles, CA	1.0	1.0	1100	$3,100	$2.82	5d	1	0.66mi
3907 Berenice Pl Los Angeles, CA	1.0	1.0	750	$3,595	$4.79	44d	1	0.69mi
4571 N Figueroa St Unit 21 Los Angeles, CA	1.0	1.0	600	$1,950	$3.25	44d	1	0.78mi
2230 Oros St Los Angeles, CA	1.0	2.0	804	$3,750	$4.66	25d	1	0.78mi
1125 Pagoda Pl Los Angeles, CA	2.0	1.0	891	$4,300	$4.83	25d	1	0.80mi
2445 Harwood St Unit 2443 Los Angeles, CA	2.0	2.0	760	$2,995	$3.94	44d	1	0.86mi
2318 Fernleaf St Unit 2320 Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	5d	1	0.88mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	8d	1	0.89mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	19d	1	0.89mi
316 Crane Blvd Los Angeles, CA	2.0	1.0	800	$4,950	$6.19	44d	1	0.90mi
120 N Avenue 25 Los Angeles, CA	3.0	1.0	981	$2,650	$2.70	44d	1	0.90mi
2536 Griffin Ave Los Angeles, CA	2.0	1.0	900	$3,500	$3.89	44d	1	0.96mi
2020 Barranca St Los Angeles, CA	3.0	1.0–3.0	705	$2,962	$4.20	3d	13	0.97mi
2819 Altura St Los Angeles, CA	2.0	1.0	720	$2,250	$3.12	2d	1	1.01mi
1609 Isabel St Los Angeles, CA	3.0	2.0	1014	$4,845	$4.78	44d	1	1.06mi
3020 Altura St Apt 3 Lincoln Heights, CA	1.0	1.0	600	$1,850	$3.08	22d	1	1.07mi
2422 Sichel St Los Angeles, CA	1.0	1.0	680	$1,895	$2.79	25d	1	1.09mi
141 S Avenue 22 Los Angeles, CA	2.0	1.0	750	$1,950	$2.60	44d	1	1.11mi
518 Crane Blvd Los Angeles, CA	1.0	1.0	1000	$3,950	$3.95	44d	1	1.11mi
3608 Pomona St Unit House Los Angeles, CA	3.0	2.0	800	$3,200	$4.00	3d	1	1.11mi
1829 Alder Dr Los Angeles, CA	2.0	2.0	1064	$5,500	$5.17	25d	1	1.11mi
1361 Riverside Dr Los Angeles, CA	2.0	1.0	800	$2,295	$2.87	44d	1	1.18mi
236 South Avenue 24 Unit A01 Lincoln Heights, CA	2.0	1.0	950	$2,299	$2.42	8d	1	1.21mi
5000 E Echo St Los Angeles, CA	1.0	1.0	575	$1,850	$3.22	14d	1	1.28mi
5036 Echo St Los Angeles, CA	1.0	2.0	1077	$2,300	$2.14	44d	1	1.34mi
2349 Lincoln Park Ave Los Angeles, CA	1.0	1.0	600	$1,795	$2.99	44d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $650,000 Active 417 DOM
2. 2026-06-17
   days on market $650,000 Active 416 DOM
3. 2026-06-16
   days on market $650,000 Active 415 DOM
4. 2026-06-15
   days on market $650,000 Active 414 DOM
5. 2026-06-13
   days on market $650,000 Active 412 DOM
6. 2026-06-09
   days on market $650,000 Active 408 DOM
7. 2026-06-08
   days on market $650,000 Active 407 DOM
8. 2026-06-07
   days on market $650,000 Active 406 DOM
9. 2026-06-04
   days on market $650,000 Active 403 DOM
10. 2026-06-03
    days on market $650,000 Active 402 DOM
11. 2026-06-02
    days on market $650,000 Active 401 DOM
12. 2026-06-01
    days on market $650,000 Active 400 DOM
13. 2026-05-31
    days on market $650,000 Active 399 DOM
14. 2026-04-27
    price $650,000 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

15. 2026-01-24
    price $700,000 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

16. 2025-11-11
    price $750,000 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

17. 2025-05-30
    price $800,000 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

18. 2025-04-27
    listed $1,000,000 Active 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

19. 2025-04-19
    historical $1,000,000 406-char remark

    Show marketing remark (406 chars)

    Isabel sits in the community of Mount Washington!! This triplex has been partially renovated. This property features upper and lower living spaces which capture sweeping views of Downtown LA, Elysian Park, and breathtaking sunsets. Double pane windows allow light to stream through the space. Both buildings offer unparalleled city views and are the perfect blend of loft vibes wrapped in a warm aesthetic.

ⓘ 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: $4,702 · $392/mo
• Projected year-2 tax: $4,940 · $412/mo
• Expected delta: +$238/yr (+$20/mo · 5.1%)

ⓘ 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 ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,328
• − Mortgage interest: −$36,410
• − Property taxes: −$4,702
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,186
• − Management: −$6,186
• − Depreciation: −$18,909
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $11,829/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): 44,658
• Household income: $94,784
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2198.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 27% Two or more races 20% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 41% Tagalog/Filipino 5% Other Indo-European 3%

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: ▼ -1578.12%
• Current HPI: 536.5042
• 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

-35.0% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $650,000 CRMLS
• 2026-01-24 Price Changed $700,000 CRMLS
• 2025-11-11 Price Changed $750,000 CRMLS
• 2025-05-30 Price Changed $800,000 CRMLS
• 2025-04-27 Listed $1,000,000 CRMLS
• 2025-04-19 Coming Soon $1,000,000 CRMLS

Property tax history

+1.6%/yr

Latest (2025): $4,702 · +1.6% YoY. Source: county tax records.