3901 De Longpre Ave · Los Angeles, CA 90027

$1,150,000

6 bd · 3.0 ba · 2,214 sqft · MultiFamily public records · 20 Days on market

Built 1921 4,351 sqft lot $519/sqft · 14% below area Est $1553k · 26% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• 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

Los Feliz bordering Silver Lake Fourplex - rare opportunity in Franklin Hills to own a 1920s Spanish Colonial Revival 4 unit property in one of Los Angeles’ most sought-after and supply-constrained rental markets. Positioned on a prominent corner lot along a quiet residential street with phenomenal views this living environment continues to drive strong tenant appeal and an Excellent opportunity for owner occupancy by living in one unit while utilizing the additional rental income to help offset mortgage payment in the highly coveted Los Feliz and Silver Lake submarkets. Feautures a 2-bedroom / 1-bath unit, Two 1-bedroom /1-bath unit and one studio unit, creating an attractive unit m

Key facts

• Phenomenal views
• Corner lot
• Attractive unit mix

Tags

• CORNER LOT
• ON-SITE LAUNDRY
• PHENOMENAL VIEWS
• STRONG TENANT APPEAL
• HIGHLY COVETED RENTAL MARKETS
• ATTRACTIVE UNIT MIX

🏷️ Possibly a rental listed for sale. The $1,150,000 price doesn't fit this home's estimated sale value (~$1,552,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 3×1bd/1ba units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $256/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 $1.02M (11.1% below list).
• Recommended offer: $1.02M (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 (+2.3%/yr); 120 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $10,222/mo this rent would consume 130% of the median local household income ($95k/yr) (locally 4571% 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 $34k 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 20 days — a 2% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $150k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $269k; list at $1.15M implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $1,022,200 (11.1% 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 1921 — 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: 0.89% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $1,552,964
• List price: $1,150,000
• Delta: -17.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Sanborn Ave	0.14mi	6/3.0	2,270 (+2%)	9mo	$1,075,000	$474	82
3320 Hamilton Way	0.70mi	6/3.0	2,047 (-8%)	0mo	$1,370,000	$669	55
1500 Murray Dr	0.66mi	5/3.0 (-1)	2,377 (+7%)	15mo	$1,990,000	$837	39
4444 Prospect Ave	0.64mi	5/5.0 (-1)	2,080 (-6%)	16mo	$1,150,000	$553	33

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-128,451
• Equity at exit: $171,469

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-57,573
• Equity at exit: $99,431

Cash invested: $322,000 (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 90027

• Rents YoY: 2.3%
• Active inventory: 120
• Price-to-rent: 36.1×

Monthly cashflow live

• Estimated rent: $10,222 high
• Mortgage (P&I): −$6,031
• Tax from tax record: −$541 /mo · $6,494/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,147
• Net cashflow: $1,024

Break-even live

Break-even rent $8,925

Max offer price $1,150,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,652
▸ 3× units	1	1	$7,569
Total (4 units)			$10,222

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Myra Ave Los Angeles, CA	1.0–6.0	1.0–5.0	1248	$6,845	$5.48	1d	6	0.26mi
4075 Los Nietos Dr Los Angeles, CA	6.0	5.0	2969	$13,000	$4.38	44d	1	0.85mi
1781 N Benton Way Los Angeles, CA	5.0	3.0	2904	$7,500	$2.58	44d	1	0.91mi
1206 N Alexandria Ave Los Angeles, CA	5.0	3.0	1847	$5,500	$2.98	24d	1	1.24mi
1015 Rosemont Ave Unit 1015 1/2 Rosemont Los Angeles, CA	5.0	4.0	2100	$6,795	$3.24	8d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $1,150,000 Active 20 DOM
2. 2026-06-17
   days on market $1,150,000 Active 19 DOM
3. 2026-06-16
   days on market $1,150,000 Active 18 DOM
4. 2026-06-15
   days on market $1,150,000 Active 17 DOM
5. 2026-06-13
   days on market $1,150,000 Active 15 DOM
6. 2026-06-09
   days on market $1,150,000 Active 11 DOM
7. 2026-06-08
   days on market $1,150,000 Active 10 DOM
8. 2026-06-07
   days on market $1,150,000 Active 9 DOM
9. 2026-06-04
   days on market $1,150,000 Active 6 DOM
10. 2026-06-03
    days on market $1,150,000 Active 5 DOM
11. 2026-06-02
    days on market $1,150,000 Active 4 DOM
12. 2026-06-01
    days on market $1,150,000 Active 3 DOM
13. 2026-05-31
    days on market $1,150,000 Active 2 DOM
14. 2026-03-02
    price
15. 2025-12-03
    listed Active
16. 2017-12-08
    historical Expired
17. 2017-12-08
    historical
18. 2017-06-29
    status Active
19. 2017-06-01
    status Backup Offers Accepted
20. 2017-03-15
    listed Active
21. 2017-03-14
    listed $1,299,800
22. 1987-12-23
    soldstatus $269,000
23. 1986-01-03
    soldstatus $205,000

ⓘ 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: $6,494 · $541/mo
• Projected year-2 tax: $8,740 · $728/mo
• Expected delta: +$2,246/yr (+$187/mo · 34.6%)

ⓘ 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 ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $122,664
• − Mortgage interest: −$64,418
• − Property taxes: −$6,494
• − Insurance: −$5,750
• − Repairs & maintenance: −$9,813
• − Management: −$9,813
• − Depreciation: −$33,455
• Taxable loss: −$7,078
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $13,991/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): 46,558
• Household income: $94,521
• Rent vs Own: 80.0% rent · 20.0% own
• Severe rent burden: 4571.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 23% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 3% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 28% · Canada, South Korea, China
• Languages at home: 60% English-only · Spanish 17% Other Indo-European 11% Russian/Polish/Slavic 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: ▼ -427.46%
• Current HPI: 494.8966
• Rent YoY: ▲ 2.32%
• 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

+534.0% since first listed

10 events — show timeline

• 2026-03-02 Price Changed — TheMLS
• 2025-12-03 Listed — TheMLS
• 2017-12-08 Listing Removed — SDMLS
• 2017-12-08 Delisted — TheMLS
• 2017-06-29 Relisted — TheMLS
• 2017-06-01 Pending — TheMLS
• 2017-03-15 Listed — TheMLS
• 2017-03-14 Listed $1,299,800 SDMLS
• 1987-12-23 Sold (Public Records) $269,000 Public Records
• 1986-01-03 Sold (Public Records) $205,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $6,494 · +1.6% YoY. Source: county tax records.