4214 W Slauson Ave · Los Angeles, CA 90043

$865,000

2 bd · 2.0 ba · 1,350 sqft · MultiFamily public records · 215 Days on market

Built 1955 6,255 sqft lot $641/sqft · 52% above area Est $1113k · 22% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• 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: 3 units. confirmed

Listing remarks MLS

4214 W. Slauson is a rare opportunity to purchase a multi-family property in the highly desired 90043 zip code. This 3-Unit Investment Opportunity offers one spacious 2bed/1bath and two comfortable 1 bed/1 bath apartments on a 6,255 square foot lot. The LAR3 zoned property adds the possibility to strengthen the buyer(s) investment by converting the 3-car carport and/or adding an ADU (buyer to verify). The building comes with existing tenants in each unit. Some upgrades have been made in units. This is a solid investment opportunity for both seasoned and new operators alike. It offers strong upside, long term growth and favorable tax strategies (consult with a financial professional). The property is sold AS-IS. Please - DO NOT WALK ON PROPERTY. DO NOT DISTURB OCCUPANTS.

Key facts

• Adu potential
• 3 car carport
• Upgrades in units

Tags

• MULTI-FAMILY PROPERTY
• LAR3 ZONED PROPERTY
• 3 CAR CARPORT
• ADU POTENTIAL
• UPGRADES IN UNITS
• SOLID INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $865k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $401/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 $814k (5.9% below list).
• Recommended offer: $761k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+5.0%/yr); 142 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); 50% 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 $8,142/mo this rent would consume 151% of the median local household income ($65k/yr) (locally 3295% 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 $26k 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 215 days — a 12% lower offer ($761k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $865k implies a 541% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $761,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1955 — 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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,113,005
• List price: $865,000
• Delta: -22.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-47,094
• Equity at exit: $128,974

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $128,089
• Equity at exit: $74,789

Cash invested: $242,200 (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 90043

• Rents YoY: 5.0%
• Active inventory: 142
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $8,142 medium
• Mortgage (P&I): −$4,536
• Tax from tax record: −$333 /mo · $3,992/yr
• Insurance: −$360
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,710
• Net cashflow: $1,203

Break-even live

Break-even rent $6,619

Max offer price $865,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$8,142
Total (3 units)			$8,142

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: $216,250
• Closing costs: $25,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5621 Edgemar Ave Los Angeles, CA	1.0	1.0	1000	$2,050	$2.05	24d	1	0.11mi
5541 Harcross Dr Los Angeles, CA	3.0	2.0	1422	$4,950	$3.48	24d	1	0.22mi
5446 Angeles Vista Blvd Los Angeles, CA	3.0	2.0	1325	$4,800	$3.62	44d	1	0.27mi
5245 Maymont Dr Los Angeles, CA	3.0	2.0	1327	$4,900	$3.69	44d	1	0.34mi
634 E Fairview Blvd Inglewood, CA	3.0	3.0	1184	$4,000	$3.38	17d	1	0.58mi
610 E Fairview Blvd Inglewood, CA	2.0	1.0	1057	$2,975	$2.81	24d	1	0.58mi
5008 Valley Ridge Ave View Park, CA	3.0	2.0	1833	$6,200	$3.38	24d	1	0.63mi
5337 Deane Ave Los Angeles, CA	3.0	2.5	1540	$4,999	$3.25	8d	1	0.71mi
316 E Ellis Ave Inglewood, CA	2.0	2.0	992	$3,999	$4.03	7d	1	0.75mi
6243 S Fairfax Ave Los Angeles, CA	2.0	1.0	1070	$2,600	$2.43	44d	1	0.83mi
559 E Hyde Park Pl Unit 3 Inglewood, CA	3.0	2.0	1000	$2,800	$2.80	44d	1	0.88mi
1011 E 65th St Inglewood, CA	2.0	1.0	1100	$2,850	$2.59	44d	1	0.89mi
715 Marlborough Ave Inglewood, CA	3.0	1.0	1048	$2,800	$2.67	44d	1	0.89mi
6119 Brynhurst Ave Los Angeles, CA	2.0	1.5	900	$1,920	$2.13	3d	2	0.93mi
4947 Angeles Vista Blvd View Park, CA	2.0	2.0	1200	$3,699	$3.08	44d	1	0.94mi
537 E Hyde Park Blvd Inglewood, CA	2.0	2.0	887	$2,450	$2.76	24d	1	0.94mi
5008 W 58th Pl Los Angeles, CA	3.0	2.0	1200	$3,498	$2.91	44d	2	0.95mi
525 E Hyde Park Blvd Apt E Inglewood, CA	1.0	1.0	1190	$2,200	$1.85	19d	1	0.95mi
6210 Brynhurst Ave Los Angeles, CA	3.0	2.0	1186	$3,575	$3.01	44d	1	0.96mi
918 Centinela Ave Inglewood, CA	3.0	2.0	1003	$3,600	$3.59	44d	1	0.96mi
6208 Brynhurst Ave Los Angeles, CA	3.0	2.0	1186	$3,575	$3.01	44d	1	0.97mi
5308 S Victoria Ave Los Angeles, CA	3.0	3.0	1396	$4,000	$2.87	44d	1	1.05mi
810 Edgewood St #105 Inglewood, CA	2.0	2.0	1195	$2,995	$2.51	17d	1	1.08mi
300 W Hillsdale St Unit 2 Inglewood, CA	2.0	1.0	1005	$3,000	$2.99	7d	1	1.09mi
555 E Hazel St Inglewood, CA	2.0	2.0	975	$2,275	$2.33	24d	1	1.10mi
345 Stepney St Apt 4 Inglewood, CA	2.0	2.0	1083	$2,350	$2.17	3d	1	1.11mi
6263 La Tijera Blvd Los Angeles, CA	2.0	1.0	1200	$3,000	$2.50	44d	1	1.12mi
5117 Crenshaw Blvd Unit 7 Los Angeles, CA	2.0	1.0	900	$2,700	$3.00	44d	1	1.13mi
4315 Don Tomaso Dr Los Angeles, CA	2.0	2.0	1300	$2,572	$1.98	3d	2	1.13mi
5107 Crenshaw Blvd Unit 2 Los Angeles, CA	3.0	2.0	930	$3,395	$3.65	44d	1	1.13mi
5107 Crenshaw Blvd Unit 5109 Los Angeles, CA	3.0	3.0	1165	$3,495	$3.00	18d	1	1.13mi
534 E Hazel St Inglewood, CA	2.0	2.5	1250	$3,550	$2.84	19d	1	1.15mi
5017 Crenshaw Blvd Unit 1/2 Los Angeles, CA	2.0	1.0	950	$2,500	$2.63	44d	1	1.16mi
417 Centinela Ave Inglewood, CA	1.0–2.0	1.0–2.0	883	$3,450	$3.90	7d	9	1.18mi
215 E Hyde Park Blvd Unit 10 Inglewood, CA	2.0	1.0	900	$2,095	$2.33	3d	1	1.19mi
6515 S Crenshaw Blvd Unit 204 Los Angeles, CA	2.0	2.0	880	$2,550	$2.90	44d	1	1.19mi
6515 Crenshaw Blvd Los Angeles, CA	2.0	1.0	935	$2,550	$2.73	44d	1	1.19mi
317 E Hazel St Unit H Inglewood, CA	2.0	2.0	1160	$2,550	$2.20	24d	1	1.23mi
317 E Hazel St Unit C Inglewood, CA	2.0	1.5	900	$2,350	$2.61	44d	1	1.23mi
5604 S Chariton Ave Los Angeles, CA	3.0	2.0	1684	$5,000	$2.97	44d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $865,000 Active 215 DOM
2. 2026-06-17
   days on market $865,000 Active 214 DOM
3. 2026-06-16
   days on market $865,000 Active 213 DOM
4. 2026-06-15
   days on market $865,000 Active 212 DOM
5. 2026-06-13
   days on market $865,000 Active 210 DOM
6. 2026-06-09
   days on market $865,000 Active 206 DOM
7. 2026-06-08
   days on market $865,000 Active 205 DOM
8. 2026-06-07
   days on market $865,000 Active 204 DOM
9. 2026-06-04
   days on market $865,000 Active 201 DOM
10. 2026-06-03
    days on market $865,000 Active 200 DOM
11. 2026-06-02
    days on market $865,000 Active 199 DOM
12. 2026-06-01
    days on market $865,000 Active 198 DOM
13. 2026-05-31
    days on market $865,000 Active 197 DOM
14. 2026-03-23
    price $865,000 780-char remark

    Show marketing remark (780 chars)

    4214 W. Slauson is a rare opportunity to purchase a multi-family property in the highly desired 90043 zip code. This 3-Unit Investment Opportunity offers one spacious 2bed/1bath and two comfortable 1 bed/1 bath apartments on a 6,255 square foot lot. The LAR3 zoned property adds the possibility to strengthen the buyer(s) investment by converting the 3-car carport and/or adding an ADU (buyer to verify). The building comes with existing tenants in each unit. Some upgrades have been made in units. This is a solid investment opportunity for both seasoned and new operators alike. It offers strong upside, long term growth and favorable tax strategies (consult with a financial professional). The property is sold AS-IS. Please - DO NOT WALK ON PROPERTY. DO NOT DISTURB OCCUPANTS.

15. 2025-11-12
    listed $965,000 Active 780-char remark

    Show marketing remark (780 chars)

    4214 W. Slauson is a rare opportunity to purchase a multi-family property in the highly desired 90043 zip code. This 3-Unit Investment Opportunity offers one spacious 2bed/1bath and two comfortable 1 bed/1 bath apartments on a 6,255 square foot lot. The LAR3 zoned property adds the possibility to strengthen the buyer(s) investment by converting the 3-car carport and/or adding an ADU (buyer to verify). The building comes with existing tenants in each unit. Some upgrades have been made in units. This is a solid investment opportunity for both seasoned and new operators alike. It offers strong upside, long term growth and favorable tax strategies (consult with a financial professional). The property is sold AS-IS. Please - DO NOT WALK ON PROPERTY. DO NOT DISTURB OCCUPANTS.

16. 1987-03-02
    soldstatus $135,000

ⓘ 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: $3,992 · $333/mo
• Projected year-2 tax: $6,574 · $548/mo
• Expected delta: +$2,582/yr (+$215/mo · 64.7%)

ⓘ 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 5/10 Major 7 d/yr ≥87°F today · 19 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: $97,704
• − Mortgage interest: −$48,453
• − Property taxes: −$3,992
• − Insurance: −$4,325
• − Repairs & maintenance: −$7,816
• − Management: −$7,816
• − Depreciation: −$25,164
• Taxable income: $137
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $14,402/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+540.7% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $865,000 TheMLS
• 2025-11-12 Listed $965,000 TheMLS
• 1987-03-02 Sold (Public Records) $135,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,992 · +2.2% YoY. Source: county tax records.