751 E 73rd · Los Angeles, CA 90001

$799,000

4 bd · 2.0 ba · 2,940 sqft · MultiFamily public records · 177 Days on market

Built 1935 4,807 sqft lot $272/sqft · 15% below area Est $944k · 15% under ↓ 11% 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 +18.0/30.0
• ARV discount +14.4/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

PRICED FOR QUICK SALE. Two-story building with lots of upside potential. Close proximity to 110 and 105 Freeways, and minutes away from Downtown Los Angeles, USC, BMO Stadium, The Coliseum, Exposition Park, Future George Lucas Museum, Sofi Stadium, Hollywood Park, The Forum, Intuit Dome, home of the Clippers, and LAX and many shops and other amenities. VERY MOTIVATED SELLER, SO BRING ALL REASONABLE OFFERS.

Key facts

• Near usc
• Near bmo stadium
• Two story building

Tags

• TWO STORY BUILDING
• CLOSE PROXIMITY TO FREEWAYS
• MINUTES AWAY FROM DOWNTOWN
• NEAR USC
• NEAR BMO STADIUM
• NEAR THE COLISEUM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $688k (13.8% below list).
• Recommended offer: $688k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 52 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $6,884/mo this rent would consume 136% of the median local household income ($61k/yr) (locally 2573% 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 $24k 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 177 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $688,400 (13.8% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $944,419
• List price: $799,000
• Delta: -15.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 E 76th St	0.27mi	4/4.0	2,520 (-14%)	17mo	$985,000	$391	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-85,865
• Equity at exit: $119,133

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-19,650
• Equity at exit: $69,083

Cash invested: $223,720 (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 90001

• Active inventory: 52
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $6,884 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,446
• Net cashflow: $691

Break-even live

Break-even rent $6,010

Max offer price $799,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,143	-5% $917	+0% $691	+5% $464	+10% $238
Rent	-10% $147	-5% $419	+0% $691	+5% $962	+10% $1,234
Rate	-1.0pp $1,093	-0.5pp $894	base $691	+0.5pp $483	+1.0pp $273

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,884
Total (2 units)			$6,884

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	44d	1	0.61mi
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	44d	1	0.74mi
232 E Gage Ave Los Angeles, CA	5.0	5.5	2000	$4,500	$2.25	25d	1	0.79mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	44d	1	0.80mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	44d	1	0.82mi
1011 56th St Los Angeles, CA	5.0	3.0	1993	$4,200	$2.11	44d	1	1.24mi
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	44d	1	1.38mi
8624 Graham Ave Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	44d	1	1.46mi
8624 Graham Ave Unit B Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	25d	1	1.46mi

Listing history 14 events

1. 2026-05-31
   days on market $799,000 Active 177 DOM
2. 2026-03-23
   status Active 413-char remark

   Show marketing remark (413 chars)

   PRICED FOR QUICK SALE. Two-story building with lots of upside potential. Close proximity to 110 and 105 Freeways, and minutes away from Downtown Los Angeles, USC, BMO Stadium, The Coliseum, Exposition Park, Future George Lucas Museum, Sofi Stadium, Hollywood Park, The Forum, Intuit Dome, home of the Clippers, and LAX and many shops and other amenities. VERY MOTIVATED SELLER, SO BRING ALL REASONABLE OFFERS.

3. 2026-03-14
   status Pending Sale 413-char remark

   Show marketing remark (413 chars)

   PRICED FOR QUICK SALE. Two-story building with lots of upside potential. Close proximity to 110 and 105 Freeways, and minutes away from Downtown Los Angeles, USC, BMO Stadium, The Coliseum, Exposition Park, Future George Lucas Museum, Sofi Stadium, Hollywood Park, The Forum, Intuit Dome, home of the Clippers, and LAX and many shops and other amenities. VERY MOTIVATED SELLER, SO BRING ALL REASONABLE OFFERS.

4. 2025-11-26
   listed $799,000 Active 413-char remark

   Show marketing remark (413 chars)

   PRICED FOR QUICK SALE. Two-story building with lots of upside potential. Close proximity to 110 and 105 Freeways, and minutes away from Downtown Los Angeles, USC, BMO Stadium, The Coliseum, Exposition Park, Future George Lucas Museum, Sofi Stadium, Hollywood Park, The Forum, Intuit Dome, home of the Clippers, and LAX and many shops and other amenities. VERY MOTIVATED SELLER, SO BRING ALL REASONABLE OFFERS.

5. 2025-02-18
   status Pending Sale
6. 2025-02-15
   historical
7. 2025-01-22
   listed $750,000 Active
8. 2024-10-20
   historical
9. 2024-09-26
   price $775,000
10. 2024-08-14
    listed $800,000 Active
11. 2024-07-31
    historical
12. 2024-06-24
    price $800,000
13. 2024-05-20
    price $850,000
14. 2024-03-25
    listed $900,000 Active

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $6,072 · $506/mo
• Expected delta: +$3,374/yr (+$281/mo · 125.0%)

ⓘ 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 5/10 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: $82,608
• − Mortgage interest: −$44,756
• − Property taxes: −$2,699
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,609
• − Management: −$6,609
• − Depreciation: −$23,244
• Taxable loss: −$5,303
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $9,559/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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

-11.2% since first listed

13 events — show timeline

• 2026-03-23 Relisted — CRMLS
• 2026-03-14 Pending — CRMLS
• 2025-11-26 Listed $799,000 CRMLS
• 2025-02-18 Pending — CRMLS
• 2025-02-15 Listing Removed — CRMLS
• 2025-01-22 Listed $750,000 CRMLS
• 2024-10-20 Listing Removed — CRMLS
• 2024-09-26 Price Changed $775,000 CRMLS
• 2024-08-14 Listed $800,000 CRMLS
• 2024-07-31 Listing Removed — CRMLS
• 2024-06-24 Price Changed $800,000 CRMLS
• 2024-05-20 Price Changed $850,000 CRMLS
• 2024-03-25 Listed $900,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $2,699 · +1.9% YoY. Source: county tax records.