10749 New haven St · Los Angeles, CA 91352

$199,000

1 bd · 1.0 ba · 763 sqft · SingleFamily · 44 Days on market

Built 1965 Good condition 0.72 ac lot $261/sqft · 47% below area Est $378k · 47% under $238/mo HOA · 10% of rent

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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 +22.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.1/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced aggressively for CASH offers only, no financing available! One of the LARGEST 1-bedroom floor plans in the entire Orpheum Gardens co-op! Top-floor corner unit with no one above, tons of natural light flooding the entire space, and peaceful tree-top views from your private balcony. Move-in ready with vinyl plank floors, granite counters, newer stainless appliances, recessed lighting, updated electrical wiring, newer windows, and efficient wall-unit A/C. Assigned 1 parking spot, sparkling community pool + table tennis for fun weekends. Low monthly HOA fee of only $238 covers water, trash, and all exterior maintenance. Pet-friendly and perfectly located just minutes to the 5/170/210 fre

Key facts

• Private balcony
• Recessed lighting
• Vinyl plank floors

Tags

• TOP FLOOR CORNER UNIT
• PRIVATE BALCONY
• VINYL PLANK FLOORS
• GRANITE COUNTERS
• NEWER STAINLESS APPLIANCES
• RECESSED LIGHTING

Property features AI

Finance

• Other: Lease considered
• Financial info: Land lease
• HOA & community: Part of an association (The Orpheum, Inc.); Monthly association fee of $238; Association amenities include pool

Exterior

• Parking: One garage space; One total parking space
• Utilities: Public sewer; District/public water
• Home design: Multi-family property; Attached unit; Two-story building; Part of a stock cooperative; Total of 33 units in the complex
• Construction: Property data from assessor (year built source: Assessor); One common wall
• Exterior features: Community pool; Sidewalks; 0–1 unit/acre lot characteristic

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Two-level interior; Entry on main level; Living room
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 soft (-0.5%/yr); 78 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).
• This rent runs 38% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 44 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10053% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (median comp): $378,418
• List price: $199,000
• Delta: -47.41%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10817 Cantara St	0.49mi	2/1.0 (+1)	854 (+12%)	1mo	$670,000	$785	51
10952 Penrose St	0.33mi	2/1.0 (+1)	692 (-9%)	23mo	$500,000	$723	44
8326 Wheatland Ave	0.40mi	2/1.0 (+1)	660 (-14%)	22mo	$573,000	$868	36
10821 Crockett St	0.43mi	2/2.0 (+1)	648 (-15%)	14mo	$648,000	$1,000	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-22,605
• Equity at exit: $29,672

10-year hold

• IRR: -8.6%
• Equity multiple: 0.55×
• Total profit: $-25,198
• Equity at exit: $17,206

Cash invested: $55,720 (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 91352

• Rents YoY: -0.5%
• Active inventory: 78
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $261

Break-even live

Break-even rent $2,126

Max offer price $199,000

Occupancy floor 84%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10938 Olinda St Sun Valley, CA	2.0	2.0	800	$2,700	$3.38	10d	1	0.20mi
8747 Lehigh Ave Sun Valley, CA	1.0	1.0	650	$2,200	$3.38	43d	1	0.36mi
8206 Wheatland Ave Sun Valley, CA	1.0	1.0	550	$1,800	$3.27	43d	1	0.58mi
10503 Cantara St Sun Valley, CA	2.0	2.0	1000	$3,500	$3.50	43d	1	0.64mi
10817 White St Sun Valley, CA	2.0	1.0	750	$1,895	$2.53	43d	1	0.67mi
8372 Vine Valley Dr Sun Valley, CA	2.0	2.0	740	$2,500	$3.38	43d	1	0.72mi
11038 Arminta St Sun Valley, CA	2.0–3.0	1.0–2.0	975	$2,350	$2.41	2d	3	0.99mi
7834 Claybeck Ave Sun Valley, CA	2.0	1.0	850	$2,850	$3.35	43d	1	1.32mi
11554 Arminta St North Hollywood, CA	2.0	2.0	800	$3,395	$4.24	7d	1	1.37mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	22d	1	1.38mi
7847 Beck Ave North Hollywood, CA	2.0	1.0	675	$2,500	$3.70	43d	1	1.38mi
7632 Kraft Ave North Hollywood, CA	1.0	1.0	800	$2,190	$2.74	43d	1	1.45mi
7436 Cleon Ave Sun Valley, CA	2.0	1.0	620	$2,350	$3.79	43d	1	1.46mi
7780 Shadyspring Pl Unit B Burbank, CA	1.0	1.0	650	$2,600	$4.00	43d	1	1.50mi
7425 Vineland Ave Unit 7425-07 Sun Valley, CA	1.0	1.0	650	$1,500	$2.31	43d	1	1.50mi

HOA detail

• Monthly dues: $238 · $2,856/yr
• Likely covers: watertrashelectricexterior maint.pool

Listing history 14 events

1. 2026-06-18
   days on market $199,000 Active 44 DOM
2. 2026-06-17
   days on market $199,000 Active 43 DOM
3. 2026-06-16
   days on market $199,000 Active 42 DOM
4. 2026-06-15
   days on market $199,000 Active 41 DOM
5. 2026-06-13
   days on market $199,000 Active 39 DOM
6. 2026-06-09
   days on market $199,000 Active 35 DOM
7. 2026-06-08
   days on market $199,000 Active 34 DOM
8. 2026-06-07
   days on market $199,000 Active 33 DOM
9. 2026-06-04
   days on market $199,000 Active 30 DOM
10. 2026-06-03
    days on market $199,000 Active 29 DOM
11. 2026-06-02
    days on market $199,000 Active 28 DOM
12. 2026-06-01
    days on market $199,000 Active 27 DOM
13. 2026-05-31
    days on market $199,000 Active 26 DOM
14. 2026-05-05
    listed $199,000 Active 841-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,477
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$2,856
• − Depreciation: −$5,789
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $3,085/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready townhouse in Orpheum Gardens offers a spacious 1-bedroom floor plan with vinyl plank floors, granite counters, and newer appliances. The low HOA fee and pet-friendly environment make it an attractive option for both buyers and renters.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — enhances living space and makes it more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — enhances living space and makes it more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 46,899
• Household income: $78,239
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2063.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 23% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Foreign-born: 46% · Canada, South Korea, Vietnam
• Languages at home: 20% English-only · Spanish 61% Other Indo-European 13% Tagalog/Filipino 2%

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: ▼ -927.76%
• Current HPI: 470.8252
• Rent YoY: ▼ -0.53%
• 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

-99.0% since first listed

2 events — show timeline

• 2026-05-30 Listed for Rent $1,960 CRMLS
• 2026-05-05 Listed $199,000 CRMLS