630 S Cochran Ave · Los Angeles, CA 90036

$2,495,000

12 bd · 12.0 ba · 9,196 sqft · MultiFamily public records · 66 Days on market

Built 1927 7,804 sqft lot $271/sqft · 7% below area Est $2688k · 7% under

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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 +27.4/30.0
• ARV discount +10.7/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Appreciation +6.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well maintained 12-unit apartment building in a Prime Miracle Mile location North of Wilshire and West of La Brea. Extremely strong rental demand area with strong income producing unit mix including (12) large 1-bedroom/1-bathroom units averaging 766 sqft. Rare opportunity to purchase a Pro Forma 7% cap rate. Four units will be delivered vacant, providing new ownership the ability to close escrow with 33% of the building vacant. Significant and recent (2025) capital improvements include a brand new main electrical panel, brand new subpanels, brand new electrical wiring, a brand-new roof, new horizontal sewer pipes under building, new 100-gallon water heater, and new sump pumps. Recently passed insurance inspections. Only two units have undergone light upgrades, leaving a sophisticated investor the opportunity to complete more thorough unit level and common area renovations to achieve 20% rental upside. Further opportunities to increase cash flow include implementing Ratio Utility Billing Systems (RUBS), renting out storage closets, and increasing the building's curb appeal and upgrading the building common areas. Almost all units will be eligible for rent increases on 12/1/2026. Building is master metered for gas, tenants pay for trash, and there is no parking. On-site laundry machines are landlord owned. Professionally managed and cared for property. The building offers a rare value add opportunity whereby significant capital improvements have been recently completed and there is still substantial rental upside.

Key facts

• Brand new roof
• New copper plumbing
• 7,804 sq ft lot

Tags

• PRIME MIRACLE MILE LOCATION
• STRONG RENTAL DEMAND AREA
• RECENT CAPITAL IMPROVEMENTS
• BRAND NEW ROOF
• NEW COPPER PLUMBING
• NEW 100-GALLON WATER HEATER

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive. Per door: $605/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $2.50M).
• Recommended offer: $2.35M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (-1.1%/yr); 95 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $31,023/mo this rent would consume 339% of the median local household income ($110k/yr) (locally 4924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $81k of equity ($17k loan paydown + $64k appreciation (2.5% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 0.0% rent growth), your $699k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$203k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($2.35M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $205k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $2,345,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 1927 — 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $2,688,017
• List price: $2,495,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

2.55% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.88×
• Total profit: $614,413
• Equity at exit: $1,059,668

10-year hold

• IRR: 16.4%
• Equity multiple: 3.16×
• Total profit: $1,506,895
• Equity at exit: $1,586,275

Cash invested: $698,600 (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 90036

• Home prices YoY: 0.6%
• Rents YoY: -1.1%
• Active inventory: 95
• Price-to-rent: 80.4×

Monthly cashflow live

• Estimated rent: $31,023 high
• Mortgage (P&I): −$13,084
• Tax est. 1.5%: −$3,119 /mo · $37,425/yr
• Insurance: −$1,040
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,515
• Net cashflow: $7,266

Break-even live

Break-even rent $21,826

Max offer price $2,495,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$31,020
Total (12 units)			$31,023

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: $623,750
• Closing costs: $74,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $2,495,000 Active 66 DOM
2. 2026-06-17
   days on market $2,495,000 Active 65 DOM
3. 2026-06-16
   days on market $2,495,000 Active 64 DOM
4. 2026-06-15
   days on market $2,495,000 Active 63 DOM
5. 2026-06-13
   days on market $2,495,000 Active 61 DOM
6. 2026-06-09
   days on market $2,495,000 Active 57 DOM
7. 2026-06-08
   days on market $2,495,000 Active 56 DOM
8. 2026-06-07
   days on market $2,495,000 Active 55 DOM
9. 2026-06-04
   days on market $2,495,000 Active 52 DOM
10. 2026-06-03
    days on market $2,495,000 Active 51 DOM
11. 2026-06-02
    days on market $2,495,000 Active 50 DOM
12. 2026-06-01
    days on market $2,495,000 Active 49 DOM
13. 2026-05-31
    days on market $2,495,000 Active 48 DOM
14. 2026-04-13
    listed $2,700,000 Active 1538-char remark

    Show marketing remark (1538 chars)

    Well maintained 12-unit apartment building in a Prime Miracle Mile location North of Wilshire and West of La Brea. Extremely strong rental demand area with strong income producing unit mix including (12) large 1-bedroom/1-bathroom units averaging 766 sqft. Rare opportunity to purchase a Pro Forma 7% cap rate. Four units will be delivered vacant, providing new ownership the ability to close escrow with 33% of the building vacant. Significant and recent (2025) capital improvements include a brand new main electrical panel, brand new subpanels, brand new electrical wiring, a brand-new roof, new horizontal sewer pipes under building, new 100-gallon water heater, and new sump pumps. Recently passed insurance inspections. Only two units have undergone light upgrades, leaving a sophisticated investor the opportunity to complete more thorough unit level and common area renovations to achieve 20% rental upside. Further opportunities to increase cash flow include implementing Ratio Utility Billing Systems (RUBS), renting out storage closets, and increasing the building's curb appeal and upgrading the building common areas. Almost all units will be eligible for rent increases on 12/1/2026. Building is master metered for gas, tenants pay for trash, and there is no parking. On-site laundry machines are landlord owned. Professionally managed and cared for property. The building offers a rare value add opportunity whereby significant capital improvements have been recently completed and there is still substantial rental upside.

15. 2023-12-01
    historical $1,700
16. 2023-11-28
    listed $1,700

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°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: $372,276
• − Mortgage interest: −$139,759
• − Property taxes: −$37,425
• − Insurance: −$12,475
• − Repairs & maintenance: −$29,782
• − Management: −$29,782
• − Depreciation: −$72,582
• Taxable income: $50,471
• Est. tax owed @ 24.0%: −$12,113
• After-tax cash flow: $75,076/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): 39,278
• Household income: $109,785
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 4924.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Hispanic / Latino 13% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 9% Korean 6% Other Indo-European 5%

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: ▲ 2.55%
• Current HPI: 439.6946
• Rent YoY: ▼ -1.13%
• 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

+158723.5% since first listed

3 events — show timeline

• 2026-04-13 Listed $2,700,000 TheMLS
• 2023-12-01 Rental Removed $1,700 RENTALBEAST
• 2023-11-28 Listed for Rent $1,700 RENTALBEAST

Property tax history

+1.7%/yr

Latest (2025): $4,683 · +3.0% YoY. Source: county tax records.