8325 Avalon Blvd · Los Angeles, CA 90003

$1,025,000

10 bd · 10.0 ba · 3,600 sqft · MultiFamily public records · 63 Days on market

Built 1923 6,198 sqft lot $285/sqft · 13% above area Est $906k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

We are proud to present 8325 S Avalon Blvd, a well-priced 10-unit multifamily property inLos Angeles. Offered at an 8.90 GRM and a 4.54% CAP on actual rents, with upside potential to achieve a 5.34 GRM and an 11.20% CAP with market rents. The property is comprised of one, two-story building consisting of a total of 3,600 rentable square feet. Built in 1923, the property sits on a 6,198 square foot LAR4-zoned corner lot with street access on two sides plus alley access. The unit mix features four (4) one-bedroom one-bathroom units and six (6) studio units. All four (4) one-bedroom units have been renovated. The property also features additional space in the rear of the property that abuts the alley which can serve as on-site parking for tenants or for future ADUs (buyer to verify). Located off of Avalon Blvd and E 84th St just north of Manchester Ave, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles, Inglewood, Lennox, Gardena and Crenshaw. Contact the listing broker for additional details.

Key facts

• 6,198 sq ft lot
• 5 parking spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 6×?bd/1ba units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive. Per door: $702/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.02M).
• Recommended offer: $964k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 flat; 161 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $17,843/mo this rent would consume 382% of the median local household income ($56k/yr) (locally 4550% 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 $7k of loan paydown is wiped out by about $31k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $287k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($964k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $963,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1923 — 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: 1.74% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.34%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $905,637
• List price: $1,025,000
• Delta: 13.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8110 S San Pedro St	0.26mi	10/7.0	3,752 (+4%)	2mo	$1,295,000	$345	67
743 E 84th St	0.23mi	9/5.0 (-1)	3,360 (-7%)	14mo	$988,000	$294	46
804 76th Pl	0.57mi	10/6.0	3,793 (+5%)	4mo	$1,195,000	$315	45
807 E 80th St	0.39mi	10/6.0	3,758 (+4%)	18mo	$1,100,000	$293	44
154 E 84th Pl	0.38mi	10/6.0	3,515 (-2%)	23mo	$1,200,000	$341	43
629 E 78th St	0.40mi	10/6.0	3,506 (-3%)	23mo	$1,150,000	$328	42

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.80×
• Total profit: $230,742
• Equity at exit: $152,831

10-year hold

• IRR: 26.7%
• Equity multiple: 3.03×
• Total profit: $582,279
• Equity at exit: $88,623

Cash invested: $287,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 48.9×

Monthly cashflow live

• Estimated rent: $17,843 high
• Mortgage (P&I): −$5,375
• Tax from tax record: −$1,275 /mo · $15,305/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,747
• Net cashflow: $7,018

Break-even live

Break-even rent $8,959

Max offer price $1,025,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,988
▸ 6× units	0	1	$10,854
Total (10 units)			$17,843

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,025,000 Active 63 DOM
2. 2026-06-17
   days on market $1,025,000 Active 62 DOM
3. 2026-06-16
   days on market $1,025,000 Active 61 DOM
4. 2026-06-15
   days on market $1,025,000 Active 60 DOM
5. 2026-06-13
   days on market $1,025,000 Active 58 DOM
6. 2026-06-09
   days on market $1,025,000 Active 54 DOM
7. 2026-06-08
   days on market $1,025,000 Active 53 DOM
8. 2026-06-07
   days on market $1,025,000 Active 52 DOM
9. 2026-06-04
   days on market $1,025,000 Active 49 DOM
10. 2026-06-03
    days on market $1,025,000 Active 48 DOM
11. 2026-06-02
    days on market $1,025,000 Active 47 DOM
12. 2026-06-01
    days on market $1,025,000 Active 46 DOM
13. 2026-05-31
    days on market $1,025,000 Active 45 DOM
14. 2026-04-16
    listed $1,050,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    We are proud to present 8325 S Avalon Blvd, a well-priced 10-unit multifamily property inLos Angeles. Offered at an 8.90 GRM and a 4.54% CAP on actual rents, with upside potential to achieve a 5.34 GRM and an 11.20% CAP with market rents. The property is comprised of one, two-story building consisting of a total of 3,600 rentable square feet. Built in 1923, the property sits on a 6,198 square foot LAR4-zoned corner lot with street access on two sides plus alley access. The unit mix features four (4) one-bedroom one-bathroom units and six (6) studio units. All four (4) one-bedroom units have been renovated. The property also features additional space in the rear of the property that abuts the alley which can serve as on-site parking for tenants or for future ADUs (buyer to verify). Located off of Avalon Blvd and E 84th St just north of Manchester Ave, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles, Inglewood, Lennox, Gardena and Crenshaw. Contact the listing broker for additional details.

15. 2018-05-18
    soldstatus $900,000

ⓘ 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: $15,305 · $1,275/mo
• Projected year-2 tax: $15,305 · $1,275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 20 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: $214,116
• − Mortgage interest: −$57,416
• − Property taxes: −$15,305
• − Insurance: −$5,125
• − Repairs & maintenance: −$17,129
• − Management: −$17,129
• − Depreciation: −$29,818
• Taxable income: $72,194
• Est. tax owed @ 24.0%: −$17,326
• After-tax cash flow: $66,893/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+16.7% since first listed

2 events — show timeline

• 2026-04-16 Listed $1,050,000 TheMLS
• 2018-05-18 Sold (Public Records) $900,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $15,305 · +1.1% YoY. Source: county tax records.