116 ELLITA Pl · Los Angeles, CA 90042

$699,000

2 bd · 1.0 ba · 693 sqft · MultiFamily public records · 29 Days on market

Built 1907 3,010 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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

WELCOME TO HIGHLAND PARK — AN INCREDIBLE OPPORTUNITY TO OWN TWO HOMES ON ONE LOT IN ONE OF LOS ANGELES’ HOTTEST NEIGHBORHOODS. THIS UNIQUE PROPERTY FEATURES TWO CHARMING CRAFTSMAN-STYLE HOMES, EACH WITH 2 BEDROOMS AND 1 BATHROOM, TOTALING 1,386 SQ FT (693 SQ FT EACH). BOTH HOMES FEATURE HIGH CEILINGS AND CLASSIC CHARACTER THROUGHOUT UNITS 116 - 120. IDEALLY LOCATED JUST OFF FIGUEROA STREET, YOU’LL BE IN THE HEART OF HIGHLAND PARK’S VIBRANT DINING, SHOPPING, CAFÉ, AND NIGHTLIFE SCENE. CONVENIENTLY SITUATED JUST ONE BLOCK FROM THE METRO GOLD LINE, THIS LOCATION OFFERS EASY ACCESS TO DOWNTOWN LOS ANGELES AND SURROUNDING NEIGHBORHOODS. BOTH UNITS ARE CURRENTLY TENANT-OCCUPIED, MAKING THIS AN EXCELLENT INCOME-PRODUCING PROPERTY WITH STRONG RENTAL DEMAND. LIVE IN ONE AND RENT OUT THE OTHER, OR CONTINUE OPERATING BOTH AS INVESTMENT RENTALS. HIGHLAND PARK CONTINUES TO EXPERIENCE SIGNIFICANT GROWTH AND REVITALIZATION, DRIVEN BY ITS PRIME LOCATION NEAR DOWNTOWN LA AND NEIGHBORING COMMUNITIES. RECOGNIZED BY REDFIN AS ONE OF THE TOP UP-AND-COMING NEIGHBORHOODS IN THE U. S. , THIS IS AN OUTSTANDING OPPORTUNITY FOR BOTH INVESTORS AND OWNER-USERS ALIKE. PROPERTIES ARE IN AVERAGE CONDITION. STREET PARKING ONLY.

Key facts

• Strong rental demand
• Tenant occupied
• Two homes on one lot

Tags

• TWO HOMES ON ONE LOT
• CRAFTSMAN STYLE HOMES
• HIGH CEILINGS
• TENANT OCCUPIED
• INCOME PRODUCING PROPERTY
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Two total units (duplex); No common walls between units
• HOA & community: Urban neighborhood with gutters, curbs, sidewalks, and street lighting

Exterior

• Parking: Street parking
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public/district water; Public sewer; Electricity available
• Home design: Duplex; Single-story; Faces east; No accessory dwelling unit
• Construction: Wood construction; Composition roof; Raised foundation; Built in (year per assessor)
• Exterior features: Front porch; Concrete surfaces and open patio; Patio; Fenced yard (average condition); Corner lot

Interior

• Kitchen: Electric range; Kitchen pantry
• Bedrooms: Four bedrooms on the main level; All bedrooms on the ground floor
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: Two full bathrooms; Shower-in-tub in bathrooms
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: Crown moldings; Balcony; Laminate counters; Built-in shelving; High (9+ ft) ceilings; Pantry; Cathedral/vaulted ceilings; Front entry; Entry at ground level; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup; Laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $699k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+1.3%/yr); 180 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,657/mo this rent would consume 159% of the median local household income ($95k/yr) (locally 2699% 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 $5k of loan paydown is wiped out by about $21k 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 + 1.3% rent growth), your $196k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y 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 1907 — 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 $688,515 (1.5% below list)

Questions for the listing agent

1. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.52%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.04×
• Total profit: $203,887
• Equity at exit: $104,223

10-year hold

• IRR: 32.4%
• Equity multiple: 3.71×
• Total profit: $530,469
• Equity at exit: $60,437

Cash invested: $195,720 (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 90042

• Rents YoY: 1.3%
• Active inventory: 180
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $12,657 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$738 /mo · $8,852/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,658
• Net cashflow: $5,304

Break-even live

Break-even rent $5,942

Max offer price $699,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$12,655
Total (5 units)			$12,657

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 North Avenue 52 Highland Park, CA	1.0	1.0	600	$2,650	$4.42	5d	1	0.20mi
343 N Ave 52 Los Angeles, CA	1.0	1.0	750	$1,879	$2.51	2d	1	0.24mi
5000 E Echo St Los Angeles, CA	1.0	1.0	575	$1,850	$3.22	14d	1	0.26mi
5515 Media Dr Unit 8 Los Angeles, CA	2.0	1.0	630	$2,850	$4.52	15d	1	0.27mi
5229 Glen Ellen Pl Highland Park, CA	2.0	1.0	700	$3,300	$4.71	44d	1	0.29mi
367 North Avenue 52 Unit 367 Los Angeles, CA	2.0	1.0	747	$2,150	$2.88	44d	1	0.29mi
255 South Avenue 55 Unit 11 Highland Park, CA	2.0	2.0	510	$2,295	$4.50	25d	1	0.32mi
255 South Avenue 55 Apt 3 Highland Park, CA	2.0	1.0	681	$2,495	$3.66	21d	1	0.32mi
255 South Avenue 55 Unit 01 Los Angeles, CA	2.0	1.0	713	$2,495	$3.50	44d	1	0.32mi
5800 Marmion Way Los Angeles, CA	1.0	1.0	462	$2,450	$5.30	12d	3	0.48mi
200 S Ave 59 Los Angeles, CA	1.0	1.0	650	$2,295	$3.53	14d	1	0.51mi
5237 Irvington Pl Los Angeles, CA	2.0	1.0	750	$3,850	$5.13	19d	1	0.66mi
374 Shults St Los Angeles, CA	2.0	1.0–2.0	700	$2,325	$3.32	44d	2	0.66mi
5966 Benner St Los Angeles, CA	2.0	1.0	750	$2,400	$3.20	25d	1	0.70mi
4571 N Figueroa St Unit 21 Los Angeles, CA	1.0	1.0	600	$1,950	$3.25	44d	1	0.76mi
5307 Lincoln Ave #2 Highland Park, CA	1.0	1.0	725	$1,750	$2.41	5d	1	0.86mi
6125 Toltec Way Highland Park, CA	2.0	1.0	700	$2,450	$3.50	3d	1	0.87mi
6024 Monterey Rd Unit 307 Los Angeles, CA	1.0	1.0	575	$1,795	$3.12	8d	1	0.88mi
6024 Monterey Rd Unit 305 Los Angeles, CA	1.0	1.0	575	$1,795	$3.12	25d	1	0.88mi
201 S Avenue 64 Los Angeles, CA	1.0	1.0	630	$1,750	$2.78	22d	1	1.00mi
123 S Avenue 63 Los Angeles, CA	1.0	1.0	600	$2,199	$3.67	44d	1	1.01mi
5226 Range View Ave Los Angeles, CA	2.0	1.0	650	$3,950	$6.08	44d	1	1.09mi
1317 North Avenue 50 Los Angeles, CA	1.0	1.0	620	$3,400	$5.48	25d	1	1.13mi
1321 North Avenue 50 Highland Park, CA	1.0	1.0	510	$2,900	$5.69	25d	1	1.14mi
238 Thorne St Unit A Los Angeles, CA	1.0	1.0	600	$2,450	$4.08	5d	1	1.15mi
510 Neva Pl Highland Park, CA	1.0	1.5	719	$3,000	$4.17	8d	1	1.17mi
6417-6422 N Figueroa St Los Angeles, CA	1.0–2.0	1.0–2.0	889	$3,825	$4.30	8d	1	1.18mi
4810 Lincoln Ave Los Angeles, CA	1.0	1.0	650	$2,150	$3.31	25d	1	1.21mi
6447 N Figueroa St Los Angeles, CA	1.0	1.0	600	$1,900	$3.17	44d	1	1.21mi
101 Bridewell St Los Angeles, CA	2.0	1.0–2.0	635	$1,569	$2.47	3d	1	1.24mi
4770 York Blvd Los Angeles, CA	1.0	1.0	480	$1,795	$3.74	22d	1	1.25mi
4816 Stratford Rd Los Angeles, CA	2.0	1.0	650	$3,250	$5.00	3d	1	1.31mi
6607 N Figueroa St Los Angeles, CA	2.0	1.0	750	$2,750	$3.67	44d	1	1.33mi
6607 N Figueroa St Unit 16 Highland Park, CA	2.0	1.0	750	$2,750	$3.67	25d	1	1.33mi
3907 Berenice Pl Los Angeles, CA	1.0	1.0	750	$3,595	$4.79	44d	1	1.38mi
142 Monterey Rd Unit 142 1/2 South Pasadena, CA	1.0	1.0	525	$2,025	$3.86	17d	1	1.40mi
317 San Pascual Ave Unit 3177 Los Angeles, CA	1.0	1.0	550	$1,695	$3.08	5d	1	1.42mi
6745 1/2 N Figueroa St Los Angeles, CA	1.0	1.0	500	$2,050	$4.10	44d	1	1.43mi
6092 La Prada Unit 6096 Los Angeles, CA	1.0	1.0	463	$2,287	$4.94	44d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   listing id $699,000 Active 29 DOM
2. 2026-06-18
   days on market $699,000 Active 29 DOM
3. 2026-06-17
   listing id $699,000 Active 28 DOM
4. 2026-06-17
   days on market $699,000 Active 28 DOM
5. 2026-06-16
   days on market $699,000 Active 27 DOM
6. 2026-06-15
   listing id $699,000 Active 26 DOM
7. 2026-06-15
   days on marketlisting id $699,000 Active 26 DOM
8. 2026-06-13
   days on marketlisting id $699,000 Active 24 DOM
9. 2026-06-09
   days on marketlisting id $699,000 Active 20 DOM
10. 2026-06-08
    days on market $699,000 Active 19 DOM
11. 2026-06-07
    days on market $699,000 Active 18 DOM
12. 2026-06-04
    days on market $699,000 Active 15 DOM
13. 2026-06-03
    days on market $699,000 Active 14 DOM
14. 2026-06-02
    days on market $699,000 Active 13 DOM
15. 2026-06-01
    days on market $699,000 Active 12 DOM
16. 2026-05-31
    days on market $699,000 Active 11 DOM
17. 2026-05-20
    listed $699,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    WELCOME TO HIGHLAND PARK — AN INCREDIBLE OPPORTUNITY TO OWN TWO HOMES ON ONE LOT IN ONE OF LOS ANGELES’ HOTTEST NEIGHBORHOODS. THIS UNIQUE PROPERTY FEATURES TWO CHARMING CRAFTSMAN-STYLE HOMES, EACH WITH 2 BEDROOMS AND 1 BATHROOM, TOTALING 1,386 SQ FT (693 SQ FT EACH). BOTH HOMES FEATURE HIGH CEILINGS AND CLASSIC CHARACTER THROUGHOUT UNITS 116 - 120. IDEALLY LOCATED JUST OFF FIGUEROA STREET, YOU’LL BE IN THE HEART OF HIGHLAND PARK’S VIBRANT DINING, SHOPPING, CAFÉ, AND NIGHTLIFE SCENE. CONVENIENTLY SITUATED JUST ONE BLOCK FROM THE METRO GOLD LINE, THIS LOCATION OFFERS EASY ACCESS TO DOWNTOWN LOS ANGELES AND SURROUNDING NEIGHBORHOODS. BOTH UNITS ARE CURRENTLY TENANT-OCCUPIED, MAKING THIS AN EXCELLENT INCOME-PRODUCING PROPERTY WITH STRONG RENTAL DEMAND. LIVE IN ONE AND RENT OUT THE OTHER, OR CONTINUE OPERATING BOTH AS INVESTMENT RENTALS. HIGHLAND PARK CONTINUES TO EXPERIENCE SIGNIFICANT GROWTH AND REVITALIZATION, DRIVEN BY ITS PRIME LOCATION NEAR DOWNTOWN LA AND NEIGHBORING COMMUNITIES. RECOGNIZED BY REDFIN AS ONE OF THE TOP UP-AND-COMING NEIGHBORHOODS IN THE U. S. , THIS IS AN OUTSTANDING OPPORTUNITY FOR BOTH INVESTORS AND OWNER-USERS ALIKE. PROPERTIES ARE IN AVERAGE CONDITION. STREET PARKING ONLY.

18. 2026-05-20
    listed $699,000 Active

    Show marketing remark (1246 chars)

    WELCOME TO HIGHLAND PARK — AN INCREDIBLE OPPORTUNITY TO OWN TWO HOMES ON ONE LOT IN ONE OF LOS ANGELES’ HOTTEST NEIGHBORHOODS. THIS UNIQUE PROPERTY FEATURES TWO CHARMING CRAFTSMAN-STYLE HOMES, EACH WITH 2 BEDROOMS AND 1 BATHROOM, TOTALING 1,386 SQ FT (693 SQ FT EACH). BOTH HOMES FEATURE HIGH CEILINGS AND CLASSIC CHARACTER THROUGHOUT UNITS 116 - 120. IDEALLY LOCATED JUST OFF FIGUEROA STREET, YOU’LL BE IN THE HEART OF HIGHLAND PARK’S VIBRANT DINING, SHOPPING, CAFÉ, AND NIGHTLIFE SCENE. CONVENIENTLY SITUATED JUST ONE BLOCK FROM THE METRO GOLD LINE, THIS LOCATION OFFERS EASY ACCESS TO DOWNTOWN LOS ANGELES AND SURROUNDING NEIGHBORHOODS. BOTH UNITS ARE CURRENTLY TENANT-OCCUPIED, MAKING THIS AN EXCELLENT INCOME-PRODUCING PROPERTY WITH STRONG RENTAL DEMAND. LIVE IN ONE AND RENT OUT THE OTHER, OR CONTINUE OPERATING BOTH AS INVESTMENT RENTALS. HIGHLAND PARK CONTINUES TO EXPERIENCE SIGNIFICANT GROWTH AND REVITALIZATION, DRIVEN BY ITS PRIME LOCATION NEAR DOWNTOWN LA AND NEIGHBORING COMMUNITIES. RECOGNIZED BY REDFIN AS ONE OF THE TOP UP-AND-COMING NEIGHBORHOODS IN THE U. S. , THIS IS AN OUTSTANDING OPPORTUNITY FOR BOTH INVESTORS AND OWNER-USERS ALIKE. PROPERTIES ARE IN AVERAGE CONDITION. STREET PARKING ONLY.

19. 2023-10-18
    soldstatus $711,000 Closed Sale 858-char remark

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

20. 2023-10-18
    soldstatus $711,000 Closed Sale

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

21. 2023-10-17
    soldstatus $711,000
22. 2023-10-06
    status Pending Sale

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

23. 2023-10-06
    status Pending Sale 858-char remark

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

24. 2023-09-26
    price $639,000 858-char remark

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

25. 2023-09-26
    price $639,000

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

26. 2023-09-21
    listed $699,000 Active 858-char remark

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

27. 2023-09-21
    listed $699,000 Active

    Show marketing remark (858 chars)

    WELCOME TO HIGHLAND PARK! FANTASTIC OPPORTUNITY TO OWN 2 HOUSES ON A LOT IN A FANTASTIC LOCATION! IT FEATURES 2 CRAFTSMAN HOMES; BOTH HOMES ARE 2 BED 1 BATH; HIGH CEILINGS; 1386 SQ FEET OF LIVING SPACE ( 693 SQ FT EACH ): JUST OFF FIGUEROA IN THE HEART OF THE RESTAURANTS, SHOPS, CAFES, AND BARS: SUPER TRENDY; ONE BLOCK FROM THE "GOLD LINE"; CURRENTLY RENTED; THESE ARE HOT RENTALS WITH GUARANTEED INCOME. ONE OF THE HOTTEST NEIGHBORHOODS IN LA. THIS IS DUE TO THE GEOGRAPHIC LOCATION OF DOWNTOWN LOS ANGELES AND ADJACENT CITIES AND THE GENTRIFICATION THAT IS GOING ON IN THE AREA AND HAS BEEN SINCE THE MID-2000S. VOTED BY REDFIN AS ONE OF THE TOP 10, UP-AND-COMING CITIES IN THE US; OPPORTUNITY KNOCKS TO OWN TO LIVE IN ONE AND RENT OUT THE OTHER AS WELL AS THE PERFECT RENTALS, BOTH CURRENTLY RENTED AND ARE IN AVERAGE CONDITION. STREET PARKING

28. 2017-06-01
    status Active
29. 2017-06-01
    historical
30. 2017-06-01
    historical
31. 2017-04-24
    historical Hold Do Not Show
32. 2017-04-04
    listed $599,000 Active
33. 2017-04-03
    listed $599,000
34. 2007-10-06
    historical
35. 2007-05-24
    historical
36. 2007-05-21
    historical
37. 2007-05-21
    historical
38. 2007-04-06
    listed
39. 2007-04-06
    listed $474,999
40. 2007-04-06
    listed $474,999
41. 2007-03-28
    historical
42. 2007-03-28
    historical
43. 2007-01-24
    listed $475,000
44. 2007-01-23
    listed $475,000
45. 2007-01-23
    listed $475,000
46. 2006-03-31
    listed $525,000
47. 2001-12-13
    price $249,500
48. 2001-12-13
    price $249,500
49. 2001-12-13
    price $249,500
50. 2001-12-13
    price $249,500

ⓘ 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: $8,852 · $738/mo
• Projected year-2 tax: $8,852 · $738/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 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $151,884
• − Mortgage interest: −$39,155
• − Property taxes: −$8,852
• − Insurance: −$3,495
• − Repairs & maintenance: −$12,151
• − Management: −$12,151
• − Depreciation: −$20,335
• Taxable income: $55,746
• Est. tax owed @ 24.0%: −$13,379
• After-tax cash flow: $50,275/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): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2699.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 24% Two or more races 22% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 47% Tagalog/Filipino 5% Chinese 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: ▼ -1816.99%
• Current HPI: 637.0324
• Rent YoY: ▲ 1.34%
• 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

+1170.9% since first listed

44 events — show timeline

• 2026-05-20 Listed $699,000 CRMLS
• 2026-05-20 Listed $699,000 CRMLS
• 2023-10-18 Sold (MLS) $711,000 CRMLS
• 2023-10-18 Sold (MLS) $711,000 CRMLS
• 2023-10-17 Sold (Public Records) $711,000 Public Records
• 2023-10-06 Pending — CRMLS
• 2023-10-06 Pending — CRMLS
• 2023-09-26 Price Changed $639,000 CRMLS
• 2023-09-26 Price Changed $639,000 CRMLS
• 2023-09-21 Listed $699,000 CRMLS
• 2023-09-21 Listed $699,000 CRMLS
• 2017-06-01 Relisted — CRMLS
• 2017-06-01 Listing Removed — SDMLS
• 2017-06-01 Listing Removed — CRMLS
• 2017-04-24 Delisted — CRMLS
• 2017-04-04 Listed $599,000 CRMLS
• 2017-04-03 Listed $599,000 SDMLS
• 2007-10-06 Listing Removed — CRMLS
• 2007-05-24 Listing Removed — CRMLS
• 2007-05-21 Listing Removed — CRMLS
• 2007-05-21 Delisted — TheMLS
• 2007-04-06 Listed $474,999 CRMLS
• 2007-04-06 Listed $474,999 CRMLS
• 2007-04-06 Listed — TheMLS
• 2007-03-28 Listing Removed — SDMLS
• 2007-03-28 Listing Removed — CRMLS
• 2007-01-24 Listed $475,000 SDMLS
• 2007-01-23 Listed $475,000 CRMLS
• 2007-01-23 Listed $475,000 CRMLS
• 2006-03-31 Listed $525,000 CRMLS
• 2001-12-13 Price Changed $249,500 CRMLS
• 2001-12-13 Price Changed $249,500 CRMLS
• 2001-12-13 Price Changed $249,500 CRMLS
• 2001-12-13 Price Changed $249,500 CRMLS
• 2001-09-12 Listed $249,500 CRMLS
• 2001-07-30 Sold (Public Records) $155,000 Public Records
• 2001-07-30 Sold (MLS) $155,000 CRMLS
• 2001-04-04 Delisted — CRMLS
• 2001-03-04 Listed $156,000 CRMLS
• 2000-11-27 Price Changed $269,000 CRMLS
• 2000-11-27 Price Changed $269,000 CRMLS
• 2000-11-27 Price Changed $269,000 CRMLS
• 2000-11-24 Listed $269,000 CRMLS
• 1979-10-12 Sold (Public Records) $55,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $8,852 · +1.1% YoY. Source: county tax records.