2039 W Florence · Los Angeles, CA 90047

$675,000

4 bd · 3.0 ba · 2,090 sqft · SingleFamily public records · 96 Days on market

Built 2005 2,496 sqft lot $323/sqft · 22% below area Est $860k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2,090 sq ft single-family two-story home, offering on the first floor; living room, half restroom (with space to make it a full bathroom), kitchen, huge dining room and garage for two cars, upstairs are the four bedrooms, two full bathrooms and master bedroom with balcony and walking closet. Centrally located to everything in LA, Sofi stadium is three miles away, USC is less than five miles away, perfect home for a family or Investors looking for opportunities to convert it into three units, plans are approved by the city and ready to issue permits. Don't let this potential opportunity go, call for more information or schedule an appointment.

Key facts

• Centrally located
• Walking closet
• Huge dining room

Tags

• HUGE DINING ROOM
• MASTER BEDROOM WITH BALCONY
• WALKING CLOSET
• CENTRALLY LOCATED
• APPROVED PLANS FOR THREE UNITS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $582k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (29.1% below list).
• Recommended offer: $479k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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-, crime F, cost of living 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.
• Zoned schools: Seventy-Fourth Street Elementary (362 students, 91% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 138 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $4,787/mo this rent would consume 80% of the median local household income ($72k/yr) (locally 3323% 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 $20k 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 96 days — a 9% lower offer ($614k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $84k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $555k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $478,693 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $860,123
• List price: $675,000
• Delta: -21.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 W 76th	0.25mi	4/2.0	2,145 (+3%)	1mo	$660,000	$308	79
7014 Haas Ave	0.13mi	5/3.0 (+1)	2,249 (+8%)	9mo	$965,000	$429	69
2035 W 71st	0.05mi	3/2.0 (-1)	1,790 (-14%)	5mo	$766,000	$428	61
2401 W 78th St	0.49mi	4/3.0	2,315 (+11%)	2mo	$680,000	$294	57
7040 Arlington	0.22mi	3/2.0 (-1)	1,785 (-15%)	1mo	$717,000	$402	56
7400 S Hobart	0.44mi	5/2.0 (+1)	1,948 (-7%)	5mo	$913,000	$469	55
2422 W 77th St	0.50mi	3/2.0 (-1)	1,866 (-11%)	5mo	$1,125,000	$603	46
7530 S Hobart Blvd	0.49mi	3/2.0 (-1)	1,827 (-13%)	3mo	$820,000	$449	45
2228 W 78th St	0.48mi	3/2.0 (-1)	1,793 (-14%)	3mo	$950,000	$530	43
7803 S Harvard Blvd	0.60mi	3/2.0 (-1)	1,884 (-10%)	5mo	$899,900	$478	42
1908 W 79th St	0.57mi	4/2.0	1,834 (-12%)	8mo	$770,000	$420	42
1850 W 80th St	0.64mi	3/2.0 (-1)	1,885 (-10%)	7mo	$975,000	$517	39

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.31×
• Total profit: $-130,776
• Equity at exit: $100,645

10-year hold

• IRR: -8.0%
• Equity multiple: 0.45×
• Total profit: $-104,255
• Equity at exit: $58,362

Cash invested: $189,000 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,787 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$489 /mo · $5,867/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $-528

Break-even live

Break-even rent $5,456

Max offer price $581,686

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-337	+0% $-528	+5% $-719	+10% $-910
Rent	-10% $-906	-5% $-717	+0% $-528	+5% $-339	+10% $-150
Rate	-1.0pp $-188	-0.5pp $-357	base $-528	+0.5pp $-703	+1.0pp $-881

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	45d	1	0.24mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	24d	1	0.24mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	17d	1	0.49mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	21d	1	0.50mi
6415 Madden Ave Los Angeles, CA	3.0	3.0	1500	$4,499	$3.00	21d	1	0.76mi
2916 W 79th St Inglewood, CA	3.0	1.5	1538	$4,050	$2.63	0d	1	0.80mi
3017 W 84th St Inglewood, CA	3.0	2.0	1422	$3,595	$2.53	21d	1	1.07mi
8724 Ruthelen St Los Angeles, CA	4.0	3.0	1793	$4,300	$2.40	26d	1	1.16mi
6015 Brynhurst Ave Los Angeles, CA	4.0	2.0	1902	$5,400	$2.84	45d	1	1.29mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	45d	1	1.32mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	45d	1	1.37mi
8906 S Harvard Blvd Los Angeles, CA	3.0	2.0	1500	$4,000	$2.67	45d	1	1.39mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	45d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $675,000 Active 96 DOM
2. 2026-06-18
   days on market $675,000 Active 93 DOM
3. 2026-06-17
   days on market $675,000 Active 92 DOM
4. 2026-06-16
   days on market $675,000 Active 91 DOM
5. 2026-06-15
   days on market $675,000 Active 90 DOM
6. 2026-06-13
   days on market $675,000 Active 88 DOM
7. 2026-06-09
   days on market $675,000 Active 84 DOM
8. 2026-06-08
   days on market $675,000 Active 83 DOM
9. 2026-06-07
   days on market $675,000 Active 82 DOM
10. 2026-06-04
    days on market $675,000 Active 79 DOM
11. 2026-06-03
    days on market $675,000 Active 78 DOM
12. 2026-06-02
    days on market $675,000 Active 77 DOM
13. 2026-06-01
    days on market $675,000 Active 76 DOM
14. 2026-05-31
    days on market $675,000 Active 75 DOM
15. 2026-05-08
    price $675,000 659-char remark

    Show marketing remark (659 chars)

    Spacious 2,090 sq ft single-family two-story home, offering on the first floor; living room, half restroom (with space to make it a full bathroom), kitchen, huge dining room and garage for two cars, upstairs are the four bedrooms, two full bathrooms and master bedroom with balcony and walking closet. Centrally located to everything in LA, Sofi stadium is three miles away, USC is less than five miles away, perfect home for a family or Investors looking for opportunities to convert it into three units, plans are approved by the city and ready to issue permits. Don't let this potential opportunity go, call for more information or schedule an appointment.

16. 2026-04-12
    price $719,000 659-char remark

    Show marketing remark (659 chars)

    Spacious 2,090 sq ft single-family two-story home, offering on the first floor; living room, half restroom (with space to make it a full bathroom), kitchen, huge dining room and garage for two cars, upstairs are the four bedrooms, two full bathrooms and master bedroom with balcony and walking closet. Centrally located to everything in LA, Sofi stadium is three miles away, USC is less than five miles away, perfect home for a family or Investors looking for opportunities to convert it into three units, plans are approved by the city and ready to issue permits. Don't let this potential opportunity go, call for more information or schedule an appointment.

17. 2026-03-17
    listed $759,000 Active 659-char remark

    Show marketing remark (659 chars)

    Spacious 2,090 sq ft single-family two-story home, offering on the first floor; living room, half restroom (with space to make it a full bathroom), kitchen, huge dining room and garage for two cars, upstairs are the four bedrooms, two full bathrooms and master bedroom with balcony and walking closet. Centrally located to everything in LA, Sofi stadium is three miles away, USC is less than five miles away, perfect home for a family or Investors looking for opportunities to convert it into three units, plans are approved by the city and ready to issue permits. Don't let this potential opportunity go, call for more information or schedule an appointment.

18. 2010-09-06
    historical
19. 2010-03-04
    listed $375,000 Active
20. 2006-10-08
    historical
21. 2006-02-06
    listed $499,000
22. 2004-08-04
    soldstatus $555,000
23. 2000-10-17
    soldstatus $100,000

ⓘ 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: $5,867 · $489/mo
• Projected year-2 tax: $5,867 · $489/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 6 d/yr ≥86°F today · 18 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: $57,443
• − Mortgage interest: −$37,810
• − Property taxes: −$5,867
• − Insurance: −$3,375
• − Repairs & maintenance: −$4,595
• − Management: −$4,595
• − Depreciation: −$19,636
• Taxable loss: −$18,436
• Est. tax savings @ 24.0%: +$4,425
• After-tax cash flow: $-1,914/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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 0.58)
• Race & ethnicity: Black 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 1%

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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

+575.0% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $675,000 CRMLS
• 2026-04-12 Price Changed $719,000 CRMLS
• 2026-03-17 Listed $759,000 CRMLS
• 2010-09-06 Listing Removed — CRMLS
• 2010-03-04 Listed $375,000 CRMLS
• 2006-10-08 Listing Removed — CRMLS
• 2006-02-06 Listed $499,000 CRMLS
• 2004-08-04 Sold (Public Records) $555,000 Public Records
• 2000-10-17 Sold (Public Records) $100,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $5,867 · +1.6% YoY. Source: county tax records.