1816 S La Brea Ave · Los Angeles, CA 90019

$1,399,999

5 bd · 5.0 ba · 4,076 sqft · MultiFamily public records · 140 Days on market

Built 1924 7,252 sqft lot $343/sqft · 8% above area Est $1302k · 8% over

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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).

• Cash flow +16.6/30.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• ARV discount +4.1/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 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 and updated 5 Unit apartment building with rent at or near market rates. 4 units with 2BR/1BA and a studio in the rear with 3/4 bath and mini kitchen. Each unit has been updated and/or maintained with features such as stainless steel appliances, granite counter tops, wood flooring, recessed lighting, sconces, double pane windows and all the 2BR units have central AC/Heat and stackable washer/dryer! Outside of being a turn key investment it has potential for value-add improvement such as room for adding a second bathroom to the 2BR units and with a generous lot size there is plenty of room for a ADU adding a 5unit + 1.

Key facts

• Wood flooring
• Central ac
• Double pane windows

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• WOOD FLOORING
• RECESSED LIGHTING
• DOUBLE PANE WINDOWS
• CENTRAL AC

What this means for you Summary

Snapshot

• This is a 4×2.0bd/1.0ba + 1×1.0bd/0.75ba units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive. Per door: $143/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.31M (6.7% below list).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 206 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $13,065/mo this rent would consume 212% of the median local household income ($74k/yr) (locally 5272% 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 $10k of loan paydown is wiped out by about $42k 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 140 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $195k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,231,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.93% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,302,161
• List price: $1,399,999
• Delta: 7.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1357 S Cloverdale Ave	0.58mi	6/4.0 (+1)	4,006 (-2%)	7mo	$1,675,000	$418	56
1936 S West View St	0.24mi	6/6.0 (+1)	3,875 (-5%)	22mo	$875,000	$226	53
4522 Saint Elmo Dr	0.53mi	4/4.0 (-1)	3,838 (-6%)	5mo	$1,105,000	$288	52
1274 S Redondo Blvd	0.61mi	6/4.0 (+1)	3,841 (-6%)	5mo	$1,575,000	$410	48
2113 S Orange Dr	0.34mi	6/5.0 (+1)	3,653 (-10%)	20mo	$1,610,000	$441	45
1284 S Citrus Ave	0.64mi	6/4.0 (+1)	4,237 (+4%)	13mo	$1,110,000	$262	43
4506 W 16th Pl	0.72mi	4/4.0 (-1)	4,080 (+0%)	22mo	$1,000,000	$245	39
1349 Meadowbrook Ave	0.55mi	6/4.0 (+1)	3,552 (-13%)	9mo	$1,925,000	$542	36
1327 S Burnside	0.70mi	6/3.0 (+1)	3,522 (-14%)	6mo	$1,700,000	$483	26

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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-219,470
• Equity at exit: $208,744

10-year hold

• IRR: -14.4%
• Equity multiple: 0.29×
• Total profit: $-279,831
• Equity at exit: $121,046

Cash invested: $392,000 (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 90019

• Rents YoY: -0.5%
• Active inventory: 206
• Price-to-rent: 44.0×

Monthly cashflow live

• Estimated rent: $13,065 high
• Mortgage (P&I): −$7,342
• Tax from tax record: −$1,559 /mo · $18,711/yr
• Insurance: −$583
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,744
• Net cashflow: $715

Break-even live

Break-even rent $12,160

Max offer price $1,399,999

Occupancy floor 90%

Sensitivity live

Price	-10% $1,507	-5% $1,111	+0% $715	+5% $319	+10% $-78
Rent	-10% $-317	-5% $199	+0% $715	+5% $1,231	+10% $1,747
Rate	-1.0pp $1,420	-0.5pp $1,071	base $715	+0.5pp $352	+1.0pp $-17

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1	$10,604
1× unit	1.0	0.75	$2,460
Total (5 units)			$13,065

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5558 Edgewood Pl Los Angeles, CA	6.0	8.0	4537	$19,500	$4.30	44d	1	0.93mi
1155 S Rimpau Blvd Los Angeles, CA	4.0	4.0	2802	$10,000	$3.57	16d	1	1.01mi
1620 S Victoria Ave Los Angeles, CA	5.0	5.0	4038	$7,850	$1.94	44d	1	1.01mi
956 S Longwood Ave Los Angeles, CA	4.0	4.0	3034	$20,000	$6.59	44d	1	1.17mi
1631 S Point View St Los Angeles, CA	5.0	3.5	3162	$9,750	$3.08	4d	1	1.46mi
2404 5th Ave Los Angeles, CA	4.0	2.0	4636	$4,100	$0.88	44d	1	1.50mi

Listing history 41 events

1. 2026-06-21
   days on market $1,399,999 Active 140 DOM
2. 2026-06-18
   days on market $1,399,999 Active 137 DOM
3. 2026-06-17
   days on market $1,399,999 Active 136 DOM
4. 2026-06-16
   days on market $1,399,999 Active 135 DOM
5. 2026-06-15
   days on market $1,399,999 Active 134 DOM
6. 2026-06-13
   days on market $1,399,999 Active 132 DOM
7. 2026-06-09
   days on market $1,399,999 Active 128 DOM
8. 2026-06-08
   days on market $1,399,999 Active 127 DOM
9. 2026-06-07
   days on market $1,399,999 Active 126 DOM
10. 2026-06-04
    pricedays on market $1,399,999 Active 123 DOM
11. 2026-06-03
    days on market $1,450,000 Active 122 DOM
12. 2026-06-02
    days on market $1,450,000 Active 121 DOM
13. 2026-06-01
    days on market $1,450,000 Active 120 DOM
14. 2026-05-31
    days on market $1,450,000 Active 119 DOM
15. 2026-05-08
    price $1,450,000 641-char remark

    Show marketing remark (641 chars)

    Well maintained and updated 5 Unit apartment building with rent at or near market rates. 4 units with 2BR/1BA and a studio in the rear with 3/4 bath and mini kitchen. Each unit has been updated and/or maintained with features such as stainless steel appliances, granite counter tops, wood flooring, recessed lighting, sconces, double pane windows and all the 2BR units have central AC/Heat and stackable washer/dryer! Outside of being a turn key investment it has potential for value-add improvement such as room for adding a second bathroom to the 2BR units and with a generous lot size there is plenty of room for a ADU adding a 5unit + 1.

16. 2026-04-21
    price $1,500,000 641-char remark

    Show marketing remark (641 chars)

    Well maintained and updated 5 Unit apartment building with rent at or near market rates. 4 units with 2BR/1BA and a studio in the rear with 3/4 bath and mini kitchen. Each unit has been updated and/or maintained with features such as stainless steel appliances, granite counter tops, wood flooring, recessed lighting, sconces, double pane windows and all the 2BR units have central AC/Heat and stackable washer/dryer! Outside of being a turn key investment it has potential for value-add improvement such as room for adding a second bathroom to the 2BR units and with a generous lot size there is plenty of room for a ADU adding a 5unit + 1.

17. 2026-03-16
    price $1,550,000 641-char remark

    Show marketing remark (641 chars)

    Well maintained and updated 5 Unit apartment building with rent at or near market rates. 4 units with 2BR/1BA and a studio in the rear with 3/4 bath and mini kitchen. Each unit has been updated and/or maintained with features such as stainless steel appliances, granite counter tops, wood flooring, recessed lighting, sconces, double pane windows and all the 2BR units have central AC/Heat and stackable washer/dryer! Outside of being a turn key investment it has potential for value-add improvement such as room for adding a second bathroom to the 2BR units and with a generous lot size there is plenty of room for a ADU adding a 5unit + 1.

18. 2026-02-01
    listed $1,595,000 Active 641-char remark

    Show marketing remark (641 chars)

    Well maintained and updated 5 Unit apartment building with rent at or near market rates. 4 units with 2BR/1BA and a studio in the rear with 3/4 bath and mini kitchen. Each unit has been updated and/or maintained with features such as stainless steel appliances, granite counter tops, wood flooring, recessed lighting, sconces, double pane windows and all the 2BR units have central AC/Heat and stackable washer/dryer! Outside of being a turn key investment it has potential for value-add improvement such as room for adding a second bathroom to the 2BR units and with a generous lot size there is plenty of room for a ADU adding a 5unit + 1.

19. 2025-06-23
    price
20. 2025-03-22
    listed Active
21. 2019-03-07
    historical Canceled
22. 2019-03-07
    historical
23. 2018-10-16
    listed Active
24. 2018-10-16
    listed $1,690,000
25. 2015-07-30
    historical
26. 2015-07-29
    soldstatus $1,250,000 Closed Sale
27. 2015-07-29
    soldstatus $1,250,000
28. 2015-07-29
    soldstatus $1,250,000
29. 2015-07-23
    status Pending Sale
30. 2015-05-15
    price $1,275,000
31. 2015-02-17
    listed $1,300,000 Active
32. 2015-02-17
    listed $1,275,000
33. 2002-04-12
    historical
34. 2002-01-11
    listed
35. 2001-12-15
    historical
36. 2001-09-14
    listed
37. 2000-06-30
    historical
38. 2000-03-08
    historical
39. 1999-04-14
    listed
40. 1999-04-14
    listed $299,000
41. 1974-12-31
    soldstatus $25,000

ⓘ 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: $18,711 · $1,559/mo
• Projected year-2 tax: $18,711 · $1,559/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 7/10 Severe FEMA zone AO · 99% 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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $156,780
• − Mortgage interest: −$78,422
• − Property taxes: −$18,711
• − Insurance: −$8,467
• − Repairs & maintenance: −$12,542
• − Management: −$12,542
• − Depreciation: −$40,727
• Taxable loss: −$14,632
• Est. tax savings @ 24.0%: +$3,512
• After-tax cash flow: $12,089/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): 59,548
• Household income: $73,934
• Rent vs Own: 76.2% rent · 23.8% own
• Severe rent burden: 5272.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% White 18% Black 17% Asian 17% Two or more races 13%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 45% English-only · Spanish 38% Korean 10% Tagalog/Filipino 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: ▼ -1477.82%
• Current HPI: 425.5427
• Rent YoY: ▼ -0.50%
• 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

+5700.0% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $1,450,000 TheMLS
• 2026-04-21 Price Changed $1,500,000 TheMLS
• 2026-03-16 Price Changed $1,550,000 TheMLS
• 2026-02-01 Listed $1,595,000 TheMLS
• 2025-06-23 Price Changed — TheMLS
• 2025-03-22 Listed — TheMLS
• 2019-03-07 Listing Removed — SDMLS
• 2019-03-07 Delisted — TheMLS
• 2018-10-16 Listed $1,690,000 SDMLS
• 2018-10-16 Listed — TheMLS
• 2015-07-30 Listing Removed — CRMLS
• 2015-07-29 Sold (Public Records) $1,250,000 Public Records
• 2015-07-29 Sold (MLS) $1,250,000 SDMLS
• 2015-07-29 Sold (MLS) $1,250,000 CRMLS
• 2015-07-23 Pending — CRMLS
• 2015-05-15 Price Changed $1,275,000 CRMLS
• 2015-02-17 Listed $1,275,000 SDMLS
• 2015-02-17 Listed $1,300,000 CRMLS
• 2002-04-12 Delisted — TheMLS
• 2002-01-11 Listed — TheMLS
• 2001-12-15 Delisted — TheMLS
• 2001-09-14 Listed — TheMLS
• 2000-06-30 Listing Removed — SDMLS
• 2000-03-08 Delisted — TheMLS
• 1999-04-14 Listed $299,000 SDMLS
• 1999-04-14 Listed — TheMLS
• 1974-12-31 Sold (Public Records) $25,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $18,711 · +1.2% YoY. Source: county tax records.