145 N Toluca St #1 · Los Angeles, CA 90026

$1,249,000

40 bd · 35.0 ba · 5,291 sqft · MultiFamily · 73 Days on market

Built 1910 Fair condition 3,661 sqft lot $236/sqft · 14% below area Est $1445k · 14% under ↓ 16% since listing

---

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
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

RTI development opportunity in a prime Central Los Angeles location. This property comes with Ready-To-Issue plans for a 5-unit residential project, consisting of 4 units plus 1 Accessory Dwelling Unit (ADU). The approved plans include a 2-story building with basement, totaling approximately 5,291 square feet, designed with an efficient and desirable unit mix. The layout includes a combination of one- and multi-bedroom units, as well as a dedicated ADU, providing flexibility for rental income. Project features include: Roof deck and open space areas with 3 carport spaces and 1 enclosed garage and Modern configuration suitable for today's rental market! Located in an R4-zoned area (Central City West), the property is positioned near Echo Park, Silver Lake, and Downtown Los Angeles, with convenient access to major employment centers, transportation, and amenities. This is an ideal opportunity for developers or investors to move forward with construction without the time and uncertainty of the entitlement process. Plans and additional documentation available upon request.

Key facts

• Roof deck
• Ready-to-issue plans
• 2-story building

Tags

• READY-TO-ISSUE PLANS
• 5-UNIT RESIDENTIAL PROJECT
• ACCESSORY DWELLING UNIT
• 2-STORY BUILDING
• BASEMENT
• ROOF DECK

What this means for you Summary

Snapshot

• This is a 4×8bd/7.0ba + 1×1bd/1.0ba units multifamily listed at $1.25M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $981/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.25M).
• Recommended offer: $1.17M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (-0.0%/yr); 190 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 $17,136/mo this rent would consume 235% of the median local household income ($87k/yr) (locally 4974% 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 $9k of loan paydown is wiped out by about $37k 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 + 0.0% rent growth), your $350k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($1.17M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,174,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
11. 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.
12. 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $1,445,182
• List price: $1,249,000
• Delta: -13.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $60,106
• Equity at exit: $186,230

10-year hold

• IRR: 11.1%
• Equity multiple: 1.75×
• Total profit: $261,653
• Equity at exit: $107,991

Cash invested: $349,720 (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 90026

• Rents YoY: -0.0%
• Active inventory: 190
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $17,136 medium
• Mortgage (P&I): −$6,550
• Tax est. 1.5%: −$1,561 /mo · $18,735/yr
• Insurance: −$520
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,599
• Net cashflow: $4,906

Break-even live

Break-even rent $10,926

Max offer price $1,249,000

Occupancy floor 66%

Sensitivity live

Price	-10% $5,769	-5% $5,337	+0% $4,906	+5% $4,474	+10% $4,043
Rent	-10% $3,552	-5% $4,229	+0% $4,906	+5% $5,583	+10% $6,260
Rate	-1.0pp $5,535	-0.5pp $5,224	base $4,906	+0.5pp $4,582	+1.0pp $4,253

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

Units	Beds	Baths	Est. rent
▸ 4× units	8	7	$14,572
1× unit	1	1	$2,564
Total (5 units)			$17,136

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: $312,250
• Closing costs: $37,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1,249,000 Active 73 DOM
2. 2026-06-18
   days on market $1,249,000 Active 70 DOM
3. 2026-06-17
   days on market $1,249,000 Active 69 DOM
4. 2026-06-16
   days on market $1,249,000 Active 68 DOM
5. 2026-06-15
   days on market $1,249,000 Active 67 DOM
6. 2026-06-13
   days on market $1,249,000 Active 65 DOM
7. 2026-06-09
   days on market $1,249,000 Active 61 DOM
8. 2026-06-08
   price $1,249,000 Active 60 DOM
9. 2026-05-31
   days on market $1,049,000 Active 60 DOM
10. 2026-04-20
    price $1,095,000 1086-char remark

    Show marketing remark (1086 chars)

    RTI development opportunity in a prime Central Los Angeles location. This property comes with Ready-To-Issue plans for a 5-unit residential project, consisting of 4 units plus 1 Accessory Dwelling Unit (ADU). The approved plans include a 2-story building with basement, totaling approximately 5,291 square feet, designed with an efficient and desirable unit mix. The layout includes a combination of one- and multi-bedroom units, as well as a dedicated ADU, providing flexibility for rental income. Project features include: Roof deck and open space areas with 3 carport spaces and 1 enclosed garage and Modern configuration suitable for today's rental market! Located in an R4-zoned area (Central City West), the property is positioned near Echo Park, Silver Lake, and Downtown Los Angeles, with convenient access to major employment centers, transportation, and amenities. This is an ideal opportunity for developers or investors to move forward with construction without the time and uncertainty of the entitlement process. Plans and additional documentation available upon request.

11. 2026-04-06
    price $1,195,000 1086-char remark

    Show marketing remark (1086 chars)

    RTI development opportunity in a prime Central Los Angeles location. This property comes with Ready-To-Issue plans for a 5-unit residential project, consisting of 4 units plus 1 Accessory Dwelling Unit (ADU). The approved plans include a 2-story building with basement, totaling approximately 5,291 square feet, designed with an efficient and desirable unit mix. The layout includes a combination of one- and multi-bedroom units, as well as a dedicated ADU, providing flexibility for rental income. Project features include: Roof deck and open space areas with 3 carport spaces and 1 enclosed garage and Modern configuration suitable for today's rental market! Located in an R4-zoned area (Central City West), the property is positioned near Echo Park, Silver Lake, and Downtown Los Angeles, with convenient access to major employment centers, transportation, and amenities. This is an ideal opportunity for developers or investors to move forward with construction without the time and uncertainty of the entitlement process. Plans and additional documentation available upon request.

12. 2026-04-01
    listed $1,300,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    RTI development opportunity in a prime Central Los Angeles location. This property comes with Ready-To-Issue plans for a 5-unit residential project, consisting of 4 units plus 1 Accessory Dwelling Unit (ADU). The approved plans include a 2-story building with basement, totaling approximately 5,291 square feet, designed with an efficient and desirable unit mix. The layout includes a combination of one- and multi-bedroom units, as well as a dedicated ADU, providing flexibility for rental income. Project features include: Roof deck and open space areas with 3 carport spaces and 1 enclosed garage and Modern configuration suitable for today's rental market! Located in an R4-zoned area (Central City West), the property is positioned near Echo Park, Silver Lake, and Downtown Los Angeles, with convenient access to major employment centers, transportation, and amenities. This is an ideal opportunity for developers or investors to move forward with construction without the time and uncertainty of the entitlement process. Plans and additional documentation available upon request.

ⓘ 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 ≥93°F today · 19 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: $205,632
• − Mortgage interest: −$69,963
• − Property taxes: −$18,735
• − Insurance: −$6,245
• − Repairs & maintenance: −$16,451
• − Management: −$16,451
• − Depreciation: −$36,335
• Taxable income: $41,453
• Est. tax owed @ 24.0%: −$9,949
• After-tax cash flow: $48,922/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needs, primarily focusing on painting and flooring. Fresh paint and new flooring would significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Flooring — Flooring looks slightly worn

Value-add opportunities

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring — New flooring improves the home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Flooring · Flooring looks slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring — New flooring improves the home's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 62,692
• Household income: $87,334
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 4974.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 31% Asian 13% Two or more races 13% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 39% 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: ▼ -1087.70%
• Current HPI: 456.3465
• Rent YoY: ▬ -0.01%
• 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

-15.8% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $1,095,000 TheMLS
• 2026-04-06 Price Changed $1,195,000 TheMLS
• 2026-04-01 Listed $1,300,000 TheMLS