1858 W 77th · Los Angeles, CA 90047

$650,000

3 bd · 3.0 ba · 2,218 sqft · SingleFamily public records · 62 Days on market

Built 1925 6,708 sqft lot $293/sqft · 27% below area Est $894k · 27% under ↓ 13% since listing

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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 +9.5/30.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Welcome to 1858 W 77th St, Los Angeles, CA 90047! This charming single-family home is nestled in the heart of South Los Angeles, offering a perfect blend of comfort and convenience. Step inside to discover a spacious living area filled with natural light, ideal for relaxing or entertaining guests and a second spacious living area to relax in front of the warm fireplace. With multiple bedrooms and bathrooms, this home is ready to accommodate your lifestyle. The property also offers a driveway and a detached 2-car garage.

Key facts

• 6,708 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $570k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $423k (34.9% below list).
• Recommended offer: $423k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 rising fast (+5.5%/yr); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,230/mo this rent would consume 71% 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 $4k 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 62 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1925 — 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 $423,038 (34.9% 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 62 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.65% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 12.8

CMA / ARV

• ARV (median comp): $894,471
• List price: $650,000
• Delta: -27.33%
• 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	0.23mi	4/2.0 (+1)	2,145 (-3%)	1mo	$660,000	$308	74
1817 W 77th St	0.08mi	4/2.0 (+1)	2,106 (-5%)	13mo	$750,000	$356	68
2401 W 78th St	0.52mi	4/3.0 (+1)	2,315 (+4%)	2mo	$680,000	$294	62
1858 W 78th St	0.06mi	4/3.0 (+1)	2,022 (-9%)	20mo	$1,005,000	$497	61
1961 W 84th	0.48mi	3/2.5	2,052 (-8%)	3mo	$800,000	$390	61
8101 S Mariposa Ave	0.73mi	3/3.0	2,113 (-5%)	3mo	$923,000	$437	55
2207 W 78th St	0.41mi	4/4.0 (+1)	2,352 (+6%)	10mo	$1,010,000	$429	54
1850 W 80th St	0.25mi	3/2.0	1,885 (-15%)	7mo	$975,000	$517	54
2047 W Florence Ave	0.43mi	4/3.0 (+1)	2,090 (-6%)	15mo	$689,000	$330	53
2138 W Florence Ave	0.46mi	3/1.5	2,316 (+4%)	16mo	$800,000	$345	52
1851 W 84th Pl	0.53mi	4/2.0 (+1)	1,968 (-11%)	18mo	$790,000	$401	33
7047 3rd Ave	0.68mi	4/3.0 (+1)	1,926 (-13%)	10mo	$900,000	$467	32

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: -19.0%
• Equity multiple: 0.32×
• Total profit: $-123,424
• Equity at exit: $96,917

10-year hold

• IRR: -7.9%
• Equity multiple: 0.46×
• Total profit: $-98,583
• Equity at exit: $56,200

Cash invested: $182,000 (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: 12.8×

Monthly cashflow live

• Estimated rent: $4,230 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $-450

Break-even live

Break-even rent $4,800

Max offer price $570,450

Occupancy floor —

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	19d	1	0.21mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	15d	1	0.43mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	44d	1	0.62mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	22d	1	0.62mi
8724 Ruthelen St Los Angeles, CA	4.0	3.0	1793	$4,300	$2.40	24d	1	0.81mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	44d	1	0.99mi
8906 S Harvard Blvd Los Angeles, CA	3.0	2.0	1500	$4,000	$2.67	44d	1	0.99mi
3017 W 84th St Inglewood, CA	3.0	2.0	1422	$3,595	$2.53	19d	1	1.01mi
6415 Madden Ave Los Angeles, CA	3.0	3.0	1500	$4,499	$3.00	19d	1	1.15mi
1310 W 89th St Unit 1310 Los Angeles, CA	2.0	1.0	1480	$2,400	$1.62	44d	1	1.16mi
1310 W 89th St Unit 1310-5 Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	12d	1	1.16mi
1310 W 89th St Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	18d	1	1.17mi
6407 11th Ave Los Angeles, CA	2.0	1.0	2764	$2,250	$0.81	24d	1	1.34mi
709 W 80th St Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	44d	1	1.46mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	17d	1	1.47mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	17d	1	1.47mi
707 W 80th St Unit 80709BE Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	17d	1	1.47mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	44d	1	1.47mi
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $650,000 Active 62 DOM
2. 2026-06-17
   days on market $650,000 Active 61 DOM
3. 2026-06-16
   days on market $650,000 Active 60 DOM
4. 2026-06-15
   days on market $650,000 Active 59 DOM
5. 2026-06-13
   days on market $650,000 Active 57 DOM
6. 2026-06-09
   days on market $650,000 Active 53 DOM
7. 2026-06-08
   days on market $650,000 Active 52 DOM
8. 2026-06-07
   days on market $650,000 Active 51 DOM
9. 2026-06-04
   days on market $650,000 Active 48 DOM
10. 2026-06-03
    days on market $650,000 Active 47 DOM
11. 2026-06-02
    days on market $650,000 Active 46 DOM
12. 2026-06-01
    days on market $650,000 Active 45 DOM
13. 2026-05-31
    days on market $650,000 Active 44 DOM
14. 2026-04-17
    listed $650,000 Active 548-char remark

    Show marketing remark (548 chars)

    Calling all investors! Welcome to 1858 W 77th St, Los Angeles, CA 90047! This charming single-family home is nestled in the heart of South Los Angeles, offering a perfect blend of comfort and convenience. Step inside to discover a spacious living area filled with natural light, ideal for relaxing or entertaining guests and a second spacious living area to relax in front of the warm fireplace. With multiple bedrooms and bathrooms, this home is ready to accommodate your lifestyle. The property also offers a driveway and a detached 2-car garage.

15. 2025-10-21
    soldstatus $875,000
16. 2025-07-26
    historical
17. 2025-05-26
    listed $750,000 Active
18. 2025-05-09
    historical

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $4,940 · $412/mo
• Expected delta: +$3,586/yr (+$299/mo · 264.9%)

ⓘ 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 ≥86°F today · 19 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: $50,765
• − Mortgage interest: −$36,410
• − Property taxes: −$1,354
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,061
• − Management: −$4,061
• − Depreciation: −$18,909
• Taxable loss: −$17,281
• Est. tax savings @ 24.0%: +$4,147
• After-tax cash flow: $-1,256/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

-13.3% since first listed

5 events — show timeline

• 2026-04-17 Listed $650,000 CRMLS
• 2025-10-21 Sold (Public Records) $875,000 Public Records
• 2025-07-26 Listing Removed — CRMLS
• 2025-05-26 Listed $750,000 CRMLS
• 2025-05-09 Coming Soon — CRMLS

Property tax history

+2.5%/yr

Latest (2025): $1,354 · +3.7% YoY. Source: county tax records.