829 E Century · Los Angeles, CA 90002

$599,900

3 bd · 3.0 ba · 1,320 sqft · MultiFamily public records · 191 Days on market

Built 1948 4,201 sqft lot $454/sqft · 36% above area Est $785k · 24% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

ONE OF THE LOWEST PRICED 3 UNITS INCOME PROPERTY CONSISTING OF 1 BEDROOM, 1 BATHROOM, AND 1 CAR GARAGE EACH UNIT, FOR ONLY $ 599,900. LIVING AREA IS A COMBINED 1320 SQUARE FEET ON A DECENT SIZED LOT OF 4201 SQUARE FEET. ALL THREE UNITS ARE RENTED AND OCCUPIED BY THE TENANTS. PROPERTY HAS BEEN WELL TAKEN CARE OF AND UPGRADED PERIODICALLY. NEW ROOF WAS INSTALLED IN 2017, NEW WINDOWS WERE INSTALLED IN 2015, NEW STUCCO WAS COMPLETED IN 2017, AND FRONT DOOR AND SCREEN DOOR WERE INSTALLED IN 2018. ALL THREE UNITS UPGRADED AND WELL-KEPT FOR ONLY $ 599.900! WILL NOT LAST AT THIS AMAZING PRICE, JUMP ON IT BEFORE IT IS GONE!

Key facts

• 4,201 sq ft lot
• 3 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $471/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $528k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $6,578/mo this rent would consume 134% of the median local household income ($59k/yr) (locally 2997% 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 $18k 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 191 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $165k; list at $600k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $527,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.10% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $785,369
• List price: $599,900
• Delta: -23.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10443 E Zamora Ave	0.56mi	4/3.0 (+1)	1,413 (+7%)	0mo	$1,000,000	$708	57
755 E 106th St	0.40mi	3/2.0	1,297 (-2%)	22mo	$640,000	$493	56
1235 E 99th St	0.41mi	3/2.0	1,171 (-11%)	13mo	$690,000	$589	47
629 E 109th Pl	0.69mi	4/2.0 (+1)	1,309 (-1%)	14mo	$750,000	$573	46
1154 E 106th St E	0.50mi	3/2.0	1,197 (-9%)	14mo	$530,000	$443	45
936 E 91st St	0.54mi	3/2.0	1,218 (-8%)	22mo	$660,000	$542	40
919 E 92nd St	0.51mi	4/2.0 (+1)	1,178 (-11%)	19mo	$600,000	$509	33
155 E Colden Ave	0.74mi	3/2.0	1,427 (+8%)	23mo	$650,000	$456	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-7,409
• Equity at exit: $89,447

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $108,840
• Equity at exit: $51,868

Cash invested: $167,972 (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 90002

• Active inventory: 73
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $6,578 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$389 /mo · $4,666/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,381
• Net cashflow: $1,412

Break-even live

Break-even rent $4,791

Max offer price $599,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,751	-5% $1,582	+0% $1,412	+5% $1,242	+10% $1,072
Rent	-10% $892	-5% $1,152	+0% $1,412	+5% $1,672	+10% $1,932
Rate	-1.0pp $1,714	-0.5pp $1,564	base $1,412	+0.5pp $1,256	+1.0pp $1,098

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,579
Total (3 units)			$6,578

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 E 101st St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	44d	1	0.46mi
10524 S Avalon Blvd Unit 10524 Los Angeles, CA	4.0	2.0	1200	$2,695	$2.25	44d	1	0.48mi
417 E 105th St Los Angeles, CA	4.0	2.0	1600	$3,900	$2.44	5d	1	0.51mi
10527 Pace Ave Los Angeles, CA	3.0	1.0	992	$3,400	$3.43	44d	1	0.56mi
10218 S San Pedro St Los Angeles, CA	3.0	3.0	1284	$2,950	$2.30	8d	1	0.57mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	44d	1	0.57mi
439 E 107th St Los Angeles, CA	4.0	3.0	1643	$3,850	$2.34	8d	1	0.57mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	44d	1	0.58mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	44d	1	0.58mi
831 E 109th St Unit A Los Angeles, CA	4.0	3.0	1588	$3,500	$2.20	44d	1	0.59mi
245 E 102nd St Los Angeles, CA	3.0	2.0	1074	$2,900	$2.70	44d	1	0.60mi
234 E 99th St Los Angeles, CA	4.0	2.0	1275	$3,850	$3.02	44d	1	0.60mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	44d	1	0.65mi
218 E 95th St Unit 1/2 Los Angeles, CA	3.0	2.0	991	$3,350	$3.38	44d	1	0.69mi
10972 McKinley Ave Unit 1/4 Los Angeles, CA	3.0	2.0	1050	$3,500	$3.33	14d	1	0.70mi
10962 Avalon Blvd Los Angeles, CA	4.0	3.0	1500	$3,300	$2.20	14d	1	0.74mi
10960 Avalon Blvd #10962 Los Angeles, CA	4.0	3.0	1500	$3,300	$2.20	18d	1	0.74mi
151 E 95th St Los Angeles, CA	2.0	1.0	1050	$2,800	$2.67	44d	1	0.75mi
130 E Colden Ave Unit 1 Los Angeles, CA	2.0	1.0	890	$2,650	$2.98	5d	1	0.75mi
146 E 104th St Los Angeles, CA	3.0	1.0	1100	$3,452	$3.14	8d	1	0.76mi
130 E 95th St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	21d	1	0.78mi
109 E 95th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,887	$2.89	44d	1	0.82mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	44d	1	0.82mi
121 W Century Blvd Los Angeles, CA	4.0	2.0	1275	$3,885	$3.05	44d	1	0.85mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	11d	1	0.86mi
10616 S Main St Los Angeles, CA	3.0	2.0	1450	$3,395	$2.34	8d	1	0.89mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	14d	1	0.89mi
8715 Hooper Ave Unit 87195 Los Angeles, CA	3.0	2.0	1050	$3,490	$3.32	44d	1	0.94mi
649 E 87th St Los Angeles, CA	4.0	2.0	980	$3,800	$3.88	22d	1	0.95mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	5d	1	0.95mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	22d	1	0.97mi
632 E 113th St Los Angeles, CA	4.0	2.0	1126	$3,750	$3.33	44d	1	1.01mi
206 W 105th St Los Angeles, CA	4.0	3.0	1771	$3,750	$2.12	44d	1	1.01mi
118 W 109th St Unit 3/4 Los Angeles, CA	3.0	2.0	1000	$2,850	$2.85	25d	1	1.04mi
10422 1/2 Graham Ave Unit Graham(10422 1/2) Watts, CA	3.0	3.0	1250	$3,100	$2.48	44d	1	1.07mi
636 E Imperial Hwy Los Angeles, CA	3.0	2.0	1100	$3,250	$2.95	44d	1	1.07mi
9715 S Broadway Unit 1 Los Angeles, CA	3.0	1.0	950	$2,990	$3.15	44d	1	1.08mi
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	44d	1	1.09mi
1101 E 115th St Los Angeles, CA	3.0	1.0	968	$2,995	$3.09	44d	1	1.10mi
676 E 115th St Los Angeles, CA	2.0	1.0	1050	$2,600	$2.48	44d	1	1.11mi

Listing history 34 events

1. 2026-06-18
   days on market $599,900 Active 191 DOM
2. 2026-06-17
   days on market $599,900 Active 190 DOM
3. 2026-06-16
   days on market $599,900 Active 189 DOM
4. 2026-06-15
   days on market $599,900 Active 188 DOM
5. 2026-06-13
   days on market $599,900 Active 186 DOM
6. 2026-06-09
   days on market $599,900 Active 182 DOM
7. 2026-06-08
   days on market $599,900 Active 181 DOM
8. 2026-06-07
   days on market $599,900 Active 180 DOM
9. 2026-06-04
   days on market $599,900 Active 177 DOM
10. 2026-06-03
    days on market $599,900 Active 176 DOM
11. 2026-06-02
    days on market $599,900 Active 175 DOM
12. 2026-06-01
    days on market $599,900 Active 174 DOM
13. 2026-05-31
    days on market $599,900 Active 173 DOM
14. 2025-12-09
    listed $599,900 Active 622-char remark

    Show marketing remark (622 chars)

    ONE OF THE LOWEST PRICED 3 UNITS INCOME PROPERTY CONSISTING OF 1 BEDROOM, 1 BATHROOM, AND 1 CAR GARAGE EACH UNIT, FOR ONLY $ 599,900. LIVING AREA IS A COMBINED 1320 SQUARE FEET ON A DECENT SIZED LOT OF 4201 SQUARE FEET. ALL THREE UNITS ARE RENTED AND OCCUPIED BY THE TENANTS. PROPERTY HAS BEEN WELL TAKEN CARE OF AND UPGRADED PERIODICALLY. NEW ROOF WAS INSTALLED IN 2017, NEW WINDOWS WERE INSTALLED IN 2015, NEW STUCCO WAS COMPLETED IN 2017, AND FRONT DOOR AND SCREEN DOOR WERE INSTALLED IN 2018. ALL THREE UNITS UPGRADED AND WELL-KEPT FOR ONLY $ 599.900! WILL NOT LAST AT THIS AMAZING PRICE, JUMP ON IT BEFORE IT IS GONE!

15. 2025-09-30
    historical
16. 2024-12-30
    price $599,900
17. 2024-06-15
    price $629,900
18. 2023-07-18
    listed $649,900 Active
19. 2023-07-18
    historical
20. 2023-07-12
    status Active
21. 2023-06-30
    historical
22. 2022-10-22
    price $649,900
23. 2022-09-03
    price $699,900
24. 2022-08-02
    price $749,900
25. 2022-07-06
    price $799,900
26. 2022-06-28
    listed $849,900 Active
27. 2019-10-25
    historical
28. 2019-10-25
    historical
29. 2019-04-17
    listed $499,900 Active
30. 2019-04-17
    listed $499,900
31. 2014-01-31
    soldstatus $165,000
32. 2013-12-21
    soldstatus $210,000 Closed
33. 2013-11-22
    status Pending
34. 2013-09-09
    listed $200,000 Active

ⓘ 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: $4,666 · $389/mo
• Projected year-2 tax: $4,666 · $389/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 7 d/yr ≥90°F today · 22 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: $78,936
• − Mortgage interest: −$33,604
• − Property taxes: −$4,666
• − Insurance: −$3,000
• − Repairs & maintenance: −$6,315
• − Management: −$6,315
• − Depreciation: −$17,452
• Taxable income: $7,585
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $15,122/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): 52,122
• Household income: $59,021
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 2997.0

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: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 23% Black 15% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Foreign-born: 36% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -698.86%
• Current HPI: 478.4773
• Rent YoY: —
• 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

+200.0% since first listed

21 events — show timeline

• 2025-12-09 Listed $599,900 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2024-12-30 Price Changed $599,900 CRMLS
• 2024-06-15 Price Changed $629,900 CRMLS
• 2023-07-18 Listing Removed — CRMLS
• 2023-07-18 Listed $649,900 CRMLS
• 2023-07-12 Relisted — CRMLS
• 2023-06-30 Listing Removed — CRMLS
• 2022-10-22 Price Changed $649,900 CRMLS
• 2022-09-03 Price Changed $699,900 CRMLS
• 2022-08-02 Price Changed $749,900 CRMLS
• 2022-07-06 Price Changed $799,900 CRMLS
• 2022-06-28 Listed $849,900 CRMLS
• 2019-10-25 Listing Removed — SDMLS
• 2019-10-25 Listing Removed — CRMLS
• 2019-04-17 Listed $499,900 SDMLS
• 2019-04-17 Listed $499,900 CRMLS
• 2014-01-31 Sold (Public Records) $165,000 Public Records
• 2013-12-21 Sold (MLS) $210,000 CRMLS
• 2013-11-22 Pending — CRMLS
• 2013-09-09 Listed $200,000 CRMLS

Property tax history

+10.3%/yr

Latest (2025): $4,666 · +1.3% YoY. Source: county tax records.