9318 S Western · Los Angeles, CA 90047

$800,000

4 bd · 6.0 ba · 6,268 sqft · MultiFamily · 43 Days on market

Built 1947 Fair condition 6,001 sqft lot $128/sqft · 48% below area Est $1547k · 48% under ↓ 41% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Located in a high-demand area near a major stadium, entertainment venues, shopping, dining, and next to freeways. Attractive appeal for both business tenants and residents. A rare opportunity for investors seeking upside potential in a growing location. Prime mixed-use investment opportunity featuring 2 street-front commercial storefronts and 4 spacious one-bedroom residential units. The four-car garage may offer potential for future ADU conversion or additional income opportunities. This versatile property offers multiple income streams with commercial spaces ideal for office, retail, service-based businesses, studio use, or boutique concepts, plus residential units that may be ideal for short-term rentals, Airbnb, corporate housing, traveling professionals, recovery housing, transitional living, or furnished extended stays (buyer to verify all local ordinances, licensing, and permit requirements).

Key facts

• Major stadium
• Four-car garage
• High-demand area

Tags

• HIGH-DEMAND AREA
• MAJOR STADIUM
• MIXED-USE INVESTMENT
• FOUR-CAR GARAGE
• ADU CONVERSION
• MULTIPLE INCOME STREAMS

What this means for you Summary

Snapshot

• This is a 4-bed/6.0-bath multifamily listed at $800k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $800k).
• Recommended offer: $776k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,091/mo this rent would consume 152% 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 $6k of loan paydown is wiped out by about $24k 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 + 5.5% rent growth), your $224k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $776,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,546,572
• List price: $800,000
• Delta: -48.27%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-666
• Equity at exit: $119,283

10-year hold

• IRR: 12.0%
• Equity multiple: 2.06×
• Total profit: $237,237
• Equity at exit: $69,169

Cash invested: $224,000 (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: 29.3×

Monthly cashflow live

• Estimated rent: $9,091 high
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $12,000/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,909
• Net cashflow: $1,653

Break-even live

Break-even rent $6,998

Max offer price $800,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,092
Total (4 units)			$9,091

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 W 84th Pl #1 Inglewood, CA	3.0	2.0	4628	$3,700	$0.80	43d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $800,000 Active 43 DOM
2. 2026-06-17
   days on market $800,000 Active 42 DOM
3. 2026-06-16
   days on market $800,000 Active 41 DOM
4. 2026-06-15
   days on market $800,000 Active 40 DOM
5. 2026-06-13
   days on market $800,000 Active 38 DOM
6. 2026-06-09
   days on market $800,000 Active 34 DOM
7. 2026-06-08
   days on market $800,000 Active 33 DOM
8. 2026-06-07
   statusdays on market $800,000 Active 32 DOM
9. 2026-06-04
   days on market $800,000 Active Under Contract 29 DOM
10. 2026-06-03
    days on market $800,000 Active Under Contract 28 DOM
11. 2026-06-02
    days on market $800,000 Active Under Contract 27 DOM
12. 2026-06-01
    days on market $800,000 Active Under Contract 26 DOM
13. 2026-05-31
    days on market $800,000 Active Under Contract 25 DOM
14. 2026-05-20
    historical Active Under Contract 912-char remark

    Show marketing remark (912 chars)

    Located in a high-demand area near a major stadium, entertainment venues, shopping, dining, and next to freeways. Attractive appeal for both business tenants and residents. A rare opportunity for investors seeking upside potential in a growing location. Prime mixed-use investment opportunity featuring 2 street-front commercial storefronts and 4 spacious one-bedroom residential units. The four-car garage may offer potential for future ADU conversion or additional income opportunities. This versatile property offers multiple income streams with commercial spaces ideal for office, retail, service-based businesses, studio use, or boutique concepts, plus residential units that may be ideal for short-term rentals, Airbnb, corporate housing, traveling professionals, recovery housing, transitional living, or furnished extended stays (buyer to verify all local ordinances, licensing, and permit requirements).

15. 2026-05-12
    status Pending Sale 912-char remark

    Show marketing remark (912 chars)

    Located in a high-demand area near a major stadium, entertainment venues, shopping, dining, and next to freeways. Attractive appeal for both business tenants and residents. A rare opportunity for investors seeking upside potential in a growing location. Prime mixed-use investment opportunity featuring 2 street-front commercial storefronts and 4 spacious one-bedroom residential units. The four-car garage may offer potential for future ADU conversion or additional income opportunities. This versatile property offers multiple income streams with commercial spaces ideal for office, retail, service-based businesses, studio use, or boutique concepts, plus residential units that may be ideal for short-term rentals, Airbnb, corporate housing, traveling professionals, recovery housing, transitional living, or furnished extended stays (buyer to verify all local ordinances, licensing, and permit requirements).

16. 2026-04-27
    listed $800,000 Active 912-char remark

    Show marketing remark (912 chars)

    Located in a high-demand area near a major stadium, entertainment venues, shopping, dining, and next to freeways. Attractive appeal for both business tenants and residents. A rare opportunity for investors seeking upside potential in a growing location. Prime mixed-use investment opportunity featuring 2 street-front commercial storefronts and 4 spacious one-bedroom residential units. The four-car garage may offer potential for future ADU conversion or additional income opportunities. This versatile property offers multiple income streams with commercial spaces ideal for office, retail, service-based businesses, studio use, or boutique concepts, plus residential units that may be ideal for short-term rentals, Airbnb, corporate housing, traveling professionals, recovery housing, transitional living, or furnished extended stays (buyer to verify all local ordinances, licensing, and permit requirements).

17. 2025-08-26
    historical
18. 2025-05-28
    price $1,040,000
19. 2025-04-28
    price $1,050,000
20. 2025-02-12
    price $1,095,000
21. 2024-10-03
    listed $1,100,000 Active
22. 2024-09-10
    historical
23. 2024-05-01
    price $1,100,000
24. 2024-03-20
    listed $1,350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $109,092
• − Mortgage interest: −$44,812
• − Property taxes: −$12,000
• − Insurance: −$4,000
• − Repairs & maintenance: −$8,727
• − Management: −$8,727
• − Depreciation: −$23,273
• Taxable income: $7,552
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $18,027/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 · 9 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, but presents a rare opportunity for investors in a high-demand area. Upgrades to the exterior, roof, and HVAC system would significantly increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Aged and possibly leaking
• Major flooring — Concrete floors need resurfacing
• Major interior walls/paint — Paint needs repainting

Value-add opportunities

• Both exterior painting — Enhances curb appeal and property value
• Both roof replacement — Fixes major issue and extends property lifespan
• Both floor resurfacing — Improves living conditions and property value
• Both HVAC system upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged and possibly leaking	Major	$15,000–50,000
flooring · Concrete floors need resurfacing	Major	$15,000–50,000
interior walls/paint · Paint needs repainting	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and property value ↑
• Both roof replacement — Fixes major issue and extends property lifespan ↑
• Both floor resurfacing — Improves living conditions and property value ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑

ⓘ 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): 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

-40.7% since first listed

11 events — show timeline

• 2026-05-20 Contingent — CRMLS
• 2026-05-12 Pending — CRMLS
• 2026-04-27 Listed $800,000 CRMLS
• 2025-08-26 Listing Removed — CRMLS
• 2025-05-28 Price Changed $1,040,000 CRMLS
• 2025-04-28 Price Changed $1,050,000 CRMLS
• 2025-02-12 Price Changed $1,095,000 CRMLS
• 2024-10-03 Listed $1,100,000 CRMLS
• 2024-09-10 Listing Removed — CRMLS
• 2024-05-01 Price Changed $1,100,000 CRMLS
• 2024-03-20 Listed $1,350,000 CRMLS