383 W 14th St · Los Angeles, CA 90731

$1,450,000

10 bd · 8.0 ba · 5,180 sqft · MultiFamily public records · 11 Days on market

Built 1923 4,807 sqft lot Est $1274k · 14% over

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Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

8 Unit Apartment Complex Near Waterfront Development in one of the fastest-growing rental pockets of Los Angeles. The property consists of all 1 bed/1 bath units, generating $12,918/month in current rental income (including projected rent for 1 Vacant unit). Offered at a 7% CAP rate and 9.3 GRM, this is the strongest cash-flowing multifamily opportunities in San Pedro for a well maintained property. * * * Major capital improvements include electrical, plumbing, exterior paint, reinforced foundation, and roof work, 7 of the 8 units have been renovated. Potential to add ADUs in the rear (Buyer to Verify). * * * Located near the massive San Pedro waterfront redevelopment with over $500M

Key facts

• Renovated units
• Roof work
• 4,807 sq ft lot

Tags

• 8 UNIT APARTMENT COMPLEX
• WATERFRONT DEVELOPMENT
• MAJOR CAPITAL IMPROVEMENTS
• REINFORCED FOUNDATION
• ROOF WORK
• RENOVATED UNITS

Property features AI

Finance

• Other: Tenants pay gas and electricity; Reserve expense listed separately
• Financial info: Total building area reported as 5,180; Gross income / gross scheduled income reported as $155,016; Net operating income reported as $101,510; Operating expenses reported as $49,696 (breakdown includes maintenance, insurance, water/sewer, taxes); Laundry income reported; Vacancy allowance reported
• HOA & community: Community apartment common interest; Rent control in effect

Exterior

• Parking: Four uncovered parking spaces (total 4 parking spaces)
• Security: No security features provided
• Utilities: Public sewer; District/Public water; One separate water meter; Nine separate gas meters; Nine separate electric meters
• Home design: Attached community apartment; One building with two stories; Two or more common walls
• Construction: Year built source: Assessor
• Exterior features: No pool; Walkstreet lot feature; Street lighting and urban community setting

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Eight 1-bedroom units (each unit listed as 1 bed)
• Flooring: No flooring details provided
• Bathrooms: Eight full bathrooms (each unit listed as 1 full bath)
• Heating & cooling: No heating or cooling details provided
• Interior features: Two levels; Entry at level 1
• Laundry & utility: No on-site laundry listed; Laundry income reported (small amount)

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1.0-bath units multifamily listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.45M).
• Cap rate 9.0% 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-, crime F, cost of living 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.
• Zoned schools: Fifteenth Street Elementary (397 students, 90% FRL); Richard Henry Dana Middle (1,424 students, 82% FRL); San Pedro Senior High (math 30% / reading 50%, grade F, #520 of 1,170 statewide, top 45%, 2,582 students, 67% FRL).
• Market conditions: Rents soft (-1.4%/yr); 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,010/mo this rent would consume 251% of the median local household income ($76k/yr) (locally 4568% 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 $44k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $880k; list at $1.45M implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,450,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — 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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $1,274,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 W 19th St	0.32mi	10/8.0	5,590 (+8%)	15mo	$1,335,056	$239	60
358 W 17th	0.16mi	9/5.0 (-1)	4,547 (-12%)	3mo	$1,120,000	$246	53

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-70,827
• Equity at exit: $216,200

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $28,262
• Equity at exit: $125,369

Cash invested: $406,000 (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 90731

• Rents YoY: -1.4%
• Active inventory: 123
• Price-to-rent: 60.4×

Monthly cashflow live

• Estimated rent: $16,010 high
• Mortgage (P&I): −$7,604
• Tax from tax record: −$1,123 /mo · $13,478/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,362
• Net cashflow: $3,317

Break-even live

Break-even rent $11,812

Max offer price $1,450,000

Occupancy floor 74%

Sensitivity live

Price	-10% $4,137	-5% $3,727	+0% $3,317	+5% $2,906	+10% $2,496
Rent	-10% $2,052	-5% $2,684	+0% $3,317	+5% $3,949	+10% $4,581
Rate	-1.0pp $4,047	-0.5pp $3,685	base $3,317	+0.5pp $2,941	+1.0pp $2,559

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$16,008
Total (8 units)			$16,010

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 W 12th St Unit 5 San Pedro, CA	10.0	10.0	3928	$2,650	$0.67	26d	1	0.25mi
523 W 12th St San Pedro, CA	10.0	10.0	3928	$2,650	$0.67	45d	1	0.25mi

Listing history 7 events

1. 2026-06-21
   days on market $1,450,000 Active 11 DOM
2. 2026-06-18
   days on market $1,450,000 Active 8 DOM
3. 2026-06-17
   days on market $1,450,000 Active 7 DOM
4. 2026-06-16
   days on market $1,450,000 Active 6 DOM
5. 2026-06-15
   days on market $1,450,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $1,450,000 Active 3 DOM

ⓘ 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: $13,478 · $1,123/mo
• Projected year-2 tax: $13,478 · $1,123/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 3/10 Moderate 7 d/yr ≥84°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $192,120
• − Mortgage interest: −$81,223
• − Property taxes: −$13,478
• − Insurance: −$7,250
• − Repairs & maintenance: −$15,370
• − Management: −$15,370
• − Depreciation: −$42,182
• Taxable income: $17,248
• Est. tax owed @ 24.0%: −$4,140
• After-tax cash flow: $35,660/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+538.8% since first listed

26 events — show timeline

• 2026-06-10 Listed $1,450,000 CRMLS
• 2026-03-27 Price Changed — TheMLS
• 2026-01-05 Price Changed — TheMLS
• 2025-11-05 Listed — TheMLS
• 2016-02-09 Sold (Public Records) $880,000 Public Records
• 2012-12-21 Price Changed $192,000 CRMLS
• 2012-12-21 Price Changed $192,000 CRMLS
• 2012-12-21 Price Changed $192,000 CRMLS
• 2012-12-21 Price Changed $192,000 CRMLS
• 2003-04-30 Sold (MLS) $352,000 CRMLS
• 2003-01-09 Listed $359,000 CRMLS
• 2001-11-28 Sold (Public Records) $352,000 Public Records
• 2001-10-07 Price Changed $359,000 CRMLS
• 2001-10-07 Price Changed $359,000 CRMLS
• 2001-10-07 Price Changed $359,000 CRMLS
• 2001-10-07 Price Changed $359,000 CRMLS
• 2001-10-06 Price Changed $1,375,000 CRMLS
• 2001-10-06 Price Changed $1,375,000 CRMLS
• 2001-10-06 Price Changed $1,375,000 CRMLS
• 2001-05-17 Listing Removed — CRMLS
• 2001-01-21 Listed $359,000 CRMLS
• 1999-11-15 Price Changed $359,000 CRMLS
• 1999-11-15 Price Changed $359,000 CRMLS
• 1999-11-15 Price Changed $359,000 CRMLS
• 1999-11-15 Price Changed $359,000 CRMLS
• 1984-07-03 Sold (Public Records) $227,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $13,478 · +1.5% YoY. Source: county tax records.