1806 W 35th Pl · Los Angeles, CA 90018

$600,000

6 bd · 6.0 ba · 3,849 sqft · MultiFamily public records · 112 Days on market

Built 1925 9,078 sqft lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

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

* * * Court Confirmation is set for March 13, 2026, at 9:30 AM in Probate Department 44 at 111 North Hill Street, Los Angeles, CA 90012. The minimum overbid shall be $446,750. Qualified overbidders must bring a cashier's check for 10% of the total purchase price made payable to "Estate of Lania Glaude" * * * * * FRACTIONAL INTEREST SALE PROBATE SALE - 6 units * * * Only 50% ownership interest in the property is being sold. Property is sold AS IS, with no representations or warranties made by Seller. Seller has no knowledge of the property, and limited financial information is available. Buyer to conduct all investigations and due diligence. Court confirmation may be requi

Key facts

• 9,078 sq ft lot
• Built 1925
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $546k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+1.1%/yr); 114 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7,387/mo this rent would consume 141% of the median local household income ($63k/yr) (locally 3780% 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $168k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($546k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $600k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $546,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 1925 — 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: 1.23% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $1,435,677
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1996 W Jefferson Blvd	0.19mi	6/6.0	3,773 (-2%)	12mo	$930,000	$246	78
2171 W 25th St	0.74mi	5/4.0 (-1)	3,402 (-12%)	6mo	$1,270,000	$373	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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $20,234
• Equity at exit: $89,462

10-year hold

• IRR: 11.0%
• Equity multiple: 1.79×
• Total profit: $132,551
• Equity at exit: $51,877

Cash invested: $168,000 (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 90018

• Rents YoY: 1.1%
• Active inventory: 114
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $7,387 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$381 /mo · $4,575/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,551
• Net cashflow: $2,058

Break-even live

Break-even rent $4,782

Max offer price $600,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$7,386
Total (2 units)			$7,387

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2945 Raymond Ave Los Angeles, CA	7.0	3.0	4464	$9,975	$2.23	43d	1	0.85mi
2754 Kenwood Ave Los Angeles, CA	5.0	2.5	3502	$6,795	$1.94	43d	1	0.87mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$7,506	$1.66	1d	9	1.00mi
1155 W 36th Pl Los Angeles, CA	6.0–8.0	4.0	3090	$1,075	$0.35	14d	1	1.07mi
1804 Westmoreland Blvd Los Angeles, CA	7.0	3.5	3671	$10,000	$2.72	24d	1	1.30mi
2679 Menlo Ave Los Angeles, CA	6.0	1.0	3314	$1,000	$0.30	20d	1	1.33mi
1737 5th Ave Los Angeles, CA	5.0	3.0	2664	$4,980	$1.87	24d	1	1.37mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$8,257	$3.78	1d	2	1.39mi

Listing history 4 events

1. 2026-03-13
   status Pending
2. 2026-01-26
   historical Backup Offers Accepted
3. 2025-11-21
   listed $600,000 Active
4. 1994-09-01
   soldstatus $175,000

ⓘ 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: $4,575 · $381/mo
• Projected year-2 tax: $4,575 · $381/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥87°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: $88,644
• − Mortgage interest: −$33,609
• − Property taxes: −$4,575
• − Insurance: −$3,000
• − Repairs & maintenance: −$7,092
• − Management: −$7,092
• − Depreciation: −$17,455
• Taxable income: $15,822
• Est. tax owed @ 24.0%: −$3,797
• After-tax cash flow: $20,899/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): 48,745
• Household income: $62,864
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 3780.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Black 24% Two or more races 16% White 8% Asian 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: British 2% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 38% English-only · Spanish 53% Korean 3% French/Haitian/Cajun 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: ▼ -812.15%
• Current HPI: 490.9265
• Rent YoY: ▲ 1.15%
• 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

+242.9% since first listed

4 events — show timeline

• 2026-03-13 Pending — TheMLS
• 2026-01-26 Contingent — TheMLS
• 2025-11-21 Listed $600,000 TheMLS
• 1994-09-01 Sold (Public Records) $175,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,575 · +1.9% YoY. Source: county tax records.