4801 S Central · Los Angeles, CA 90011

$2,299,000

None bd · None ba · 9,762 sqft · MultiFamily · 80 Days on market

Built 1923 0.31 ac lot $236/sqft · 16% above area Est $1981k · 16% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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 MLS

4801 S Central Ave, Los Angeles is offering exceptional business opportunities to own a commercial/residential property including nine existing units of one bedroom and one bathroom, three retail units and four more converted ADU's almost completed and ready to be rented, two of the new units are two bedrooms and one bath and two are one bedroom and one bath. Please call the Agent for more information and please don't disturb the tenants.

Key facts

• 0.31 acre lot
• Built 1923
• Listed 79 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.30M.

Deal economics

• At list price, monthly cash flow is $7k ($82k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.30M).
• Recommended offer: $2.16M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $28,710/mo this rent would consume 584% of the median local household income ($59k/yr) (locally 5930% 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 $16k of loan paydown is wiped out by about $69k 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 80 days — a 6% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $1.75M; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $2,161,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $1,980,755
• List price: $2,299,000
• Delta: 16.07%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4214 Avalon Blvd	0.67mi	19/12.0	9,746 (-0%)	16mo	$2,600,000	$267	55
1129 E 52nd St	0.27mi	26/15.0	11,075 (+14%)	24mo	$2,650,000	$239	45

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-23,590
• Equity at exit: $342,788

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $213,167
• Equity at exit: $198,776

Cash invested: $643,720 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 93.4×

Monthly cashflow live

• Estimated rent: $28,710 high
• Mortgage (P&I): −$12,056
• Tax est. 1.5%: −$2,874 /mo · $34,485/yr
• Insurance: −$958
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,029
• Net cashflow: $6,793

Break-even live

Break-even rent $20,111

Max offer price $2,299,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 14× units	1	1	$28,714
Total (14 units)			$28,710

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: $574,750
• Closing costs: $68,970
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $2,299,000 Active 80 DOM
2. 2026-06-17
   days on market $2,299,000 Active 79 DOM
3. 2026-06-16
   days on market $2,299,000 Active 78 DOM
4. 2026-06-15
   days on market $2,299,000 Active 77 DOM
5. 2026-06-13
   days on market $2,299,000 Active 75 DOM
6. 2026-06-09
   days on market $2,299,000 Active 71 DOM
7. 2026-06-08
   days on market $2,299,000 Active 70 DOM
8. 2026-06-07
   days on market $2,299,000 Active 69 DOM
9. 2026-06-04
   days on market $2,299,000 Active 66 DOM
10. 2026-06-03
    days on market $2,299,000 Active 65 DOM
11. 2026-06-02
    days on market $2,299,000 Active 64 DOM
12. 2026-06-01
    days on market $2,299,000 Active 63 DOM
13. 2026-05-31
    days on market $2,299,000 Active 62 DOM
14. 2026-03-30
    listed $2,299,000 Active 442-char remark

    Show marketing remark (442 chars)

    4801 S Central Ave, Los Angeles is offering exceptional business opportunities to own a commercial/residential property including nine existing units of one bedroom and one bathroom, three retail units and four more converted ADU's almost completed and ready to be rented, two of the new units are two bedrooms and one bath and two are one bedroom and one bath. Please call the Agent for more information and please don't disturb the tenants.

15. 2021-04-01
    soldstatus $1,750,000 Closed Sale 270-char remark

    Show marketing remark (270 chars)

    Mixed-use property (retail/office/apartment) is located in hard corner of Central Avenue and 48th Street. The property consists of 14 units: 7 commercial units (3 retails downstairs and 4 offices upstairs) and 7 residential units (6 units - 1Br/1Ba and 1 unit - studio).

16. 2021-03-30
    status Pending Sale 270-char remark

    Show marketing remark (270 chars)

    Mixed-use property (retail/office/apartment) is located in hard corner of Central Avenue and 48th Street. The property consists of 14 units: 7 commercial units (3 retails downstairs and 4 offices upstairs) and 7 residential units (6 units - 1Br/1Ba and 1 unit - studio).

17. 2021-02-17
    historical Active Under Contract 270-char remark

    Show marketing remark (270 chars)

    Mixed-use property (retail/office/apartment) is located in hard corner of Central Avenue and 48th Street. The property consists of 14 units: 7 commercial units (3 retails downstairs and 4 offices upstairs) and 7 residential units (6 units - 1Br/1Ba and 1 unit - studio).

18. 2020-10-09
    price $1,788,000 270-char remark

    Show marketing remark (270 chars)

    Mixed-use property (retail/office/apartment) is located in hard corner of Central Avenue and 48th Street. The property consists of 14 units: 7 commercial units (3 retails downstairs and 4 offices upstairs) and 7 residential units (6 units - 1Br/1Ba and 1 unit - studio).

19. 2020-08-20
    listed $1,888,000 Active 270-char remark

    Show marketing remark (270 chars)

    Mixed-use property (retail/office/apartment) is located in hard corner of Central Avenue and 48th Street. The property consists of 14 units: 7 commercial units (3 retails downstairs and 4 offices upstairs) and 7 residential units (6 units - 1Br/1Ba and 1 unit - studio).

20. 2016-06-30
    historical
21. 2016-06-30
    historical
22. 2015-11-09
    status Active
23. 2015-10-20
    historical Hold Do Not Show
24. 2015-06-12
    listed $1,499,900 Active
25. 2015-06-11
    listed $1,499,900
26. 2014-10-01
    historical
27. 2014-05-13
    price $1,499,900
28. 2013-11-20
    price $1,600,000
29. 2013-10-02
    listed $1,700,000 Active
30. 2005-03-31
    soldstatus $1,000,000
31. 2005-01-19
    historical
32. 2004-11-12
    listed $985,000
33. 1999-09-30
    historical
34. 1999-03-01
    listed

ⓘ 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: $344,520
• − Mortgage interest: −$128,780
• − Property taxes: −$34,485
• − Insurance: −$11,495
• − Repairs & maintenance: −$27,562
• − Management: −$27,562
• − Depreciation: −$66,880
• Taxable income: $47,757
• Est. tax owed @ 24.0%: −$11,462
• After-tax cash flow: $70,055/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+133.4% since first listed

21 events — show timeline

• 2026-03-30 Listed $2,299,000 CRMLS
• 2021-04-01 Sold (MLS) $1,750,000 CRMLS
• 2021-03-30 Pending — CRMLS
• 2021-02-17 Contingent — CRMLS
• 2020-10-09 Price Changed $1,788,000 CRMLS
• 2020-08-20 Listed $1,888,000 CRMLS
• 2016-06-30 Listing Removed — SDMLS
• 2016-06-30 Listing Removed — CRMLS
• 2015-11-09 Relisted — CRMLS
• 2015-10-20 Delisted — CRMLS
• 2015-06-12 Listed $1,499,900 CRMLS
• 2015-06-11 Listed $1,499,900 SDMLS
• 2014-10-01 Listing Removed — CRMLS
• 2014-05-13 Price Changed $1,499,900 CRMLS
• 2013-11-20 Price Changed $1,600,000 CRMLS
• 2013-10-02 Listed $1,700,000 CRMLS
• 2005-03-31 Sold (MLS) $1,000,000 TheMLS
• 2005-01-19 Delisted — TheMLS
• 2004-11-12 Listed $985,000 TheMLS
• 1999-09-30 Delisted — TheMLS
• 1999-03-01 Listed — TheMLS