926 Fedora St · Los Angeles, CA 90006

$2,750,000

9 bd · 11.0 ba · 7,100 sqft · MultiFamily public records · 92 Days on market

Built 1961 6,402 sqft lot $387/sqft · 47% above area Est $1876k · 47% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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 MLS

Excellent opportunity to acquire a 12-unit multifamily property in the highly desirable Koreatown submarket of Los Angeles. The property features a well-balanced unit mix consisting of eight one-bedroom units, along with a combination of studio and bachelor units, offering strong rental demand and stable tenancy. Situated on a quiet residential street with convenient access to Wilshire Blvd, Olympic Blvd, Downtown Los Angeles, and major employment centers, the property benefits from a central location with strong tenant appeal. The asset presents a value-add opportunity with rental upside potential as units turn over and can be repositioned to market rents. The property also features on-site parking, a desirable amenity in this dense urban location. The property may be purchased individually or together with the adjacent 932 S Fedora St, offering a combined 24-unit portfolio opportunity. Ideal for investors seeking long-term growth, steady cash flow, and the ability to enhance value through strategic management in one of Los Angeles' most dynamic rental markets.

Key facts

• Strong rental demand
• Convenient access
• Stable tenancy

Tags

• 12 UNIT MULTIFAMILY PROPERTY
• WELL BALANCED UNIT MIX
• STRONG RENTAL DEMAND
• STABLE TENANCY
• QUIET RESIDENTIAL STREET
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 12 × 8-bed/1.0-bath units multifamily listed at $2.75M.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive. Per door: $749/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $2.75M).
• Recommended offer: $2.50M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 soft (-0.8%/yr); 162 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $32,656/mo this rent would consume 754% of the median local household income ($52k/yr) (locally 5727% 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 $19k of loan paydown is wiped out by about $82k 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 92 days — a 9% lower offer ($2.50M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $1.57M; list at $2.75M implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,502,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1961 — 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: 1.19% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,875,660
• List price: $2,750,000
• Delta: 46.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $30,448
• Equity at exit: $410,034

10-year hold

• IRR: 7.7%
• Equity multiple: 1.51×
• Total profit: $390,528
• Equity at exit: $237,770

Cash invested: $770,000 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 84.2×

Monthly cashflow live

• Estimated rent: $32,656 medium
• Mortgage (P&I): −$14,421
• Tax from tax record: −$1,240 /mo · $14,884/yr
• Insurance: −$1,146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,858
• Net cashflow: $8,991

Break-even live

Break-even rent $21,275

Max offer price $2,750,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 12× units	8	1	$32,652
Total (12 units)			$32,656

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: $687,500
• Closing costs: $82,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $2,750,000 Active 92 DOM
2. 2026-06-17
   days on market $2,750,000 Active 91 DOM
3. 2026-06-16
   days on market $2,750,000 Active 90 DOM
4. 2026-06-15
   days on market $2,750,000 Active 89 DOM
5. 2026-06-13
   days on market $2,750,000 Active 87 DOM
6. 2026-06-09
   days on market $2,750,000 Active 83 DOM
7. 2026-06-08
   days on market $2,750,000 Active 82 DOM
8. 2026-06-07
   days on market $2,750,000 Active 81 DOM
9. 2026-06-04
   days on market $2,750,000 Active 78 DOM
10. 2026-06-03
    days on market $2,750,000 Active 77 DOM
11. 2026-06-02
    days on market $2,750,000 Active 76 DOM
12. 2026-06-01
    days on market $2,750,000 Active 75 DOM
13. 2026-05-31
    days on market $2,750,000 Active 74 DOM
14. 2026-03-19
    listed $2,750,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    Excellent opportunity to acquire a 12-unit multifamily property in the highly desirable Koreatown submarket of Los Angeles. The property features a well-balanced unit mix consisting of eight one-bedroom units, along with a combination of studio and bachelor units, offering strong rental demand and stable tenancy. Situated on a quiet residential street with convenient access to Wilshire Blvd, Olympic Blvd, Downtown Los Angeles, and major employment centers, the property benefits from a central location with strong tenant appeal. The asset presents a value-add opportunity with rental upside potential as units turn over and can be repositioned to market rents. The property also features on-site parking, a desirable amenity in this dense urban location. The property may be purchased individually or together with the adjacent 932 S Fedora St, offering a combined 24-unit portfolio opportunity. Ideal for investors seeking long-term growth, steady cash flow, and the ability to enhance value through strategic management in one of Los Angeles' most dynamic rental markets.

15. 2003-05-30
    soldstatus $1,570,000
16. 1998-12-31
    historical
17. 1998-12-31
    historical
18. 1998-07-21
    listed
19. 1998-05-08
    listed
20. 1998-01-28
    soldstatus $228,000
21. 1998-01-28
    soldstatus $114,000
22. 1998-01-28
    soldstatus $228,000
23. 1998-01-28
    soldstatus $114,000
24. 1997-08-27
    historical
25. 1997-03-13
    listed $235,000

ⓘ 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: $14,884 · $1,240/mo
• Projected year-2 tax: $20,900 · $1,742/mo
• Expected delta: +$6,016/yr (+$501/mo · 40.4%)

ⓘ 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 6/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $391,872
• − Mortgage interest: −$154,043
• − Property taxes: −$14,884
• − Insurance: −$13,750
• − Repairs & maintenance: −$31,350
• − Management: −$31,350
• − Depreciation: −$80,000
• Taxable income: $66,496
• Est. tax owed @ 24.0%: −$15,959
• After-tax cash flow: $91,930/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+1070.2% since first listed

12 events — show timeline

• 2026-03-19 Listed $2,750,000 TheMLS
• 2003-05-30 Sold (Public Records) $1,570,000 Public Records
• 1998-12-31 Delisted — TheMLS
• 1998-12-31 Delisted — TheMLS
• 1998-07-21 Listed — TheMLS
• 1998-05-08 Listed — TheMLS
• 1998-01-28 Sold (Public Records) $114,000 Public Records
• 1998-01-28 Sold (Public Records) $228,000 Public Records
• 1998-01-28 Sold (Public Records) $114,000 Public Records
• 1998-01-28 Sold (MLS) $228,000 TheMLS
• 1997-08-27 Delisted — TheMLS
• 1997-03-13 Listed $235,000 TheMLS

Property tax history

+1.6%/yr

Latest (2025): $14,884 · +1.5% YoY. Source: county tax records.