3514 Farmdale Ave · Los Angeles, CA 90016

$1,250,000

5 bd · 3.0 ba · 2,212 sqft · MultiFamily public records · 10 Days on market

Built 1944 6,327 sqft lot Est $1172k · 7% over

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Why this score? — see what drove the F 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 +7.0/30.0
• ARV discount +4.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Rare West Adams triplex featuring two units delivered vacant at close of escrow. Property consists of one 1-bedroom, 1-bath unit and two 2-bedroom, 1-bath units. Excellent opportunity for an owner-user or investor seeking immediate rental upside. One unit is tenant occupied at below-market rent, while the two vacant units provide the opportunity to achieve market rents from day one. Ideally located near the Metro E Line, USC, Culver City, the Expo/Crenshaw transit corridor, shopping, dining, and major employment centers. This rapidly evolving neighborhood continues to attract investors, developers, and owner-users seeking long-term growth potential. Seller prefers to sell this property toge

Key facts

• Near usc
• Near metro e line
• Two vacant units

Tags

• WEST ADAMS TRIPLEX
• TWO UNITS DELIVERED VACANT
• ONE UNIT TENANT OCCUPIED
• TWO VACANT UNITS
• NEAR METRO E LINE
• NEAR USC

Property features AI

Finance

• Other: Unit rents (actual/projected): Unit 1 (1 bed) $2,150; Unit 2 (2 bed) $2,600 each (2 units); Unit 3 (2 bed) actual $839 (projected $2,600) — investor details included
• Financial info: Gross scheduled income reported: $83,790; Gross income reported (monthly figure shown separately): 7350; Net operating income: $77,134; Total annual expenses: $6,656; Gross rent multiplier: 14.17; Vacancy allowance: 5%; Vacancy rate figure reported
• HOA & community: Three total units in the complex

Exterior

• Parking: Covered parking; Three covered parking spaces
• Utilities: Sewer: none reported
• Home design: Residential income property; Single building with two levels; Faces west; Fee simple land
• Construction: Concrete slab foundation; Property condition: fixer
• Exterior features: No patio; No other exterior structures listed

Interior

• Kitchen: Kitchens present in all rental units
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units; Three units of one listed type (mix of 1- and 2-bedroom units)
• Bathrooms: Each unit includes one bathroom (1.0 bath)
• Heating & cooling: Wall gas heating; Water heater units for the property; No cooling
• Interior features: Attached building (common walls); Property listed in as-is condition
• Laundry & utility: No laundry on-site

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative. Per door: $-607/mo.
• To cash-flow at today's rent, offer at most $928k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $706k (43.5% below list).
• Recommended offer: $706k (43.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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); 149 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,058/mo this rent would consume 115% of the median local household income ($74k/yr) (locally 3450% 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 $9k of loan paydown is wiped out by about $38k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $155k; list at $1.25M implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• 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 $705,800 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $1,172,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3527 Chesapeake	0.04mi	5/3.0	2,212 (0%)	5mo	$1,100,000	$497	94
3031 Vineyard Ave	0.29mi	6/4.0 (+1)	2,200 (-0%)	6mo	$1,330,000	$605	71
2708 S Orange Dr	0.67mi	4/2.0 (-1)	2,228 (+1%)	2mo	$1,125,000	$505	56
3019 S Palm Grove Ave	0.30mi	5/4.0	2,107 (-5%)	24mo	$1,410,000	$669	54
2902 West Blvd	0.48mi	6/4.0 (+1)	2,498 (+13%)	12mo	$1,325,000	$530	37

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -28.9%
• Equity multiple: 0.05×
• Total profit: $-332,330
• Equity at exit: $186,379

10-year hold

• IRR: -36.6%
• Equity multiple: -0.41×
• Total profit: $-493,226
• Equity at exit: $108,077

Cash invested: $350,000 (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 90016

• Rents YoY: 1.1%
• Active inventory: 149
• Price-to-rent: 46.9×

Monthly cashflow live

• Estimated rent: $7,058 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$321 /mo · $3,857/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,482
• Net cashflow: $-1,822

Break-even live

Break-even rent $9,364

Max offer price $928,218

Occupancy floor —

Sensitivity live

Price	-10% $-1,114	-5% $-1,468	+0% $-1,822	+5% $-2,175	+10% $-2,529
Rent	-10% $-2,379	-5% $-2,100	+0% $-1,822	+5% $-1,543	+10% $-1,264
Rate	-1.0pp $-1,192	-0.5pp $-1,504	base $-1,822	+0.5pp $-2,145	+1.0pp $-2,475

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,223
▸ 2× units	2	1	$4,836
Total (3 units)			$7,058

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3018 West Blvd Los Angeles, CA	4.0	4.5	2200	$5,350	$2.43	17d	1	0.38mi
2938 West Blvd Unit B Los Angeles, CA	5.0	5.0	2158	$4,762	$2.21	44d	1	0.45mi
2936 West Blvd Unit A Los Angeles, CA	4.0	4.5	1730	$4,303	$2.49	44d	1	0.45mi
3811 W Exposition Blvd Unit 3811 Los Angeles, CA	4.0	4.5	1801	$4,153	$2.31	8d	1	0.47mi
3021 Somerset Dr Unit 1/2 Los Angeles, CA	4.0	4.0	1919	$4,805	$2.50	44d	1	0.55mi
3019 Somerset Dr Unit 1/2 Los Angeles, CA	4.0	4.0	1639	$4,435	$2.71	44d	1	0.55mi
2651 Vineyard Ave Los Angeles, CA	4.0	4.0	1419	$4,795	$3.38	44d	1	0.58mi
2657 1/2 S Longwood Ave Unit 1/2 Los Angeles, CA	6.0	5.0	2295	$5,957	$2.60	44d	1	0.62mi
2821 Virginia Rd Unit 2821 Los Angeles, CA	5.0	4.5	1842	$4,395	$2.39	44d	1	0.63mi
2821 Virginia Rd Unit A Los Angeles, CA	4.0	4.5	1842	$4,395	$2.39	44d	1	0.63mi
2855 S Sycamore Ave Los Angeles, CA	4.0	3.5	2500	$7,900	$3.16	44d	1	0.69mi
2851 S Victoria Ave Unit 2851 Los Angeles, CA	4.0	4.0	1657	$4,065	$2.45	8d	1	0.71mi
2847 S Victoria Ave Unit 2847 Los Angeles, CA	4.0	4.5	1594	$4,304	$2.70	3d	1	0.72mi
2847 S Victoria Ave Unit 2847 Los Angeles, CA	4.0	4.5	1671	$4,304	$2.58	44d	1	0.72mi
2847 S Victoria Ave Unit C Los Angeles, CA	4.0	4.5	1796	$4,304	$2.40	4d	1	0.72mi
3914 Somerset Dr Los Angeles, CA	4.0	2.0	1691	$4,950	$2.93	23d	1	0.74mi
2414 S West View St Unit 24165 Los Angeles, CA	4.0	4.0	1783	$4,135	$2.32	3d	1	0.75mi
2521 S Orange Dr Los Angeles, CA	5.0	5.5	2397	$6,450	$2.69	44d	1	0.82mi
2517 Alsace Ave Los Angeles, CA	4.0	4.0	2100	$4,799	$2.29	13d	1	0.89mi
2706 S Cochran Ave Los Angeles, CA	4.0	2.0	1600	$4,695	$2.93	16d	1	0.90mi
2706 S Cochran Ave Los Angeles, CA	4.0	2.0	1600	$4,695	$2.93	0d	1	0.90mi
2150 S West View St Los Angeles, CA	5.0	5.0	2439	$6,400	$2.62	21d	1	0.91mi
2152 S West View St Los Angeles, CA	5.0	5.0	1819	$5,600	$3.08	21d	1	0.91mi
2330 S Mansfield Ave Los Angeles, CA	4.0	3.0	1575	$4,180	$2.65	23d	1	0.91mi
2922 12th Ave Los Angeles, CA	4.0	4.0	1418	$3,951	$2.79	44d	1	0.93mi
2125 S West View St Los Angeles, CA	6.0	5.0	2546	$5,500	$2.16	44d	1	0.96mi
2133 S Longwood Ave Los Angeles, CA	5.0	4.0	2376	$5,499	$2.31	44d	1	0.98mi
2319 S Redondo Blvd Los Angeles, CA	4.0	3.0	1750	$3,895	$2.23	13d	1	1.04mi
2020 Hillcrest Dr Unit 2 Los Angeles, CA	4.0	4.0	2200	$5,500	$2.50	44d	1	1.08mi
2000 Hillcrest Dr Los Angeles, CA	4.0	4.0	1575	$4,250	$2.70	44d	1	1.11mi
2142 S Victoria Ave Los Angeles, CA	4.0	3.0	2566	$6,400	$2.49	20d	1	1.12mi
2324 S Dunsmuir Ave Unit 2 Los Angeles, CA	5.0	5.5	2300	$5,775	$2.51	44d	1	1.14mi
3846 Don Tomaso Dr Los Angeles, CA	4.0	3.5	2628	$5,499	$2.09	4d	1	1.16mi
5024 W 20th St Los Angeles, CA	5.0	2.0	1996	$5,250	$2.63	44d	1	1.16mi
2525 Hauser Blvd Unit A Los Angeles, CA	4.0	4.0	1950	$4,124	$2.11	44d	1	1.20mi
2123 Cloverdale Ave Unit 1 Los Angeles, CA	4.0	4.0	2000	$4,995	$2.50	25d	1	1.21mi
2406 Hauser Blvd Unit 1/2 Los Angeles, CA	4.0	4.0	1408	$4,700	$3.34	44d	1	1.21mi
2233 1/2 Crenshaw Blvd Unit 2337 Los Angeles, CA	4.0	4.0	1750	$4,300	$2.46	23d	1	1.26mi
4826 Pickford St Los Angeles, CA	4.0	3.0	1700	$5,599	$3.29	44d	1	1.27mi
2114 S Ridgeley Dr Los Angeles, CA	4.0	3.0	1800	$4,300	$2.39	44d	1	1.28mi

Listing history 7 events

1. 2026-06-21
   days on market $1,250,000 Active 10 DOM
2. 2026-06-18
   days on market $1,250,000 Active 7 DOM
3. 2026-06-17
   days on market $1,250,000 Active 6 DOM
4. 2026-06-16
   days on market $1,250,000 Active 5 DOM
5. 2026-06-15
   days on market $1,250,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $1,250,000 Active 2 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: $3,857 · $321/mo
• Projected year-2 tax: $9,500 · $792/mo
• Expected delta: +$5,643/yr (+$470/mo · 146.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥87°F today · 21 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: $84,696
• − Mortgage interest: −$70,019
• − Property taxes: −$3,857
• − Insurance: −$6,250
• − Repairs & maintenance: −$6,776
• − Management: −$6,776
• − Depreciation: −$36,364
• Taxable loss: −$45,345
• Est. tax savings @ 24.0%: +$10,883
• After-tax cash flow: $-10,976/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): 46,457
• Household income: $73,516
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 3450.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Black 27% Two or more races 18% White 12% Asian 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: British 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 47% French/Haitian/Cajun 1% Chinese 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: ▼ -991.94%
• Current HPI: 584.0673
• Rent YoY: ▲ 1.12%
• 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

+706.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $1,250,000 TheMLS
• 1989-11-30 Sold (Public Records) $155,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,857 · +1.7% YoY. Source: county tax records.