810 S Record · East Los Angeles, CA 90023

$899,000

3 bd · 2.0 ba · 884 sqft · MultiFamily public records · 21 Days on market

Built 1910 8,915 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

4 SEP HOUSES ON LARGE LOT, FRONT HOUSE IS 3BR, 2BA TOTALLY REMODELED W/ NEW ROOF, NEW CARPET, PAINT, ETC. GREAT FOR OWNER OCCUPIES. UN-INCORPORATED COUNTY , NO RENT CONTROL. SELLER IS A CA R. E LICENSEE.

Key facts

• 8,915 sq ft lot
• Built 1910
• Listed 20 days

Property features AI

Finance

• Other: Rent control applies; Property building area total: 1,855
• Financial info: Gross scheduled income and gross income: $4,600; Total actual rent: $4,600; Unit rents reported: $800, $900, $2,900 (other unit rents as listed); Net operating income: $4,600; Operating expenses reported as $1; individual expense entries minimal in feed; Trash, insurance, water/sewer listed with nominal amounts

Exterior

• Utilities: Public sewer; District/public water; Separate electric meters for each unit (4); Separate gas meters (4); One separate water meter
• Home design: Multi-unit property with 4 total units; Single-story building; No ADU
• Construction: Year built per assessor; No common walls between units; 4 buildings on the property
• Exterior features: No pool; Near public transit; Sidewalks

Interior

• Kitchen: Kitchens in each unit (details listed in remarks)
• Bedrooms: Multiple one-bedroom units (unfurnished)
• Bathrooms: Multiple full bathrooms (1–2 per unit depending on unit)
• Heating & cooling: Wall heaters; Wall/window air conditioning units
• Interior features: Ground-level entry; One-story; Carbon monoxide and smoke detectors
• Laundry & utility: On-site laundry available

What this means for you Summary

Snapshot

• This is a 1×6bd/5.0ba + 3×1bd/1.0ba units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $674/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $899k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.7% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 flat; 57 active listings in the ZIP; 18 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 $10,859/mo this rent would consume 221% of the median local household income ($59k/yr) (locally 2670% 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 $6k of loan paydown is wiped out by about $27k 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 21 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $420k; list at $899k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $885,515 (1.5% below list)

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 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $543,660
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1048 S Record Ave	0.29mi	2/2.0 (-1)	1,008 (+14%)	11mo	$620,000	$615	49

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-3,682
• Equity at exit: $134,044

10-year hold

• IRR: 6.2%
• Equity multiple: 1.41×
• Total profit: $102,626
• Equity at exit: $77,729

Cash invested: $251,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90023

• Rents YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $10,859 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$794 /mo · $9,526/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,280
• Net cashflow: $2,696

Break-even live

Break-even rent $7,447

Max offer price $899,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
1× unit	6	5	$4,397
▸ 3× units	1	1	$6,462
Total (4 units)			$10,859

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 S Sunol Dr Unit 1/2 Los Angeles, CA	3.0	2.0	1040	$3,000	$2.88	24d	1	0.21mi
1050 1/2 S Bonnie Beach Pl Los Angeles, CA	2.0	1.5	985	$2,562	$2.60	24d	1	0.29mi
1140 S Record Ave Los Angeles, CA	2.0	1.0	800	$2,700	$3.38	43d	1	0.37mi
3824 Princeton St Los Angeles, CA	2.0	1.0	980	$2,380	$2.43	14d	1	0.40mi
1157 S Townsend Ave Los Angeles, CA	3.0	1.0	700	$2,775	$3.96	24d	1	0.55mi
926 S Ford Blvd Los Angeles, CA	3.0	2.0	1000	$3,200	$3.20	43d	1	0.65mi
1129 La Puerta St Los Angeles, CA	3.0	1.0	844	$3,600	$4.27	43d	1	0.78mi
132 N Ditman Ave Los Angeles, CA	3.0	2.0	1000	$2,875	$2.88	24d	1	0.92mi
364 S McBride Ave Los Angeles, CA	2.0	1.0	750	$3,250	$4.33	43d	1	0.93mi
4091 San Carlos St Unit 4089 Los Angeles, CA	2.0	1.0	1100	$2,795	$2.54	7d	1	1.02mi
4045 San Carlos St Los Angeles, CA	2.0	1.0	700	$2,550	$3.64	7d	1	1.04mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	7d	1	1.17mi
969 S Lorena St Unit 1/2 Commerce, CA	2.0	2.5	1100	$2,600	$2.36	5d	1	1.17mi
3466 E 8th St Los Angeles, CA	3.0	1.0	1104	$3,150	$2.85	7d	1	1.24mi
1128 Clela Ave Los Angeles, CA	2.0	1.0	620	$2,350	$3.79	24d	1	1.28mi
2312 Connor Ave Commerce, CA	3.0	2.0	1125	$3,200	$2.84	1d	1	1.37mi
2312 Connor Ave Commerce, CA	3.0	2.0	1125	$3,200	$2.84	17d	1	1.37mi
472 N Ezra St Los Angeles, CA	4.0	2.0	1056	$3,650	$3.46	24d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $899,000 Active 21 DOM
2. 2026-06-17
   days on market $899,000 Active 20 DOM
3. 2026-06-16
   days on market $899,000 Active 19 DOM
4. 2026-06-15
   days on market $899,000 Active 18 DOM
5. 2026-06-13
   days on market $899,000 Active 16 DOM
6. 2026-06-09
   days on market $899,000 Active 12 DOM
7. 2026-06-08
   days on market $899,000 Active 11 DOM
8. 2026-06-07
   days on market $899,000 Active 10 DOM
9. 2026-06-04
   days on market $899,000 Active 7 DOM
10. 2026-06-03
    days on market $899,000 Active 6 DOM
11. 2026-06-02
    days on market $899,000 Active 5 DOM
12. 2026-06-01
    days on market $899,000 Active 4 DOM
13. 2026-05-31
    days on market $899,000 Active 3 DOM
14. 2026-05-29
    listed $899,000 Active
15. 2026-05-29
    historical $899,000
16. 2004-05-04
    soldstatus $420,000 203-char remark

    Show marketing remark (203 chars)

    4 SEP HOUSES ON LARGE LOT, FRONT HOUSE IS 3BR, 2BA TOTALLY REMODELED W/ NEW ROOF, NEW CARPET, PAINT, ETC. GREAT FOR OWNER OCCUPIES. UN-INCORPORATED COUNTY , NO RENT CONTROL. SELLER IS A CA R. E LICENSEE.

17. 2004-05-03
    soldstatus $420,000
18. 2004-01-30
    listed $410,000 203-char remark

    Show marketing remark (203 chars)

    4 SEP HOUSES ON LARGE LOT, FRONT HOUSE IS 3BR, 2BA TOTALLY REMODELED W/ NEW ROOF, NEW CARPET, PAINT, ETC. GREAT FOR OWNER OCCUPIES. UN-INCORPORATED COUNTY , NO RENT CONTROL. SELLER IS A CA R. E LICENSEE.

19. 2003-10-10
    historical
20. 2003-07-10
    listed $389,999
21. 2000-04-21
    soldstatus $140,000

ⓘ 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: $9,526 · $794/mo
• Projected year-2 tax: $9,526 · $794/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 6/10 Major 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,308
• − Mortgage interest: −$50,358
• − Property taxes: −$9,526
• − Insurance: −$4,495
• − Repairs & maintenance: −$10,425
• − Management: −$10,425
• − Depreciation: −$26,153
• Taxable income: $18,927
• Est. tax owed @ 24.0%: −$4,542
• After-tax cash flow: $27,806/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 43,857
• Household income: $59,057
• Rent vs Own: 74.7% rent · 25.3% own
• Severe rent burden: 2670.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 17% Native American 2% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1%
• Foreign-born: 41% · Canada, Jamaica
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -702.74%
• Current HPI: 430.9762
• Rent YoY: ▲ 0.21%
• 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

+542.1% since first listed

8 events — show timeline

• 2026-05-29 Listed $899,000 CRMLS
• 2026-05-29 Coming Soon $899,000 CRMLS
• 2004-05-04 Sold (MLS) $420,000 CRMLS
• 2004-05-03 Sold (Public Records) $420,000 Public Records
• 2004-01-30 Listed $410,000 CRMLS
• 2003-10-10 Listing Removed — CRMLS
• 2003-07-10 Listed $389,999 CRMLS
• 2000-04-21 Sold (Public Records) $140,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $9,526 · +2.6% YoY. Source: county tax records.