543 N Ardmore Ave · Los Angeles, CA 90004

$2,000,000

14 bd · 14.0 ba · 9,320 sqft · MultiFamily public records · 137 Days on market

Built 1958 Good condition 0.25 ac lot $215/sqft · 28% below area Est $2.771M · 28% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.5/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

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

Fantastic 12 unit building that has been in the same family since it was built in 1958. The property features a desirable unit mix of 10 spacious (1Br+1Ba) units and 2 (2Br+2Ba) with an average unit size of 775 SF. Offered at under 10.8 GRM on current rents and under $240/SF, the property stands out as an excellent "value add" opportunity with appx. 56% upside in rents, NOT including ADU potential. The property has seismic retrofitting and tuck under and carport parking with ADU potential (Buyer to verify). A new roof was installed in 2025. Laundry and storage rooms in the rear. The property is located just south of Melrose Avenue in the heart of Melrose Hill. Excellent access to LA City College, as well as major employment and lifestyle hubs, including post-production studios, creative office corridors, and media companies, and is only minutes from Paramount Studios. Its central location provides convenient connectivity to Hollywood, Koreatown, Silver Lake and DTLA, making it highly attractive to professionals in the entertainment, tech, and creative sectors! With a Walk Score of 86 ("Very Walkable"), tenants enjoy easy access to nearby restaurants, cafes, and the Metro B Line. Call for a rent roll and marketing package.

Key facts

• 12 unit building
• Desirable unit mix
• Seismic retrofitting

Tags

• 12 UNIT BUILDING
• DESIRABLE UNIT MIX
• SEISMIC RETROFITTING
• CARPORT PARKING
• NEW ROOF
• LAUNDRY AND STORAGE ROOMS

What this means for you Summary

Snapshot

• This is a 10×1bd/1ba + 2×2bd/2ba units multifamily listed at $2.00M. Condition is rated good.
• This rent per unit runs 41% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive. Per door: $769/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.00M).
• Recommended offer: $1.76M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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-, crime F, cost of living 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.
• Zoned schools: Alexandria Avenue Elementary (524 students, 95% FRL); Virgil Middle (1,017 students, 97% FRL); Ramon C. Cortines School of Visual And Performing Arts (math 18% / reading 62%, grade F, #514 of 1,170 statewide, top 44%, 1,171 students, 69% FRL) — zoned schools average 87% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $60k 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 + 0.0% rent growth), your $560k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($1.76M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $300k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $1,760,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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 1958 — 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: 1.33% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (median comp): $2,771,312
• List price: $2,000,000
• Delta: -27.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 S Wilton Pl	1.77mi	15/13.0 (+1)	9,030 (-3%)	4mo	$2,060,000	$228	48
512 N Alexandria Ave	0.28mi	12/16.0 (-2)	11,184 (+20%)	2mo	$2,400,000	$215	42
5923 Carlton Way	1.65mi	16/16.0 (+2)	9,248 (-1%)	7mo	$2,450,000	$265	40
5947 Carlton Way	1.68mi	14/14.5	10,746 (+15%)	6mo	$2,750,000	$256	33
251 N Kenmore Ave	0.48mi	12/6.0 (-2)	6,852 (-26%)	0mo	$1,920,000	$280	32
1860 N Alexandria Ave	1.66mi	12/16.0 (-2)	9,920 (+6%)	9mo	$3,125,000	$315	29
3020 W 12th	2.25mi	12/— (-2)	7,388 (-21%)	9mo	$1,400,000	$189	23
646 N Madison Ave	0.78mi	16/10.0 (+2)	7,134 (-24%)	3mo	$2,300,000	$322	18
685 S Coronado St	1.88mi	16/20.0 (+2)	11,430 (+23%)	4mo	$2,705,000	$237	17
4651 Council St	0.70mi	12/11.0 (-2)	7,444 (-20%)	10mo	$2,320,000	$312	14
6136 Eleanor Ave	1.47mi	16/8.0 (+2)	7,600 (-18%)	8mo	$2,100,000	$276	13
212 S Berendo St	0.88mi	16/8.0 (+2)	6,680 (-28%)	11mo	$1,525,000	$228	11

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $185,215
• Equity at exit: $298,207

10-year hold

• IRR: 15.5%
• Equity multiple: 2.10×
• Total profit: $614,081
• Equity at exit: $172,923

Cash invested: $560,000 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $2,572,500 ($273/sqft)
• Median days on market: 43 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +8.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90004

• Rents YoY: -1.7%
• Active inventory: 191
• Price-to-rent: 75.8×

Monthly cashflow live

• Estimated rent: $26,561 high
• Mortgage (P&I): −$10,488
• Tax from tax record: −$429 /mo · $5,152/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,578
• Net cashflow: $9,232

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$21,980
▸ 2× units	2	2	$4,584
Total (12 units)			$26,561

Break-even live

Break-even rent $14,874

Max offer price $2,000,000

Occupancy floor 60%

Sensitivity live

Price	-10% $10,365	-5% $9,798	+0% $9,232	+5% $8,666	+10% $8,100
Rent	-10% $7,134	-5% $8,183	+0% $9,232	+5% $10,282	+10% $11,331
Rate	-1.0pp $10,240	-0.5pp $9,741	base $9,232	+0.5pp $8,714	+1.0pp $8,187

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: $500,000
• Closing costs: $60,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 N Kingsley Dr Los Angeles, CA	—	1.0	442	$1,450	$3.28	3d	2	0.07mi
4425 Maplewood Ave Unit 09 Los Angeles, CA	2.0	2.0	1000	$2,295	$2.29	73d	1	0.07mi
4425 W Maplewood Ave Unit 07 Los Angeles, CA	2.0	2.0	1000	$2,295	$2.29	48d	1	0.07mi
519 Normandie Ave Unit 09 Los Angeles, CA	1.0	1.5	850	$2,300	$2.71	71d	1	0.08mi
519 Normandie Ave Unit 01 Los Angeles, CA	1.0	1.5	850	$2,600	$3.06	53d	1	0.08mi
519 N Normandie Ave Unit 15 Los Angeles, CA	—	1.0	—	$1,995	—	93d	1	0.08mi
519 N Normandie Ave Unit 06 Los Angeles, CA	1.0	1.5	850	$2,500	$2.94	68d	1	0.08mi
601 N Normandie Ave Los Angeles, CA	1.0	1.0	—	$2,055	—	4d	1	0.09mi
601 N Normandie Ave Unit 8 Los Angeles, CA	1.0	1.0	650	$2,200	$3.38	64d	1	0.09mi
601 N Normandie Ave Unit 8 Los Angeles, CA	1.0	1.0	650	$2,200	$3.38	35d	1	0.09mi
601 Normandie Ave #5 Los Angeles, CA	1.0	1.0	650	$2,400	$3.69	73d	1	0.09mi
601 Normandie Ave Unit 6 Los Angeles, CA	1.0	1.0	650	$2,300	$3.54	93d	1	0.09mi
601 Normandie Ave Unit 6 Los Angeles, CA	1.0	1.0	650	$2,300	$3.54	73d	1	0.09mi
601 Normandie Ave Unit 7 Los Angeles, CA	1.0	1.0	650	$2,200	$3.38	93d	1	0.09mi
601 Normandie Ave #5 Los Angeles, CA	1.0	1.0	650	$2,400	$3.69	93d	1	0.09mi
601 Normandie Ave Unit 7 Los Angeles, CA	1.0	1.0	650	$2,200	$3.38	73d	1	0.09mi
601 Normandie Ave #5 Los Angeles, CA	1.0	1.0	650	$2,400	$3.69	48d	1	0.09mi
601 Normandie Ave Unit 6 Los Angeles, CA	1.0	1.0	650	$2,300	$3.54	48d	1	0.09mi
601 Normandie Ave Unit 7 Los Angeles, CA	1.0	1.0	650	$2,200	$3.38	48d	1	0.09mi
626 N Kingsley Dr Apt 5 Los Angeles, CA	2.0	1.0	672	$2,100	$3.12	38d	1	0.12mi
626 N Kingsley Dr Los Angeles, CA	2.0	1.0	672	$2,086	$3.10	0d	3	0.12mi
626 N Kingsley Dr Los Angeles, CA	2.0	1.0	672	$2,295	$3.42	70d	1	0.12mi
626 N Kingsley Dr Unit 4 Los Angeles, CA	2.0	1.0	672	$2,295	$3.42	19d	1	0.12mi
626 N Kingsley Dr Los Angeles, CA	2.0	1.0	672	$2,198	$3.27	39d	3	0.12mi
4511 Rosewood Ave Los Angeles, CA	1.0	1.0	—	$1,050	—	93d	8	0.13mi
4513 Rosewood Ave Unit 2 Los Angeles, CA	1.0	1.0	220	$750	$3.41	93d	1	0.13mi
619 N Kingsley Dr Los Angeles, CA	2.0	2.0	—	$2,226	—	71d	1	0.14mi
619 N Kingsley Dr Los Angeles, CA	2.0	1.5	—	$2,103	—	57d	1	0.14mi
619 N Kingsley Dr Los Angeles, CA	2.0	1.5	—	$2,199	—	1d	1	0.14mi
518 N Harvard Blvd Los Angeles, CA	—	1.0	—	$1,180	—	28d	1	0.14mi
554 N Harvard Blvd Unit 554 Los Angeles, CA	2.0	1.0	1200	$2,500	$2.08	93d	1	0.14mi
516 N Normandie Ave Unit 2203 Los Angeles, CA	1.0	1.0	600	$1,795	$2.99	18d	1	0.15mi
512 N Normandie Ave Los Angeles, CA	—	1.0	450	$1,550	$3.44	24d	1	0.15mi
512 N Normandie Ave Los Angeles, CA	—	1.0	—	$1,550	—	21d	1	0.15mi
506 N Normandie Ave Los Angeles, CA	1.0	1.0	—	$1,899	—	93d	2	0.16mi
4660 Melrose Ave Los Angeles, CA	2.0	1.0–2.0	632	$2,936	$4.64	4d	4	0.17mi
4660 Melrose Ave Los Angeles, CA	2.0	1.0–2.0	577	$2,507	$4.34	73d	1	0.17mi
4716 Melrose Ave Los Angeles, CA	1.0	1.0	500	$1,800	$3.60	7d	1	0.17mi
437 N Ardmore Ave Los Angeles, CA	1.0	1.0	550	$1,550	$2.82	36d	1	0.17mi
431 Normandie Pl Unit 2 Los Angeles, CA	1.0	1.0	700	$1,750	$2.50	57d	1	0.18mi

Listing history 26 events

1. 2026-06-22
   days on market $2,000,000 Active 137 DOM
2. 2026-06-21
   days on market $2,000,000 Active 136 DOM
3. 2026-06-18
   days on market $2,000,000 Active 133 DOM
4. 2026-06-17
   days on market $2,000,000 Active 132 DOM
5. 2026-06-16
   days on market $2,000,000 Active 131 DOM
6. 2026-06-15
   days on market $2,000,000 Active 130 DOM
7. 2026-06-13
   days on market $2,000,000 Active 128 DOM
8. 2026-06-09
   days on market $2,000,000 Active 124 DOM
9. 2026-06-08
   days on market $2,000,000 Active 123 DOM
10. 2026-06-07
    days on market $2,000,000 Active 122 DOM
11. 2026-06-04
    days on market $2,000,000 Active 119 DOM
12. 2026-06-03
    days on market $2,000,000 Active 118 DOM
13. 2026-06-02
    days on market $2,000,000 Active 117 DOM
14. 2026-06-01
    days on market $2,000,000 Active 116 DOM
15. 2026-05-31
    days on market $2,000,000 Active 115 DOM
16. 2026-05-05
    status Active 1262-char remark

    Show marketing remark (1262 chars)

    Fantastic 12 unit building that has been in the same family since it was built in 1958. The property features a desirable unit mix of 10 spacious (1Br+1Ba) units and 2 (2Br+2Ba) with an average unit size of 775 SF. Offered at under 10.8 GRM on current rents and under $240/SF, the property stands out as an excellent "value add" opportunity with appx. 56% upside in rents, NOT including ADU potential. The property has seismic retrofitting and tuck under and carport parking with ADU potential (Buyer to verify). A new roof was installed in 2025. Laundry and storage rooms in the rear. The property is located just south of Melrose Avenue in the heart of Melrose Hill. Excellent access to LA City College, as well as major employment and lifestyle hubs, including post-production studios, creative office corridors, and media companies, and is only minutes from Paramount Studios. Its central location provides convenient connectivity to Hollywood, Koreatown, Silver Lake and DTLA, making it highly attractive to professionals in the entertainment, tech, and creative sectors! With a Walk Score of 86 ("Very Walkable"), tenants enjoy easy access to nearby restaurants, cafes, and the Metro B Line. Call for a rent roll and marketing package.

17. 2026-04-22
    historical Backup Offers Accepted 1262-char remark

    Show marketing remark (1262 chars)

    Fantastic 12 unit building that has been in the same family since it was built in 1958. The property features a desirable unit mix of 10 spacious (1Br+1Ba) units and 2 (2Br+2Ba) with an average unit size of 775 SF. Offered at under 10.8 GRM on current rents and under $240/SF, the property stands out as an excellent "value add" opportunity with appx. 56% upside in rents, NOT including ADU potential. The property has seismic retrofitting and tuck under and carport parking with ADU potential (Buyer to verify). A new roof was installed in 2025. Laundry and storage rooms in the rear. The property is located just south of Melrose Avenue in the heart of Melrose Hill. Excellent access to LA City College, as well as major employment and lifestyle hubs, including post-production studios, creative office corridors, and media companies, and is only minutes from Paramount Studios. Its central location provides convenient connectivity to Hollywood, Koreatown, Silver Lake and DTLA, making it highly attractive to professionals in the entertainment, tech, and creative sectors! With a Walk Score of 86 ("Very Walkable"), tenants enjoy easy access to nearby restaurants, cafes, and the Metro B Line. Call for a rent roll and marketing package.

18. 2026-04-13
    price $2,200,000 1262-char remark

    Show marketing remark (1262 chars)

    Fantastic 12 unit building that has been in the same family since it was built in 1958. The property features a desirable unit mix of 10 spacious (1Br+1Ba) units and 2 (2Br+2Ba) with an average unit size of 775 SF. Offered at under 10.8 GRM on current rents and under $240/SF, the property stands out as an excellent "value add" opportunity with appx. 56% upside in rents, NOT including ADU potential. The property has seismic retrofitting and tuck under and carport parking with ADU potential (Buyer to verify). A new roof was installed in 2025. Laundry and storage rooms in the rear. The property is located just south of Melrose Avenue in the heart of Melrose Hill. Excellent access to LA City College, as well as major employment and lifestyle hubs, including post-production studios, creative office corridors, and media companies, and is only minutes from Paramount Studios. Its central location provides convenient connectivity to Hollywood, Koreatown, Silver Lake and DTLA, making it highly attractive to professionals in the entertainment, tech, and creative sectors! With a Walk Score of 86 ("Very Walkable"), tenants enjoy easy access to nearby restaurants, cafes, and the Metro B Line. Call for a rent roll and marketing package.

19. 2026-02-05
    listed $2,300,000 Active 1262-char remark

    Show marketing remark (1262 chars)

    Fantastic 12 unit building that has been in the same family since it was built in 1958. The property features a desirable unit mix of 10 spacious (1Br+1Ba) units and 2 (2Br+2Ba) with an average unit size of 775 SF. Offered at under 10.8 GRM on current rents and under $240/SF, the property stands out as an excellent "value add" opportunity with appx. 56% upside in rents, NOT including ADU potential. The property has seismic retrofitting and tuck under and carport parking with ADU potential (Buyer to verify). A new roof was installed in 2025. Laundry and storage rooms in the rear. The property is located just south of Melrose Avenue in the heart of Melrose Hill. Excellent access to LA City College, as well as major employment and lifestyle hubs, including post-production studios, creative office corridors, and media companies, and is only minutes from Paramount Studios. Its central location provides convenient connectivity to Hollywood, Koreatown, Silver Lake and DTLA, making it highly attractive to professionals in the entertainment, tech, and creative sectors! With a Walk Score of 86 ("Very Walkable"), tenants enjoy easy access to nearby restaurants, cafes, and the Metro B Line. Call for a rent roll and marketing package.

20. 2024-03-28
    historical $1,795
21. 2024-03-21
    price $1,795
22. 2024-03-13
    listed $1,845
23. 2023-09-30
    historical $1,745
24. 2023-09-07
    price $1,745
25. 2023-08-24
    listed $1,795
26. 2022-06-06
    price $1,745

ⓘ 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: $5,152 · $429/mo
• Projected year-2 tax: $15,200 · $1,267/mo
• Expected delta: +$10,048/yr (+$837/mo · 195.1%)

ⓘ 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 ≥92°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: $318,732
• − Mortgage interest: −$112,031
• − Property taxes: −$5,152
• − Insurance: −$10,000
• − Repairs & maintenance: −$25,499
• − Management: −$25,499
• − Depreciation: −$58,182
• Taxable income: $82,370
• Est. tax owed @ 24.0%: −$19,769
• After-tax cash flow: $91,019/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $46,600–$139,800 screening

This 12-unit multi-family property is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for rental value increase.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Appliances white

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Replace worn-out windows — Improves energy efficiency and property value ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Alexandria Avenue Elementary Middle Virgil Middle High Belmont Senior High F CA #826/1,170 Nat'l #12,478/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 58,484
• Household income: $64,826
• Rent vs Own: 83.8% rent · 16.2% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 25% White 21% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 1% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, South Korea, China
• Languages at home: 34% English-only · Spanish 40% Korean 10% Tagalog/Filipino 8%

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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: ▼ -896.52%
• Current HPI: 421.3689
• Rent YoY: ▼ -1.71%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+125974.5% since first listed

11 events — show timeline

• 2026-05-05 Relisted — TheMLS
• 2026-04-22 Contingent — TheMLS
• 2026-04-13 Price Changed $2,200,000 TheMLS
• 2026-02-05 Listed $2,300,000 TheMLS
• 2024-03-28 Rental Removed $1,795 APPFOLIO
• 2024-03-21 Price Changed $1,795 APPFOLIO
• 2024-03-13 Listed for Rent $1,845 APPFOLIO
• 2023-09-30 Rental Removed $1,745 APPFOLIO
• 2023-09-07 Price Changed $1,745 APPFOLIO
• 2023-08-24 Listed for Rent $1,795 APPFOLIO
• 2022-06-06 Price Changed $1,745 APPFOLIO

Property tax history

+1.7%/yr

Latest (2025): $5,152 · +3.5% YoY. Source: county tax records.