5929 S Broadway · Los Angeles, CA 90003

$1,500,000

198 bd · 324.0 ba · 11,550 sqft · MultiFamily · 103 Days on market

Built 1928 4,435 sqft lot $130/sqft · 8% below area Est $1633k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 18 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

We are proud to present 5929 S Broadway, an 18-unit mixed-use building, offered at a 6.52 GRM and a 5.97% CAP on actual rents. Offered at a very low price per unit of $88,889 and at $139 per square foot on the building, this mixed-use property consists of a single, three-story brick building totaling 11,550 rentable square feet. Built in 1928, the property is situated on an 4,436 square foot LAC2 zoned corner lot with street access on two sides plus alley access. The unit mix features (2) two-bedroom one-bathroom units, seven (7) one-bedroom one-bathroom units, (7) seven Studios and two (2) ground level commercial units. THREE UNITS will be delivered VACANT which consist of a one-bedroom unit, a two-bedroom unit and a commercial unit. Located on the corner of W 59th Pl and Broadway, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles and neighboring communities such as Crenshaw, Inglewood, Lennox, Gardena, Huntington Park and South Gate. Contact the listing broker for additional information.

Key facts

• Alley access
• 4,435 sq ft lot
• Built 1928

Tags

• THREE-STORY BRICK BUILDING
• LAC2 ZONED CORNER LOT
• STREET ACCESS ON TWO SIDES
• ALLEY ACCESS
• GROUND LEVEL COMMERCIAL UNITS
• MULTIPLE METRO STATIONS

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 16×1bd/1ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $20k ($235k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($38k rent vs $1.50M).
• Recommended offer: $1.36M (9.0% below list) — sets the bar for market timing.
• Cap rate 22.0% 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 flat; 161 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $37,957/mo this rent would consume 813% of the median local household income ($56k/yr) (locally 4550% 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 $10k of loan paydown is wiped out by about $45k 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 + 0.1% rent growth), your $420k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.14M; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,365,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1928 — 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: 2.53% ✓
• Cap rate: 21.99%
• Cash-on-cash: 56.06%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $1,633,078
• List price: $1,500,000
• Delta: -8.15%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 3.14×
• Total profit: $899,833
• Equity at exit: $223,655

10-year hold

• IRR: 55.3%
• Equity multiple: 5.71×
• Total profit: $1,979,471
• Equity at exit: $129,693

Cash invested: $420,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 55.9×

Monthly cashflow live

• Estimated rent: $37,957 high
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,971
• Net cashflow: $19,620

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 43%

Sensitivity live

Price	-10% $20,656	-5% $20,138	+0% $19,620	+5% $19,102	+10% $18,583
Rent	-10% $16,621	-5% $18,121	+0% $19,620	+5% $21,119	+10% $22,618
Rate	-1.0pp $20,375	-0.5pp $20,001	base $19,620	+0.5pp $19,231	+1.0pp $18,836

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,472
▸ 16× units	1	1	$33,488
Total (18 units)			$37,957

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $1,500,000 Active 103 DOM
2. 2026-06-18
   days on market $1,500,000 Active 100 DOM
3. 2026-06-17
   days on market $1,500,000 Active 99 DOM
4. 2026-06-16
   days on market $1,500,000 Active 98 DOM
5. 2026-06-15
   days on market $1,500,000 Active 97 DOM
6. 2026-06-13
   days on market $1,500,000 Active 95 DOM
7. 2026-06-09
   days on market $1,500,000 Active 91 DOM
8. 2026-06-08
   days on market $1,500,000 Active 90 DOM
9. 2026-06-07
   pricedays on market $1,500,000 Active 89 DOM
10. 2026-06-04
    days on market $1,600,000 Active 86 DOM
11. 2026-06-03
    days on market $1,600,000 Active 85 DOM
12. 2026-06-02
    days on market $1,600,000 Active 84 DOM
13. 2026-06-01
    days on market $1,600,000 Active 83 DOM
14. 2026-05-31
    days on market $1,600,000 Active 82 DOM
15. 2026-04-13
    status Active 1098-char remark

    Show marketing remark (1098 chars)

    We are proud to present 5929 S Broadway, an 18-unit mixed-use building, offered at a 6.52 GRM and a 5.97% CAP on actual rents. Offered at a very low price per unit of $88,889 and at $139 per square foot on the building, this mixed-use property consists of a single, three-story brick building totaling 11,550 rentable square feet. Built in 1928, the property is situated on an 4,436 square foot LAC2 zoned corner lot with street access on two sides plus alley access. The unit mix features (2) two-bedroom one-bathroom units, seven (7) one-bedroom one-bathroom units, (7) seven Studios and two (2) ground level commercial units. THREE UNITS will be delivered VACANT which consist of a one-bedroom unit, a two-bedroom unit and a commercial unit. Located on the corner of W 59th Pl and Broadway, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles and neighboring communities such as Crenshaw, Inglewood, Lennox, Gardena, Huntington Park and South Gate. Contact the listing broker for additional information.

16. 2026-03-31
    historical Backup Offers Accepted 1098-char remark

    Show marketing remark (1098 chars)

    We are proud to present 5929 S Broadway, an 18-unit mixed-use building, offered at a 6.52 GRM and a 5.97% CAP on actual rents. Offered at a very low price per unit of $88,889 and at $139 per square foot on the building, this mixed-use property consists of a single, three-story brick building totaling 11,550 rentable square feet. Built in 1928, the property is situated on an 4,436 square foot LAC2 zoned corner lot with street access on two sides plus alley access. The unit mix features (2) two-bedroom one-bathroom units, seven (7) one-bedroom one-bathroom units, (7) seven Studios and two (2) ground level commercial units. THREE UNITS will be delivered VACANT which consist of a one-bedroom unit, a two-bedroom unit and a commercial unit. Located on the corner of W 59th Pl and Broadway, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles and neighboring communities such as Crenshaw, Inglewood, Lennox, Gardena, Huntington Park and South Gate. Contact the listing broker for additional information.

17. 2026-03-10
    listed $1,600,000 Active 1098-char remark

    Show marketing remark (1098 chars)

    We are proud to present 5929 S Broadway, an 18-unit mixed-use building, offered at a 6.52 GRM and a 5.97% CAP on actual rents. Offered at a very low price per unit of $88,889 and at $139 per square foot on the building, this mixed-use property consists of a single, three-story brick building totaling 11,550 rentable square feet. Built in 1928, the property is situated on an 4,436 square foot LAC2 zoned corner lot with street access on two sides plus alley access. The unit mix features (2) two-bedroom one-bathroom units, seven (7) one-bedroom one-bathroom units, (7) seven Studios and two (2) ground level commercial units. THREE UNITS will be delivered VACANT which consist of a one-bedroom unit, a two-bedroom unit and a commercial unit. Located on the corner of W 59th Pl and Broadway, this property offers excellent access with close proximity to the 110 Freeway, multiple Metro stations, and easy access to Downtown Los Angeles and neighboring communities such as Crenshaw, Inglewood, Lennox, Gardena, Huntington Park and South Gate. Contact the listing broker for additional information.

18. 2017-02-03
    soldstatus $1,140,000 Closed 157-char remark

    Show marketing remark (157 chars)

    Great income/investment property. 16 units are residential apartments and 2 units on the bottom floor are commercial units (one market and one beauty salon).

19. 2017-02-03
    soldstatus $1,140,000

    Show marketing remark (157 chars)

    Great income/investment property. 16 units are residential apartments and 2 units on the bottom floor are commercial units (one market and one beauty salon).

20. 2016-11-26
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Great income/investment property. 16 units are residential apartments and 2 units on the bottom floor are commercial units (one market and one beauty salon).

21. 2016-11-15
    status Backup Offers Accepted 157-char remark

    Show marketing remark (157 chars)

    Great income/investment property. 16 units are residential apartments and 2 units on the bottom floor are commercial units (one market and one beauty salon).

22. 2016-11-15
    listed $1,150,000 Active 157-char remark

    Show marketing remark (157 chars)

    Great income/investment property. 16 units are residential apartments and 2 units on the bottom floor are commercial units (one market and one beauty salon).

23. 2016-11-13
    listed $1,150,000
24. 2007-07-25
    historical
25. 2007-07-09
    listed
26. 2007-03-31
    historical
27. 2005-09-06
    historical
28. 2005-09-06
    listed
29. 2005-05-01
    listed
30. 2001-03-14
    historical
31. 2000-10-24
    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: $455,484
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$36,439
• − Management: −$36,439
• − Depreciation: −$43,636
• Taxable income: $224,947
• Est. tax owed @ 24.0%: −$53,987
• After-tax cash flow: $181,451/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+39.1% since first listed

17 events — show timeline

• 2026-04-13 Relisted — TheMLS
• 2026-03-31 Contingent — TheMLS
• 2026-03-10 Listed $1,600,000 TheMLS
• 2017-02-03 Sold (MLS) $1,140,000 SDMLS
• 2017-02-03 Sold (MLS) $1,140,000 TheMLS
• 2016-11-26 Pending — TheMLS
• 2016-11-15 Pending — TheMLS
• 2016-11-15 Listed $1,150,000 TheMLS
• 2016-11-13 Listed $1,150,000 SDMLS
• 2007-07-25 Delisted — TheMLS
• 2007-07-09 Listed — TheMLS
• 2007-03-31 Delisted — TheMLS
• 2005-09-06 Listed — TheMLS
• 2005-09-06 Delisted — TheMLS
• 2005-05-01 Listed — TheMLS
• 2001-03-14 Delisted — TheMLS
• 2000-10-24 Listed — TheMLS