910 S Catalina St · Los Angeles, CA 90006

$1,850,000

16 bd · 8.0 ba · 6,116 sqft · MultiFamily public records · 17 Days on market

Built 1961 7,752 sqft lot

---

Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

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

Location, Location!! R4 ZONE. Heart of Koreatown. All 2 bedrooms 1 bathroom, super clean building and easy to manage. 8 parking spaces at rear of the building and coin laundry units for extra income. * * Earthquake retrofit was completed in 2020 * *

Key facts

• Earthquake retrofit
• Heart of koreatown
• Coin laundry units

Tags

• R4 ZONE
• HEART OF KOREATOWN
• 8 PARKING SPACES
• COIN LAUNDRY UNITS
• EARTHQUAKE RETROFIT

Property features AI

Finance

• Other: Property listed As Is
• Financial info: Gross income reported: $151,813; Gross operating income reported: $151,813; Gross rent multiplier: 12.18; Unit-level rents (actual): $1,198; $1,165; $1,242; $1,971; $2,300; $1,147; $2,200; $1,281; Unit-level projected rents: mostly $2,700 per unit
• HOA & community: Eight units in complex

Exterior

• Parking: Carport; Eight parking spaces (total)
• Home design: Residential income property; Two-level building
• Construction: One building
• Exterior features: No other exterior structures; Zoned LAR4

Interior

• Kitchen: Range/Oven in units
• Bedrooms: Eight 2-bedroom units
• Bathrooms: Eight 1-bath units
• Heating & cooling: Window unit cooling; Other heat
• Interior features: Window unit cooling; Other type heating; Range/Oven
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative. Per door: $-70/mo.
• To cash-flow at today's rent, offer at most $1.79M (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.53M (17.6% below list).
• Recommended offer: $1.53M (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 $15,253/mo this rent would consume 352% 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 $13k of loan paydown is wiped out by about $56k 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 17 days — a 2% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

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 $1,525,300 (17.6% 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 1961 — 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: 0.82% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-366,702
• Equity at exit: $275,841

10-year hold

• IRR: -22.9%
• Equity multiple: -0.01×
• Total profit: $-520,702
• Equity at exit: $159,954

Cash invested: $518,000 (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: 50.5×

Monthly cashflow live

• Estimated rent: $15,253 high
• Mortgage (P&I): −$9,702
• Tax from tax record: −$1,926 /mo · $23,115/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,203
• Net cashflow: $-349

Break-even live

Break-even rent $15,695

Max offer price $1,788,384

Occupancy floor 97%

Sensitivity live

Price	-10% $698	-5% $175	+0% $-349	+5% $-872	+10% $-1,396
Rent	-10% $-1,554	-5% $-951	+0% $-349	+5% $254	+10% $856
Rate	-1.0pp $583	-0.5pp $122	base $-349	+0.5pp $-828	+1.0pp $-1,316

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$15,255
Total (5 units)			$15,253

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,850,000 Active 17 DOM
2. 2026-06-17
   days on market $1,850,000 Active 16 DOM
3. 2026-06-16
   days on market $1,850,000 Active 15 DOM
4. 2026-06-15
   days on market $1,850,000 Active 14 DOM
5. 2026-06-13
   days on market $1,850,000 Active 12 DOM
6. 2026-06-09
   days on market $1,850,000 Active 8 DOM
7. 2026-06-08
   days on market $1,850,000 Active 7 DOM
8. 2026-06-07
   days on market $1,850,000 Active 6 DOM
9. 2026-06-04
   days on market $1,850,000 Active 3 DOM
10. 2026-06-03
    days on market $1,850,000 Active 2 DOM
11. 2026-06-02
    remarks 251-char remark
12. 2026-06-02
    listed $1,850,000 Active 1 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: $23,115 · $1,926/mo
• Projected year-2 tax: $23,115 · $1,926/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 ≥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: $183,036
• − Mortgage interest: −$103,629
• − Property taxes: −$23,115
• − Insurance: −$9,250
• − Repairs & maintenance: −$14,643
• − Management: −$14,643
• − Depreciation: −$53,818
• Taxable loss: −$36,061
• Est. tax savings @ 24.0%: +$8,655
• After-tax cash flow: $4,469/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

+2184.0% since first listed

17 events — show timeline

• 2026-06-01 Listed $1,850,000 TheMLS
• 2024-08-05 Listed — TheMLS
• 2024-06-17 Listed — TheMLS
• 2024-06-02 Relisted — TheMLS
• 2024-05-01 Relisted — TheMLS
• 2024-04-20 Price Changed — TheMLS
• 2024-03-06 Price Changed — TheMLS
• 2024-03-01 Price Changed — TheMLS
• 2023-11-30 Listed — TheMLS
• 2022-01-13 Sold (Public Records) $1,730,000 Public Records
• 2022-01-13 Sold (MLS) $1,730,000 CRMLS
• 2022-01-11 Pending — CRMLS
• 2021-10-22 Relisted — CRMLS
• 2021-10-14 Contingent — CRMLS
• 2021-10-07 Listed $1,850,000 CRMLS
• 1997-12-17 Sold (Public Records) $290,000 Public Records
• 1968-01-08 Sold (Public Records) $81,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $23,115 · +1.3% YoY. Source: county tax records.