754 E 84th Pl · Los Angeles, CA 90001

$1,089,000

4 bd · 2.0 ba · 1,289 sqft · MultiFamily public records · 20 Days on market

Built 1965 5,101 sqft lot

---

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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent opportunity to invest and live in the same property, plenty of room in the spacious larger unit for the owner and family and enough units to help generate income to have the property pay for itself. Property has been partially refurbished, larger unit has been totally remodeled to very high standards(MUST SEE), new plumbing, electrical, kitchen, bathrooms, flooring, laundry area as well as a new roof installed, demolition and debris removal in other units started. Located near shopping, schools and transportation with easy access to 110 and 105 freeways. Property sold as-is buyer to verify all information, DO NOT DISTURB TENANTS.

Key facts

• Fully permitted adu
• 5,101 sq ft lot
• 2 parking spots

Tags

• FOUR UNIT APARTMENT BUILDING
• FULLY PERMITTED ADU
• VACANT REMODELED UNITS

Property features AI

Finance

• Financial info: Total building area about 4,137; Gross scheduled income $141,492; Net operating income $108,715; Operating expenses $32,777 (includes maintenance $4,800; insurance $3,000; water/sewer $6,370; new taxes $13,333)
• HOA & community: Rent control

Exterior

• Parking: Driveway; 2 uncovered parking spaces (total 2 parking spaces)
• Utilities: Public sewer; District/public water; Five separate gas meters; Five separate electric meters; One separate water meter
• Home design: Attached property; 2-story building; Accessory dwelling unit (1 ADU)
• Construction: One building; One common wall
• Exterior features: No pool; Curbs, sidewalks, urban setting

Interior

• Bedrooms: Unit type includes 2-bedroom units
• Interior features: Two levels; Entry on first floor
• Laundry & utility: Indoor laundry; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.09M).
• Recommended offer: $1.07M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: South Park Elementary (885 students, 97% FRL); Charles Drew Middle (681 students, 99% FRL); John C. Fremont Senior High (math 19% / reading 44%, grade F, #696 of 1,170 statewide, top 60%, 2,027 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $11,167/mo this rent would consume 221% of the median local household income ($61k/yr) (locally 2573% 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 $8k of loan paydown is wiped out by about $33k 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 20 days — a 2% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $620k; list at $1.09M implies a 76% gain — meaningful room to come down on a strong offer.

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 $1,072,665 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $698,638
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 E 80th St	0.36mi	4/2.0	1,326 (+3%)	12mo	$649,000	$489	68
8406 Avalon Blvd	0.23mi	4/2.0	1,401 (+9%)	14mo	$775,000	$553	63
1147 E 87th Pl	0.42mi	4/2.0	1,408 (+9%)	18mo	$835,000	$593	50
223 E 83rd St	0.59mi	3/3.0 (-1)	1,187 (-8%)	10mo	$790,000	$666	42
910 E 76th	0.66mi	4/2.0	1,482 (+15%)	3mo	$695,000	$469	42
1151 E 77th Pl	0.63mi	5/2.5 (+1)	1,234 (-4%)	18mo	$815,000	$660	41
919 E 92nd St	0.61mi	4/2.0	1,178 (-9%)	19mo	$600,000	$509	41
936 E 91st St	0.60mi	3/2.0 (-1)	1,218 (-6%)	22mo	$660,000	$542	39
162 E 80th St	0.71mi	3/2.0 (-1)	1,397 (+8%)	14mo	$675,000	$483	36
1337-1339 78th St E	0.74mi	3/2.0 (-1)	1,420 (+10%)	15mo	$630,000	$444	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-67,961
• Equity at exit: $162,373

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $80,307
• Equity at exit: $94,157

Cash invested: $304,920 (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 90001

• Active inventory: 52
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $11,167 medium
• Mortgage (P&I): −$5,711
• Tax from tax record: −$952 /mo · $11,429/yr
• Insurance: −$454
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,345
• Net cashflow: $1,705

Break-even live

Break-even rent $9,009

Max offer price $1,089,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,321	-5% $2,013	+0% $1,705	+5% $1,397	+10% $1,088
Rent	-10% $823	-5% $1,264	+0% $1,705	+5% $2,146	+10% $2,587
Rate	-1.0pp $2,253	-0.5pp $1,982	base $1,705	+0.5pp $1,423	+1.0pp $1,136

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$2,490
▸ 3× units	2	1	$6,768
1× unit	1	1	$1,909
Total (5 units)			$11,167

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: $272,250
• Closing costs: $32,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	45d	1	0.10mi
831 E 83rd St Los Angeles, CA	5.0	3.0	1604	$4,960	$3.09	45d	1	0.16mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	26d	1	0.20mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	3d	1	0.20mi
735 E 82nd St Los Angeles, CA	3.0	2.0	913	$3,400	$3.72	45d	1	0.20mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	45d	1	0.21mi
649 E 87th St Los Angeles, CA	4.0	2.0	980	$3,800	$3.88	23d	1	0.22mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	7d	1	0.23mi
833 E 80th St Los Angeles, CA	5.0	3.0	1850	$3,700	$2.00	5d	1	0.33mi
8416 Hooper Ave Los Angeles, CA	4.0	3.0	1600	$3,350	$2.09	45d	1	0.41mi
8715 Hooper Ave Unit 87195 Los Angeles, CA	3.0	2.0	1050	$3,490	$3.32	45d	1	0.45mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,495	$3.50	1d	1	0.49mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,995	$4.00	7d	1	0.49mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	16d	1	0.50mi
322 E 80th St Los Angeles, CA	5.0	3.0	1857	$4,700	$2.53	14d	1	0.53mi
229 E 85th St Unit 231 12 Los Angeles, CA	3.0	1.0	950	$2,750	$2.89	45d	1	0.56mi
1159 E 78th St Los Angeles, CA	4.0	2.0	1300	$3,950	$3.04	45d	1	0.57mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	45d	1	0.57mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	45d	1	0.58mi
755 E 76th Pl Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	45d	1	0.59mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	45d	1	0.59mi
8462 Zamora Ave Los Angeles, CA	3.0	1.0	952	$2,895	$3.04	26d	1	0.63mi
154 E 84th Pl Los Angeles, CA	5.0	3.0	1758	$4,990	$2.84	45d	1	0.63mi
8220 Wall St Los Angeles, CA	4.0	2.0	1200	$3,000	$2.50	16d	1	0.64mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	12d	1	0.73mi
8418 Main St Unit 8418 Los Angeles, CA	3.0	3.0	977	$2,695	$2.76	45d	1	0.73mi
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	45d	1	0.74mi
732 E 74th St Los Angeles, CA	5.0	3.0	1854	$4,000	$2.16	45d	1	0.74mi
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	45d	1	0.76mi
346 E 75th St Los Angeles, CA	5.0	3.0	1486	$3,900	$2.62	9d	1	0.79mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	26d	1	0.84mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	45d	1	0.84mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	45d	1	0.85mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	45d	1	0.88mi
1536 E 87th St Unit 87(1536B) Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	12d	1	0.89mi
7688 Main St Los Angeles, CA	3.0	2.0	1100	$3,200	$2.91	26d	1	0.90mi
1536 E 87th Pl Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	15d	1	0.91mi
1633 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	1d	1	0.91mi
1631 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	0d	1	0.91mi
213 W 82nd St Los Angeles, CA	5.0	3.0	1757	$4,200	$2.39	45d	1	0.92mi

Listing history 13 events

1. 2026-06-21
   days on market $1,089,000 Active 20 DOM
2. 2026-06-18
   days on market $1,089,000 Active 17 DOM
3. 2026-06-17
   days on market $1,089,000 Active 16 DOM
4. 2026-06-16
   days on market $1,089,000 Active 15 DOM
5. 2026-06-15
   days on market $1,089,000 Active 14 DOM
6. 2026-06-13
   days on market $1,089,000 Active 12 DOM
7. 2026-06-09
   days on market $1,089,000 Active 8 DOM
8. 2026-06-08
   days on market $1,089,000 Active 7 DOM
9. 2026-06-07
   days on market $1,089,000 Active 6 DOM
10. 2026-06-04
    days on market $1,089,000 Active 3 DOM
11. 2026-06-03
    days on market $1,089,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $1,089,000 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: $11,429 · $952/mo
• Projected year-2 tax: $11,429 · $952/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 5/10 Major 7 d/yr ≥90°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: $134,004
• − Mortgage interest: −$61,001
• − Property taxes: −$11,429
• − Insurance: −$5,445
• − Repairs & maintenance: −$10,720
• − Management: −$10,720
• − Depreciation: −$31,680
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $19,737/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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• 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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

+190.4% since first listed

14 events — show timeline

• 2026-06-01 Listed $1,089,000 CRMLS
• 2023-03-30 Sold (Public Records) $620,000 Public Records
• 2014-07-15 Sold (MLS) $410,000 CRMLS
• 2014-06-20 Pending — CRMLS
• 2014-06-18 Price Changed $409,900 CRMLS
• 2014-06-18 Relisted — CRMLS
• 2014-03-06 Listing Removed — CRMLS
• 2014-02-08 Delisted — TheMLS
• 2013-12-14 Listed $375,000 CRMLS
• 2013-12-14 Listing Removed — CRMLS
• 2012-10-09 Pending — TheMLS
• 2012-10-09 Listed — TheMLS
• 2009-10-15 Delisted — TheMLS
• 2009-03-22 Listed — TheMLS

Property tax history

+5.4%/yr

Latest (2025): $11,429 · +1.4% YoY. Source: county tax records.