2640 Dalton Ave · Los Angeles, CA 90018

$1,250,000

10 bd · 9.0 ba · 5,621 sqft · MultiFamily public records · 49 Days on market

Built 1984 7,102 sqft lot $222/sqft · at area comps Est $1276k · at est. ↓ 17% since listing

---

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 +23.0/30.0
• ARV discount +8.4/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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: 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 MLS

2640 Dalton Ave is a 5-unit apartment building situated in the heart of flourishing West Adams. Currently operating at a 5.55% CAP and 11.24 GRM, the subject property is ideal for any investor looking for strong day one cash flow. The subject property is non RSO rent control- it is only subject to CA AB 1482 which allows 8% increases or 5%+CPI annually. Two(2) of the Five units have been completely renovated. Don't miss this opportunity to own in one of the most rapidly appreciating neighborhoods in all of Los Angeles! 2640 Dalton Ave is comprised of (1) 3-Bed/2-Bath, (3) 2-Bed/1.5-Bath townhomes and (1) 1Bed-1Bath units. Two units have been meticulously renovated including Central A/C, Ring Doorbells, new floors, cabinets, appliances, fixtures, bathrooms, etc. There are (8) parking spaces with alleyway access, private patios for each unit, and convenient on-site laundry. The subject property is conveniently located in-between Downtown Culver City, Downtown Los Angeles and the city's metro line. Renters will enjoy the proximity to the 10 , 405 and 110 freeways, making commuting in Los Angeles a breeze. This is an excellent opportunity to acquire an investment property with strong income and little maintenance.

Key facts

• 7,102 sq ft lot
• Built 1984
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 4×2bd/1.5ba + 1×3bd/2ba units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $442/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 rising (+1.1%/yr); 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,869/mo this rent would consume 265% of the median local household income ($63k/yr) (locally 3780% 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 $9k of loan paydown is wiped out by about $38k 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 49 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,212,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,275,938
• List price: $1,250,000
• Delta: -2.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2634 Dalton Ave	0.01mi	10/7.5	5,621 (0%)	10mo	$1,650,000	$294	86
2641 S La Salle Ave	0.12mi	10/8.0	5,662 (+1%)	19mo	$1,510,000	$267	74
2945 Van Buren Pl	0.45mi	9/4.5 (-1)	5,405 (-4%)	3mo	$1,062,000	$196	51
1680 W 22nd St	0.49mi	10/6.0	5,000 (-11%)	10mo	$1,050,000	$210	38
3105 S Walton Ave	0.61mi	11/11.0 (+1)	5,264 (-6%)	21mo	$1,827,000	$347	30
1464 W 35th Pl	0.55mi	11/6.0 (+1)	4,876 (-13%)	11mo	$1,200,000	$246	26

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-87,005
• Equity at exit: $186,379

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $6,210
• Equity at exit: $108,077

Cash invested: $350,000 (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 90018

• Rents YoY: 1.1%
• Active inventory: 114
• Price-to-rent: 38.8×

Monthly cashflow live

• Estimated rent: $13,869 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$1,673 /mo · $20,072/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,912
• Net cashflow: $2,208

Break-even live

Break-even rent $11,074

Max offer price $1,250,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$10,728
1× unit	3	2	$3,141
Total (5 units)			$13,869

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$12,581	$2.78	1d	9	1.06mi

Listing history 25 events

1. 2026-06-18
   days on market $1,250,000 Active 49 DOM
2. 2026-06-17
   days on market $1,250,000 Active 48 DOM
3. 2026-06-16
   days on market $1,250,000 Active 47 DOM
4. 2026-06-15
   days on market $1,250,000 Active 46 DOM
5. 2026-06-13
   days on market $1,250,000 Active 44 DOM
6. 2026-06-09
   days on market $1,250,000 Active 40 DOM
7. 2026-06-08
   days on market $1,250,000 Active 39 DOM
8. 2026-06-07
   days on market $1,250,000 Active 38 DOM
9. 2026-06-04
   days on market $1,250,000 Active 35 DOM
10. 2026-06-03
    days on market $1,250,000 Active 34 DOM
11. 2026-06-02
    days on market $1,250,000 Active 33 DOM
12. 2026-06-01
    days on market $1,250,000 Active 32 DOM
13. 2026-05-31
    days on market $1,250,000 Active 31 DOM
14. 2026-04-30
    listed $1,250,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    2640 Dalton Ave is a 5-unit apartment building situated in the heart of flourishing West Adams. Currently operating at a 5.55% CAP and 11.24 GRM, the subject property is ideal for any investor looking for strong day one cash flow. The subject property is non RSO rent control- it is only subject to CA AB 1482 which allows 8% increases or 5%+CPI annually. Two(2) of the Five units have been completely renovated. Don't miss this opportunity to own in one of the most rapidly appreciating neighborhoods in all of Los Angeles! 2640 Dalton Ave is comprised of (1) 3-Bed/2-Bath, (3) 2-Bed/1.5-Bath townhomes and (1) 1Bed-1Bath units. Two units have been meticulously renovated including Central A/C, Ring Doorbells, new floors, cabinets, appliances, fixtures, bathrooms, etc. There are (8) parking spaces with alleyway access, private patios for each unit, and convenient on-site laundry. The subject property is conveniently located in-between Downtown Culver City, Downtown Los Angeles and the city's metro line. Renters will enjoy the proximity to the 10 , 405 and 110 freeways, making commuting in Los Angeles a breeze. This is an excellent opportunity to acquire an investment property with strong income and little maintenance.

15. 2026-04-29
    historical $1,250,000 1231-char remark

    Show marketing remark (1231 chars)

    2640 Dalton Ave is a 5-unit apartment building situated in the heart of flourishing West Adams. Currently operating at a 5.55% CAP and 11.24 GRM, the subject property is ideal for any investor looking for strong day one cash flow. The subject property is non RSO rent control- it is only subject to CA AB 1482 which allows 8% increases or 5%+CPI annually. Two(2) of the Five units have been completely renovated. Don't miss this opportunity to own in one of the most rapidly appreciating neighborhoods in all of Los Angeles! 2640 Dalton Ave is comprised of (1) 3-Bed/2-Bath, (3) 2-Bed/1.5-Bath townhomes and (1) 1Bed-1Bath units. Two units have been meticulously renovated including Central A/C, Ring Doorbells, new floors, cabinets, appliances, fixtures, bathrooms, etc. There are (8) parking spaces with alleyway access, private patios for each unit, and convenient on-site laundry. The subject property is conveniently located in-between Downtown Culver City, Downtown Los Angeles and the city's metro line. Renters will enjoy the proximity to the 10 , 405 and 110 freeways, making commuting in Los Angeles a breeze. This is an excellent opportunity to acquire an investment property with strong income and little maintenance.

16. 2024-03-24
    historical $2,625
17. 2024-03-13
    listed $2,625
18. 2023-10-20
    historical $2,625
19. 2023-09-07
    listed $2,625
20. 2018-12-28
    soldstatus $1,425,000 Closed Sale 152-char remark

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

21. 2018-12-28
    soldstatus $1,425,000

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

22. 2018-12-28
    soldstatus $2,850,000

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

23. 2018-11-08
    listed Active Under Contract 152-char remark

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

24. 2018-11-07
    listed $1,500,000 152-char remark

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

25. 2018-11-07
    listed $1,500,000

    Show marketing remark (152 chars)

    Unique opportunity to own landmark apartment complex in Los Angeles. Well kept 5 unit apartment complex close to USC, freeways and Downtown Los Angeles.

ⓘ 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: $20,072 · $1,673/mo
• Projected year-2 tax: $20,072 · $1,673/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 · 22 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: $166,428
• − Mortgage interest: −$70,019
• − Property taxes: −$20,072
• − Insurance: −$6,250
• − Repairs & maintenance: −$13,314
• − Management: −$13,314
• − Depreciation: −$36,364
• Taxable income: $7,095
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $24,792/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): 48,745
• Household income: $62,864
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 3780.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 57% Black 24% Two or more races 16% White 8% Asian 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: British 2% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 38% English-only · Spanish 53% Korean 3% French/Haitian/Cajun 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: ▼ -812.15%
• Current HPI: 490.9265
• Rent YoY: ▲ 1.15%
• 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

-16.7% since first listed

12 events — show timeline

• 2026-04-30 Listed $1,250,000 CRMLS
• 2026-04-29 Coming Soon $1,250,000 CRMLS
• 2024-03-24 Rental Removed $2,625 APPFOLIO
• 2024-03-13 Listed for Rent $2,625 APPFOLIO
• 2023-10-20 Rental Removed $2,625 APPFOLIO
• 2023-09-07 Listed for Rent $2,625 APPFOLIO
• 2018-12-28 Sold (Public Records) $2,850,000 Public Records
• 2018-12-28 Sold (MLS) $1,425,000 SDMLS
• 2018-12-28 Sold (MLS) $1,425,000 CRMLS
• 2018-11-08 Listed — CRMLS
• 2018-11-07 Listed $1,500,000 SDMLS
• 2018-11-07 Listed $1,500,000 CRMLS

Property tax history

+9.7%/yr

Latest (2025): $20,072 · +1.3% YoY. Source: county tax records.