2108 Maple Ave · Los Angeles, CA 90011

$3,600,000

13 bd · 26.0 ba · 16,152 sqft · MultiFamily public records · 119 Days on market

Built 1911 8,823 sqft lot $223/sqft · 13% above area Est $3192k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 26 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

RENTAL INCOME: $416,412.00 per year / $34,701.00 per month. Excellent opportunity to acquire a 26-unit apartment building in the Downtown L. A. / South Park area just south of the 10 Freeway. This 3-story, 16,152 sq. ft. building resides on an 8,823 sq. ft. corner lot which consists of thirteen 1 bed/1bath units and thirteen studios. Tremendous upside potential and is perfect for the investor looking to add more units to their portfolio at a low $138,461.00 cost per unit / $222.88 cost per square foot. The building is well taken care of and all units are mastered metered. The property is located several blocks south of the 10 Freeway on an excellent and quiet stretch of Maple Ave. and directly across the street from the Santee Education Complex. Excellent on-site manager / handy man. This asset is positioned in the northwest area of the 90011 zip code and 1.5 miles from the Crypto.com Arena. Large 1,000 sq. ft. plus basement that can potentially be used as laundry area. Seller selects all services.

Key facts

• On site manager
• Mastered metered
• Corner lot

Tags

• 26 UNIT APARTMENT BUILDING
• CORNER LOT
• MASTERED METERED
• ON SITE MANAGER
• 000 SQ FT PLUS BASEMENT

What this means for you Summary

Snapshot

• This is a 26 × 1-bed/1-bath units multifamily listed at $3.60M.

Deal economics

• At list price, monthly cash flow is $21k ($251k/yr) — positive. Per door: $804/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($57k rent vs $3.60M).
• Recommended offer: $3.28M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $57,253/mo this rent would consume 1164% of the median local household income ($59k/yr) (locally 5930% 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 $25k of loan paydown is wiped out by about $108k 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 $1.01M cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($3.28M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• 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 $3,276,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1911 — 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: 1.59% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $3,192,167
• List price: $3,600,000
• Delta: 12.78%
• Verdict: OVERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.58×
• Total profit: $581,427
• Equity at exit: $536,772

10-year hold

• IRR: 21.3%
• Equity multiple: 2.56×
• Total profit: $1,575,200
• Equity at exit: $311,262

Cash invested: $1,008,000 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 136.2×

Monthly cashflow live

• Estimated rent: $57,253 high
• Mortgage (P&I): −$18,879
• Tax from tax record: −$3,937 /mo · $47,240/yr
• Insurance: −$1,500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,023
• Net cashflow: $20,914

Break-even live

Break-even rent $30,779

Max offer price $3,600,000

Occupancy floor 58%

Sensitivity live

Price	-10% $22,952	-5% $21,933	+0% $20,914	+5% $19,895	+10% $18,877
Rent	-10% $16,391	-5% $18,653	+0% $20,914	+5% $23,176	+10% $25,437
Rate	-1.0pp $22,727	-0.5pp $21,830	base $20,914	+0.5pp $19,982	+1.0pp $19,033

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

Units	Beds	Baths	Est. rent
▸ 26× units	1	1	$57,252
Total (26 units)			$57,253

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: $900,000
• Closing costs: $108,000
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-18
   days on market $3,600,000 Active 119 DOM
2. 2026-06-17
   days on market $3,600,000 Active 118 DOM
3. 2026-06-16
   days on market $3,600,000 Active 117 DOM
4. 2026-06-15
   days on market $3,600,000 Active 116 DOM
5. 2026-06-13
   days on market $3,600,000 Active 114 DOM
6. 2026-06-09
   days on market $3,600,000 Active 110 DOM
7. 2026-06-08
   days on market $3,600,000 Active 109 DOM
8. 2026-06-07
   days on market $3,600,000 Active 108 DOM
9. 2026-06-04
   days on market $3,600,000 Active 105 DOM
10. 2026-06-03
    days on market $3,600,000 Active 104 DOM
11. 2026-06-02
    days on market $3,600,000 Active 103 DOM
12. 2026-06-01
    days on market $3,600,000 Active 102 DOM
13. 2026-05-31
    days on market $3,600,000 Active 101 DOM
14. 2026-02-19
    listed $3,600,000 Active 1013-char remark

    Show marketing remark (1013 chars)

    RENTAL INCOME: $416,412.00 per year / $34,701.00 per month. Excellent opportunity to acquire a 26-unit apartment building in the Downtown L. A. / South Park area just south of the 10 Freeway. This 3-story, 16,152 sq. ft. building resides on an 8,823 sq. ft. corner lot which consists of thirteen 1 bed/1bath units and thirteen studios. Tremendous upside potential and is perfect for the investor looking to add more units to their portfolio at a low $138,461.00 cost per unit / $222.88 cost per square foot. The building is well taken care of and all units are mastered metered. The property is located several blocks south of the 10 Freeway on an excellent and quiet stretch of Maple Ave. and directly across the street from the Santee Education Complex. Excellent on-site manager / handy man. This asset is positioned in the northwest area of the 90011 zip code and 1.5 miles from the Crypto.com Arena. Large 1,000 sq. ft. plus basement that can potentially be used as laundry area. Seller selects all services.

15. 2025-03-08
    listed Active
16. 2023-02-01
    listed Active
17. 2020-06-23
    listed Active
18. 2020-05-21
    historical Expired
19. 2020-03-12
    price
20. 2019-11-19
    price $4,140,000
21. 2019-10-28
    price
22. 2019-05-21
    listed Active
23. 2016-07-29
    soldstatus $3,240,000 Closed Sale
24. 2016-07-29
    soldstatus $3,240,000
25. 2016-07-29
    soldstatus $3,240,000
26. 2016-05-19
    status Pending Sale
27. 2016-05-14
    status Active
28. 2016-05-05
    historical Active Under Contract
29. 2016-04-11
    listed $3,323,000 Active
30. 2016-04-11
    listed $3,323,000
31. 2016-04-06
    historical Cancelled
32. 2016-04-06
    historical
33. 2016-04-04
    listed Active
34. 2016-04-03
    listed $3,323,000
35. 2010-04-24
    historical Cancelled
36. 2010-01-15
    price
37. 2009-12-04
    price
38. 2009-11-18
    listed Active
39. 2009-08-05
    historical
40. 2009-06-17
    price
41. 2009-05-05
    listed
42. 2008-07-29
    soldstatus $1,600,000
43. 2008-07-29
    soldstatus $1,600,000
44. 2008-05-13
    historical
45. 2007-08-27
    listed $1,600,000

ⓘ 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: $47,240 · $3,937/mo
• Projected year-2 tax: $47,240 · $3,937/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥93°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: $687,036
• − Mortgage interest: −$201,656
• − Property taxes: −$47,240
• − Insurance: −$18,000
• − Repairs & maintenance: −$54,963
• − Management: −$54,963
• − Depreciation: −$104,727
• Taxable income: $205,487
• Est. tax owed @ 24.0%: −$49,317
• After-tax cash flow: $201,656/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+125.0% since first listed

32 events — show timeline

• 2026-02-19 Listed $3,600,000 TheMLS
• 2025-03-08 Listed — TheMLS
• 2023-02-01 Listed — TheMLS
• 2020-06-23 Listed — TheMLS
• 2020-05-21 Delisted — TheMLS
• 2020-03-12 Price Changed — TheMLS
• 2019-11-19 Price Changed $4,140,000 SDMLS
• 2019-10-28 Price Changed — TheMLS
• 2019-05-21 Listed — TheMLS
• 2016-07-29 Sold (Public Records) $3,240,000 Public Records
• 2016-07-29 Sold (MLS) $3,240,000 SDMLS
• 2016-07-29 Sold (MLS) $3,240,000 CRMLS
• 2016-05-19 Pending — CRMLS
• 2016-05-14 Relisted — CRMLS
• 2016-05-05 Contingent — CRMLS
• 2016-04-11 Listed $3,323,000 CRMLS
• 2016-04-11 Listed $3,323,000 SDMLS
• 2016-04-06 Listing Removed — SDMLS
• 2016-04-06 Delisted — TheMLS
• 2016-04-04 Listed — TheMLS
• 2016-04-03 Listed $3,323,000 SDMLS
• 2010-04-24 Delisted — TheMLS
• 2010-01-15 Price Changed — TheMLS
• 2009-12-04 Price Changed — TheMLS
• 2009-11-18 Listed — TheMLS
• 2009-08-05 Delisted — TheMLS
• 2009-06-17 Price Changed — TheMLS
• 2009-05-05 Listed — TheMLS
• 2008-07-29 Sold (Public Records) $1,600,000 Public Records
• 2008-07-29 Sold (MLS) $1,600,000 TheMLS
• 2008-05-13 Delisted — TheMLS
• 2007-08-27 Listed $1,600,000 TheMLS

Property tax history

+9.7%/yr

Latest (2025): $47,240 · +1.4% YoY. Source: county tax records.