1108 W 117th · West Athens, CA 90044

$1,050,000

1 bd · 1.0 ba · 568 sqft · MultiFamily public records · 97 Days on market

Built 1947 8,462 sqft lot $1849/sqft · 753% above area Est $1190k · 12% 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 +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

Key facts

• 8,462 sq ft lot
• 7 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 7 × 13-bed/7.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive. Per door: $915/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.05M).
• Recommended offer: $956k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#645 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, commute A+; Watch: crime D, amenities 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.
• Market conditions: Rents soft (-2.5%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $17,100/mo this rent would consume 385% of the median local household income ($53k/yr) (locally 7490% 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 $7k of loan paydown is wiped out by about $32k 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 $294k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($956k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $580k; list at $1.05M implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $955,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1947 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D 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: 1.63% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $1,189,595
• List price: $1,050,000
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 1.64×
• Total profit: $187,986
• Equity at exit: $156,558

10-year hold

• IRR: 22.8%
• Equity multiple: 2.69×
• Total profit: $496,158
• Equity at exit: $90,785

Cash invested: $294,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 35.8×

Monthly cashflow live

• Estimated rent: $17,100 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$1,158 /mo · $13,895/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,591
• Net cashflow: $6,407

Break-even live

Break-even rent $8,990

Max offer price $1,050,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 7× units	13	7	$17,101
Total (7 units)			$17,100

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1060 W 117th St Los Angeles, CA	1.0	1.0	650	$1,900	$2.92	17d	1	0.07mi
1140 W 120th St Unit 8 Los Angeles, CA	2.0	1.0	585	$1,800	$3.08	18d	1	0.32mi
11134 S New Hampshire Ave Los Angeles, CA	1.0	1.0	750	$1,625	$2.17	43d	1	0.41mi
11134 S New Hampshire Ave Unit 10 Los Angeles, CA	1.0	1.0	750	$1,625	$2.17	24d	1	0.41mi
1377 W 112th St Unit 8 Los Angeles, CA	1.0	1.0	650	$1,900	$2.92	43d	1	0.45mi
1125 1/2 W 111th St Los Angeles, CA	1.0	1.0	625	$1,650	$2.64	24d	1	0.47mi
11106 S Normandie Ave Los Angeles, CA	2.0	1.0	692	$2,061	$2.98	43d	1	0.52mi
11100 Normandie Ave Unit 3/4 Los Angeles, CA	2.0	1.0	750	$2,100	$2.80	24d	1	0.54mi
1336 W 109th Pl Unit 1/4 Los Angeles, CA	1.0	1.0	500	$1,600	$3.20	43d	1	0.63mi
1336 W 109th St Los Angeles, CA	2.0	1.0	580	$2,200	$3.79	43d	1	0.67mi
1212 W 107th St Unit 22 Los Angeles, CA	1.0	1.0	675	$1,595	$2.36	43d	1	0.73mi
538 W 111th Pl Los Angeles, CA	1.0	1.0	420	$2,199	$5.24	24d	1	0.74mi
10623 S Budlong Ave Los Angeles, CA	2.0	1.0	700	$2,095	$2.99	3d	2	0.79mi
1735 W 120th St Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	7d	1	0.79mi
1735 W 120th St Unit 1731-8 Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	3d	1	0.79mi
1317 W 107th St Los Angeles, CA	1.0	1.0	512	$1,695	$3.31	43d	1	0.79mi
1745 W 120th St Los Angeles, CA	1.0	1.0	470	$1,695	$3.61	10d	1	0.81mi
1153 W 106th St Unit 04 Los Angeles, CA	1.0	1.0	550	$1,800	$3.27	43d	1	0.84mi
10514 1/4 S Vermont Ave Los Angeles, CA	1.0	1.0	650	$1,695	$2.61	7d	1	0.87mi
745 W 106th St Los Angeles, CA	1.0	1.0	403	$2,200	$5.46	5d	1	0.91mi
12633 S Figueroa St Los Angeles, CA	1.0	1.0	700	$1,495	$2.14	1d	1	0.97mi
550 W 106th St Unit 550 Los Angeles, CA	1.0	1.0	572	$1,650	$2.88	4d	1	1.01mi
1543 W 105th St Unit C Los Angeles, CA	1.0	1.0	635	$1,850	$2.91	43d	1	1.04mi
227 W Imperial Hwy Unit B Los Angeles, CA	1.0	1.0	500	$2,289	$4.58	43d	1	1.05mi
1731 W 107th St Unit 1733 01 Los Angeles, CA	1.0	1.0	622	$2,000	$3.22	43d	1	1.08mi
10520 S Figueroa St Los Angeles, CA	—	1.0	450	$1,398	$3.11	3d	1	1.12mi
145 W 118th Pl Los Angeles, CA	1.0	1.0	600	$1,600	$2.67	11d	1	1.13mi
136 W Imperial Hwy Los Angeles, CA	—	1.0	465	$2,100	$4.52	24d	1	1.15mi
142 W 111th Pl Unit 142 Los Angeles, CA	2.0	1.0	730	$2,350	$3.22	2d	1	1.19mi
817 W 101st St Los Angeles, CA	2.0	1.0	638	$2,100	$3.29	43d	1	1.20mi
11813 Main St Unit 11815 Los Angeles, CA	—	1.0	375	$1,350	$3.60	4d	1	1.20mi
1535 W 102nd St Unit 06 Los Angeles, CA	2.0	1.0	625	$1,895	$3.03	43d	1	1.23mi
1834 W El Segundo Blvd Gardena, CA	1.0	1.0	708	$1,765	$2.49	43d	1	1.25mi
12423 Main St Los Angeles, CA	2.0	1.0	546	$2,395	$4.39	24d	1	1.33mi
212 E Imperial Hwy Los Angeles, CA	1.0	1.0	500	$1,640	$3.28	43d	1	1.38mi
10914 Main St Unit 202 Los Angeles, CA	2.0	1.0	570	$2,595	$4.55	19d	1	1.38mi
218 E Imperial Hwy Los Angeles, CA	1.0	1.0	500	$1,640	$3.28	43d	1	1.39mi
1317 W 97th St Unit 1 Los Angeles, CA	1.0	1.0	750	$1,750	$2.33	16d	1	1.39mi
2110 W El Segundo Blvd Unit 3 Gardena, CA	1.0	1.0	690	$1,695	$2.46	44d	1	1.45mi
10338 S Wilton Pl Unit A Los Angeles, CA	1.0	1.0	650	$2,350	$3.62	43d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $1,050,000 Active 97 DOM
2. 2026-06-17
   days on market $1,050,000 Active 96 DOM
3. 2026-06-16
   days on market $1,050,000 Active 95 DOM
4. 2026-06-15
   days on market $1,050,000 Active 94 DOM
5. 2026-06-13
   days on market $1,050,000 Active 92 DOM
6. 2026-06-09
   days on market $1,050,000 Active 88 DOM
7. 2026-06-08
   days on market $1,050,000 Active 87 DOM
8. 2026-06-07
   days on market $1,050,000 Active 86 DOM
9. 2026-06-04
   days on market $1,050,000 Active 83 DOM
10. 2026-06-03
    days on market $1,050,000 Active 82 DOM
11. 2026-06-02
    days on market $1,050,000 Active 81 DOM
12. 2026-06-01
    days on market $1,050,000 Active 80 DOM
13. 2026-05-31
    days on market $1,050,000 Active 79 DOM
14. 2026-04-27
    status Active 785-char remark

    Show marketing remark (785 chars)

    1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

15. 2026-04-17
    historical Active Under Contract 785-char remark

    Show marketing remark (785 chars)

    1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

16. 2026-04-06
    status Active 785-char remark

    Show marketing remark (785 chars)

    1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

17. 2026-03-18
    historical Active Under Contract 785-char remark

    Show marketing remark (785 chars)

    1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

18. 2026-03-13
    listed $1,050,000 Active 785-char remark

    Show marketing remark (785 chars)

    1108 W 117th St presents a 7-unit multifamily investment opportunity in the Metro Southwest Los Angeles submarket. The property consists of six 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, offering a desirable unit mix that supports consistent tenant demand. The building is fully occupied, providing stable in-place income with clear long-term upside potential. Current rents total approximately $9,216 per month, producing a trailing twelve-month NOI of approximately $70,285.54. The property offers an approximately 6.69% in-place cap rate, with additional long-term upside. Conveniently located with access to major transportation corridors, employment centers, shopping, and neighborhood amenities, the property benefits from strong rental demand in the surrounding area.

19. 2006-11-20
    historical
20. 2006-10-31
    soldstatus $580,000
21. 2006-07-14
    listed

ⓘ 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: $13,895 · $1,158/mo
• Projected year-2 tax: $13,895 · $1,158/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 4/10 Moderate 6 d/yr ≥87°F today · 18 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: $205,200
• − Mortgage interest: −$58,816
• − Property taxes: −$13,895
• − Insurance: −$5,250
• − Repairs & maintenance: −$16,416
• − Management: −$16,416
• − Depreciation: −$30,545
• Taxable income: $63,861
• Est. tax owed @ 24.0%: −$15,327
• After-tax cash flow: $61,560/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 — West Athens

• Score: 59/100
• State rank: #645
• US rank: #20146

Category grades

Amenities F Commute A+ Cost of living F Crime D Employment B- Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Athens, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+81.0% since first listed

8 events — show timeline

• 2026-04-27 Relisted — CRMLS
• 2026-04-17 Contingent — CRMLS
• 2026-04-06 Relisted — CRMLS
• 2026-03-18 Contingent — CRMLS
• 2026-03-13 Listed $1,050,000 CRMLS
• 2006-11-20 Delisted — TheMLS
• 2006-10-31 Sold (Public Records) $580,000 Public Records
• 2006-07-14 Listed — TheMLS

Property tax history

+2.2%/yr

Latest (2025): $13,895 · +7.6% YoY. Source: county tax records.