150 W 33rd St · Los Angeles, CA 90007

$1,249,999

4 bd · 8.0 ba · 4,744 sqft · MultiFamily public records · 251 Days on market

Built 1905 5,062 sqft lot $263/sqft · 5% above area Est $1187k · 5% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 8 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

150 W 33rd St is a 4,744 square foot multi-family 8 unit 2 story home on a 5,062 square foot lot. Has front gate entrance. Only 4 minutes from one of the best private University Shools in SoCal, USC! 6 mins from Los Angeles Convention Center & Crypto Arena, and proximity to "City of Angels", Downtown Los Angeles. This beautiful property won't last long.

Key facts

• 2 story home
• Multi-family 8 unit
• 5,062 sq ft lot

Tags

• MULTI-FAMILY 8 UNIT
• 2 STORY HOME

What this means for you Summary

Snapshot

• This is a 8 × 4-bed/?-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $18k ($222k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $1.25M).
• Recommended offer: $1.10M (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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 fast (+5.9%/yr); 82 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $33,282/mo this rent would consume 1129% of the median local household income ($35k/yr) (locally 4179% 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $350k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $357k; list at $1.25M implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $1,099,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% 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 1905 — 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: 2.66% ✓
• Cap rate: 24.02%
• Cash-on-cash: 63.33%
• DSCR: 3.82
• GRM: 3.1

CMA / ARV

• ARV (median comp): $1,187,128
• List price: $1,249,999
• Delta: 5.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 4.07×
• Total profit: $1,073,044
• Equity at exit: $186,379

10-year hold

• IRR: 70.7%
• Equity multiple: 9.23×
• Total profit: $2,881,116
• 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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 82
• Price-to-rent: 25.0×

Monthly cashflow live

• Estimated rent: $33,282 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$747 /mo · $8,959/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,989
• Net cashflow: $18,470

Break-even live

Break-even rent $9,902

Max offer price $1,249,999

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
▸ 8× units	4	—	$33,280
Total (8 units)			$33,282

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 E 36th St Unit 145 Los Angeles, CA	5.0	3.0	4500	$5,400	$1.20	24d	1	0.26mi
225 E 30th St Unit 225 1/2 Los Angeles, CA	3.0	2.0	4346	$3,100	$0.71	43d	1	0.32mi
215 E 29th St Unit 1 Los Angeles, CA	4.0	4.0	4000	$750	$0.19	24d	1	0.36mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	1d	2	1.21mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	1d	9	1.28mi
1265 E Adams Blvd Unit 1 Los Angeles, CA	5.0	4.0	4000	$749	$0.19	24d	1	1.38mi

Listing history 34 events

1. 2026-06-18
   days on market $1,249,999 Active 251 DOM
2. 2026-06-17
   days on market $1,249,999 Active 250 DOM
3. 2026-06-16
   days on market $1,249,999 Active 249 DOM
4. 2026-06-15
   days on market $1,249,999 Active 248 DOM
5. 2026-06-13
   days on market $1,249,999 Active 246 DOM
6. 2026-06-09
   days on market $1,249,999 Active 242 DOM
7. 2026-06-08
   days on market $1,249,999 Active 241 DOM
8. 2026-06-07
   days on market $1,249,999 Active 240 DOM
9. 2026-06-04
   days on market $1,249,999 Active 237 DOM
10. 2026-06-03
    days on market $1,249,999 Active 236 DOM
11. 2026-06-02
    days on market $1,249,999 Active 235 DOM
12. 2026-06-01
    days on market $1,249,999 Active 234 DOM
13. 2026-05-31
    days on market $1,249,999 Active 233 DOM
14. 2025-10-10
    listed $1,249,999 Active 371-char remark

    Show marketing remark (371 chars)

    150 W 33rd St is a 4,744 square foot multi-family 8 unit 2 story home on a 5,062 square foot lot. Has front gate entrance. Only 4 minutes from one of the best private University Shools in SoCal, USC! 6 mins from Los Angeles Convention Center & Crypto Arena, and proximity to "City of Angels", Downtown Los Angeles. This beautiful property won't last long.

15. 2025-09-30
    historical
16. 2025-01-08
    listed $1,249,999 Active
17. 2019-01-30
    historical
18. 2018-12-01
    status Active
19. 2018-12-01
    historical Hold Do Not Show
20. 2018-11-02
    historical Hold Do Not Show
21. 2018-09-01
    status Active
22. 2018-08-15
    historical Hold Do Not Show
23. 2018-07-15
    listed $1,179,000 Active
24. 2018-07-15
    listed $1,179,000
25. 2010-02-10
    soldstatus $357,000
26. 2009-11-25
    historical Expired
27. 2009-07-22
    price
28. 2009-06-12
    price
29. 2009-05-08
    listed
30. 2009-03-02
    historical
31. 2008-11-05
    listed $600,000
32. 2008-05-29
    historical
33. 2008-03-22
    listed
34. 1980-02-29
    soldstatus $65,000

ⓘ 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: $8,959 · $747/mo
• Projected year-2 tax: $9,500 · $792/mo
• Expected delta: +$541/yr (+$45/mo · 6.0%)

ⓘ 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 ≥88°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: $399,384
• − Mortgage interest: −$70,019
• − Property taxes: −$8,959
• − Insurance: −$6,250
• − Repairs & maintenance: −$31,951
• − Management: −$31,951
• − Depreciation: −$36,364
• Taxable income: $213,890
• Est. tax owed @ 24.0%: −$51,334
• After-tax cash flow: $170,309/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 5%

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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+1823.1% since first listed

21 events — show timeline

• 2025-10-10 Listed $1,249,999 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-01-08 Listed $1,249,999 CRMLS
• 2019-01-30 Listing Removed — SDMLS
• 2018-12-01 Relisted — CRMLS
• 2018-12-01 Delisted — CRMLS
• 2018-11-02 Delisted — CRMLS
• 2018-09-01 Relisted — CRMLS
• 2018-08-15 Delisted — CRMLS
• 2018-07-15 Listed $1,179,000 SDMLS
• 2018-07-15 Listed $1,179,000 CRMLS
• 2010-02-10 Sold (Public Records) $357,000 Public Records
• 2009-11-25 Delisted — TheMLS
• 2009-07-22 Price Changed — TheMLS
• 2009-06-12 Price Changed — TheMLS
• 2009-05-08 Listed — TheMLS
• 2009-03-02 Listing Removed — CRMLS
• 2008-11-05 Listed $600,000 CRMLS
• 2008-05-29 Delisted — TheMLS
• 2008-03-22 Listed — TheMLS
• 1980-02-29 Sold (Public Records) $65,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $8,959 · +1.6% YoY. Source: county tax records.