4835 Pickford St · Los Angeles, CA 90019

$1,650,000

12 bd · 9.0 ba · 5,180 sqft · MultiFamily public records · 245 Days on market

Built 1964 5,765 sqft lot $319/sqft · 26% above area Est $1306k · 26% over

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Why this score? — see what drove the D 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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

This unique property features four large rental units, including three 3-bedroom, 2-bath units and one 4-bedroom, 3-bath unit. All units are generously sized and include access to a large front parking area offering ample tenant convenience. All four units are currently tenant-occupied with significantly under-market rents, including two units rented at extremely low rates, offering substantial upside potential for investors. Seller is a licensed real estate broker in the state of California.

Key facts

• Front parking area
• Large rental units
• 5,765 sq ft lot

Tags

• LARGE RENTAL UNITS
• FRONT PARKING AREA

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.2-bath units multifamily listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $435/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.48M (10.1% below list).
• Recommended offer: $1.45M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 soft (-0.5%/yr); 204 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,826/mo this rent would consume 241% of the median local household income ($74k/yr) (locally 5272% 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 $11k of loan paydown is wiped out by about $50k 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 245 days — a 12% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 29y ago; this cycle's ask has dropped $145k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $450k; list at $1.65M implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,452,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $1,305,863
• List price: $1,650,000
• Delta: 26.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1434 S Orange Dr	0.36mi	12/8.0	5,894 (+14%)	12mo	$1,250,000	$212	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-200,676
• Equity at exit: $246,020

10-year hold

• IRR: -7.9%
• Equity multiple: 0.56×
• Total profit: $-202,648
• Equity at exit: $142,662

Cash invested: $462,000 (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 90019

• Rents YoY: -0.5%
• Active inventory: 204
• Price-to-rent: 37.1×

Monthly cashflow live

• Estimated rent: $14,826 high
• Mortgage (P&I): −$8,653
• Tax from tax record: −$633 /mo · $7,591/yr
• Insurance: −$688
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,113
• Net cashflow: $1,740

Break-even live

Break-even rent $12,624

Max offer price $1,650,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2.2	$14,824
Total (4 units)			$14,826

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $1,650,000 Active 245 DOM
2. 2026-06-17
   days on market $1,650,000 Active 244 DOM
3. 2026-06-16
   days on market $1,650,000 Active 243 DOM
4. 2026-06-15
   days on market $1,650,000 Active 242 DOM
5. 2026-06-13
   days on market $1,650,000 Active 240 DOM
6. 2026-06-09
   days on market $1,650,000 Active 236 DOM
7. 2026-06-08
   days on market $1,650,000 Active 235 DOM
8. 2026-06-07
   days on market $1,650,000 Active 234 DOM
9. 2026-06-04
   days on market $1,650,000 Active 231 DOM
10. 2026-06-03
    days on market $1,650,000 Active 230 DOM
11. 2026-06-02
    days on market $1,650,000 Active 229 DOM
12. 2026-06-01
    days on market $1,650,000 Active 228 DOM
13. 2026-05-31
    days on market $1,650,000 Active 227 DOM
14. 2026-04-28
    price $1,695,000 497-char remark

    Show marketing remark (497 chars)

    This unique property features four large rental units, including three 3-bedroom, 2-bath units and one 4-bedroom, 3-bath unit. All units are generously sized and include access to a large front parking area offering ample tenant convenience. All four units are currently tenant-occupied with significantly under-market rents, including two units rented at extremely low rates, offering substantial upside potential for investors. Seller is a licensed real estate broker in the state of California.

15. 2026-01-02
    status Active 497-char remark

    Show marketing remark (497 chars)

    This unique property features four large rental units, including three 3-bedroom, 2-bath units and one 4-bedroom, 3-bath unit. All units are generously sized and include access to a large front parking area offering ample tenant convenience. All four units are currently tenant-occupied with significantly under-market rents, including two units rented at extremely low rates, offering substantial upside potential for investors. Seller is a licensed real estate broker in the state of California.

16. 2025-10-15
    listed $1,795,000 Active 497-char remark

    Show marketing remark (497 chars)

    This unique property features four large rental units, including three 3-bedroom, 2-bath units and one 4-bedroom, 3-bath unit. All units are generously sized and include access to a large front parking area offering ample tenant convenience. All four units are currently tenant-occupied with significantly under-market rents, including two units rented at extremely low rates, offering substantial upside potential for investors. Seller is a licensed real estate broker in the state of California.

17. 2025-04-14
    listed Active
18. 2019-09-04
    historical Withdrawn
19. 2019-09-04
    historical
20. 2019-06-20
    price
21. 2019-06-10
    listed Active
22. 2019-06-10
    listed $1,695,000
23. 2018-12-30
    historical Expired
24. 2018-12-30
    historical
25. 2018-11-30
    listed Active
26. 2018-11-30
    listed $2,200,000
27. 2011-01-11
    soldstatus $450,000 Closed
28. 2010-12-15
    status Pending
29. 2010-11-15
    price $499,900 Active
30. 2010-11-15
    status Active
31. 2010-11-04
    status Pending
32. 2010-10-31
    status Active
33. 2010-10-31
    historical Expired
34. 2010-09-28
    price $529,900 Active
35. 2010-09-28
    status Active
36. 2010-09-25
    status Pending
37. 2010-08-27
    price $549,900
38. 2010-07-30
    listed $574,900 Active
39. 2008-04-18
    historical
40. 2006-07-26
    listed
41. 2005-09-15
    historical
42. 2005-08-26
    soldstatus $900,000
43. 2005-08-26
    soldstatus $900,000
44. 2005-07-19
    historical
45. 2005-05-16
    listed $900,000
46. 2005-05-15
    listed $900,000
47. 2003-05-20
    soldstatus $520,000
48. 2003-05-20
    soldstatus $520,000
49. 2003-04-28
    historical
50. 2003-02-21
    listed $530,000

ⓘ 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: $7,591 · $633/mo
• Projected year-2 tax: $12,540 · $1,045/mo
• Expected delta: +$4,949/yr (+$412/mo · 65.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°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: $177,912
• − Mortgage interest: −$92,426
• − Property taxes: −$7,591
• − Insurance: −$8,250
• − Repairs & maintenance: −$14,233
• − Management: −$14,233
• − Depreciation: −$48,000
• Taxable loss: −$6,821
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $22,513/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): 59,548
• Household income: $73,934
• Rent vs Own: 76.2% rent · 23.8% own
• Severe rent burden: 5272.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% White 18% Black 17% Asian 17% Two or more races 13%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 45% English-only · Spanish 38% Korean 10% Tagalog/Filipino 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: ▼ -1477.82%
• Current HPI: 425.5427
• Rent YoY: ▼ -0.50%
• 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

+836.5% since first listed

54 events — show timeline

• 2026-04-28 Price Changed $1,695,000 TheMLS
• 2026-01-02 Relisted — TheMLS
• 2025-10-15 Listed $1,795,000 TheMLS
• 2025-04-14 Listed — TheMLS
• 2019-09-04 Listing Removed — SDMLS
• 2019-09-04 Delisted — TheMLS
• 2019-06-20 Price Changed — TheMLS
• 2019-06-10 Listed $1,695,000 SDMLS
• 2019-06-10 Listed — TheMLS
• 2018-12-30 Listing Removed — SDMLS
• 2018-12-30 Delisted — TheMLS
• 2018-11-30 Listed $2,200,000 SDMLS
• 2018-11-30 Listed — TheMLS
• 2011-01-11 Sold (MLS) $450,000 TheMLS
• 2010-12-15 Pending — TheMLS
• 2010-11-15 Relisted — TheMLS
• 2010-11-15 Price Changed $499,900 TheMLS
• 2010-11-04 Pending — TheMLS
• 2010-10-31 Relisted — TheMLS
• 2010-10-31 Delisted — TheMLS
• 2010-09-28 Relisted — TheMLS
• 2010-09-28 Price Changed $529,900 TheMLS
• 2010-09-25 Pending — TheMLS
• 2010-08-27 Price Changed $549,900 TheMLS
• 2010-07-30 Listed $574,900 TheMLS
• 2008-04-18 Delisted — TheMLS
• 2006-07-26 Listed — TheMLS
• 2005-09-15 Listing Removed — CRMLS
• 2005-08-26 Sold (Public Records) $900,000 Public Records
• 2005-08-26 Sold (MLS) $900,000 TheMLS
• 2005-07-19 Delisted — TheMLS
• 2005-05-16 Listed $900,000 CRMLS
• 2005-05-15 Listed $900,000 TheMLS
• 2003-05-20 Sold (Public Records) $520,000 Public Records
• 2003-05-20 Sold (MLS) $520,000 TheMLS
• 2003-04-28 Delisted — TheMLS
• 2003-02-21 Listed $530,000 TheMLS
• 2002-06-24 Sold (Public Records) $395,000 Public Records
• 2002-06-24 Sold (MLS) $395,000 TheMLS
• 2002-04-22 Listed $400,000 TheMLS
• 1999-01-12 Sold (Public Records) $350,000 Public Records
• 1999-01-07 Sold (Public Records) $184,000 Public Records
• 1999-01-07 Sold (MLS) $179,000 TheMLS
• 1998-11-03 Delisted — TheMLS
• 1998-09-14 Sold (MLS) $199,000 CRMLS
• 1998-06-22 Listed $199,000 CRMLS
• 1998-06-17 Listed $189,000 TheMLS
• 1997-07-25 Sold (Public Records) $330,000 Public Records
• 1997-07-25 Sold (Public Records) $217,500 Public Records
• 1997-04-18 Listing Removed — CRMLS
• 1997-02-17 Listed $199,900 CRMLS
• 1991-01-03 Sold (Public Records) $330,000 Public Records
• 1990-03-07 Sold (Public Records) $73,500 Public Records
• 1987-12-28 Sold (Public Records) $181,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $7,591 · +1.8% YoY. Source: county tax records.