682 W 12th · Los Angeles, CA 90731

$1,225,000

4 bd · 4.0 ba · 4,512 sqft · MultiFamily public records · 41 Days on market

Built 1907 6,751 sqft lot $271/sqft · 6% above area Est $1150k · 6% 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 +16.7/30.0
• DSCR +5.2/10.0
• ARV discount +4.6/15.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

Key facts

• In-unit laundry
• Enhanced plumbing
• 6,751 sq ft lot

Tags

• IN-UNIT LAUNDRY
• VINYL RETROFIT WINDOWS
• UPDATED ELECTRICAL SYSTEMS
• ENHANCED PLUMBING

Property features AI

Finance

• Other: Property is rent controlled; Actual monthly rents reported: $1,658; $2,010; $2,065; $3,400
• Financial info: Total building area 4,512; Gross scheduled income approximately $109,596; Gross income approximately $109,596; Net operating income approximately $75,808; Operating expenses approximately $30,500 (includes $2,500 insurance and $9,000 water/sewer)
• HOA & community: Community curbs

Exterior

• Utilities: Public sewer; District/public water; Four separate electric meters; Four separate gas meters; One separate water meter
• Home design: 2-story multi-unit building; One building containing four units; No ADU
• Construction: Year built per public records
• Exterior features: No pool

Interior

• Bedrooms: Four rental units: two 3-bedroom units and one 2-bedroom unit and one 2-bedroom? (unit breakdown: one 2-bed unit, three 3-bed units) - units unfurnished
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Entry on level 1; Attached property with 2+ common walls
• Laundry & utility: In-unit laundry area with washer hookup

What this means for you Summary

Snapshot

• This is a 3×3bd/1ba + 1×2bd/1ba units multifamily listed at $1.23M.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive. Per door: $188/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 $1.11M (9.4% below list).
• Recommended offer: $1.11M (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 soft (-1.4%/yr); 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,102/mo this rent would consume 174% of the median local household income ($76k/yr) (locally 4568% 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 $8k of loan paydown is wiped out by about $37k 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 41 days — a 3% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 32y 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 $800k; list at $1.23M implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,110,200 (9.4% below list)

Questions for the listing agent

1. It's been on market 41 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 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.91% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,150,381
• List price: $1,225,000
• Delta: 6.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-183,139
• Equity at exit: $182,651

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-223,833
• Equity at exit: $105,916

Cash invested: $343,000 (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 90731

• Rents YoY: -1.4%
• Active inventory: 121
• Price-to-rent: 35.8×

Monthly cashflow live

• Estimated rent: $11,102 high
• Mortgage (P&I): −$6,424
• Tax from tax record: −$1,082 /mo · $12,988/yr
• Insurance: −$510
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,331
• Net cashflow: $754

Break-even live

Break-even rent $10,148

Max offer price $1,225,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$8,565
1× unit	2	1	$2,538
Total (4 units)			$11,102

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: $306,250
• Closing costs: $36,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 S Alma St San Pedro, CA	3.0	1.5	3600	$4,200	$1.17	44d	1	0.42mi

Listing history 50 events

1. 2026-06-18
   days on market $1,225,000 Active 41 DOM
2. 2026-06-17
   days on market $1,225,000 Active 40 DOM
3. 2026-06-16
   days on market $1,225,000 Active 39 DOM
4. 2026-06-16
   price $1,225,000 Active 38 DOM
5. 2026-06-15
   days on market $1,250,000 Active 38 DOM
6. 2026-06-13
   days on market $1,250,000 Active 36 DOM
7. 2026-06-09
   days on market $1,250,000 Active 32 DOM
8. 2026-06-08
   days on market $1,250,000 Active 31 DOM
9. 2026-06-07
   days on market $1,250,000 Active 30 DOM
10. 2026-06-04
    days on market $1,250,000 Active 27 DOM
11. 2026-06-03
    days on market $1,250,000 Active 26 DOM
12. 2026-06-02
    days on market $1,250,000 Active 25 DOM
13. 2026-06-01
    days on market $1,250,000 Active 24 DOM
14. 2026-05-31
    days on market $1,250,000 Active 23 DOM
15. 2026-05-08
    listed $1,250,000 Active 839-char remark
16. 2017-01-11
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

17. 2016-09-07
    soldstatus $800,000
18. 2016-09-05
    soldstatus $800,000 Closed 435-char remark

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

19. 2016-09-05
    soldstatus $800,000

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

20. 2016-07-15
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

21. 2016-07-06
    historical Withdrawn 435-char remark

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

22. 2016-06-29
    listed $799,900 Active 435-char remark

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

23. 2016-06-29
    listed $799,900

    Show marketing remark (435 chars)

    Great Income Producing Property. Building has a great unit mix with three 3 bedroom, 1 bath units, and one 2 bedroom, 1 bath unit. All tenants are long term tenants who have been there several years. Almost no vacancy factor or turnover. Units are separately metered for gas and electric. Priced at a 5.4% Cap Rate and an 11.4 GRM. With $70,000 in actual rents collected in 2015 and minimal expenses, this building is a cash flow king.

24. 2016-05-16
    historical
25. 2016-05-16
    historical
26. 2016-03-03
    listed $829,900 Active
27. 2016-03-01
    listed $829,900
28. 2015-03-19
    historical Cancelled
29. 2015-03-19
    historical
30. 2015-01-23
    listed Active
31. 2015-01-22
    listed $850,000
32. 2013-12-09
    historical
33. 2013-09-12
    listed $829,000 Active
34. 2012-07-02
    historical Expired
35. 2012-05-18
    listed Active
36. 2011-07-01
    historical
37. 2011-03-22
    price $769,000
38. 2010-09-30
    listed $799,000 Active
39. 2007-11-07
    historical
40. 2007-10-15
    historical
41. 2007-10-15
    historical
42. 2007-08-16
    listed $849,000
43. 2007-08-15
    listed
44. 2007-08-14
    listed $849,000
45. 2007-08-09
    historical
46. 2007-06-13
    listed $875,000
47. 2006-06-20
    soldstatus $755,000
48. 2006-06-15
    soldstatus $755,000
49. 2005-12-05
    listed $799,000
50. 2005-01-14
    historical

ⓘ 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: $12,988 · $1,082/mo
• Projected year-2 tax: $12,988 · $1,082/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 3/10 Moderate 7 d/yr ≥85°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $133,224
• − Mortgage interest: −$68,619
• − Property taxes: −$12,988
• − Insurance: −$6,125
• − Repairs & maintenance: −$10,658
• − Management: −$10,658
• − Depreciation: −$35,636
• Taxable loss: −$11,461
• Est. tax savings @ 24.0%: +$2,751
• After-tax cash flow: $11,796/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+512.5% since first listed

41 events — show timeline

• 2026-06-16 Price Changed $1,225,000 CRMLS
• 2026-05-08 Listed $1,250,000 CRMLS
• 2017-01-11 Pending — TheMLS
• 2016-09-07 Sold (Public Records) $800,000 Public Records
• 2016-09-05 Sold (MLS) $800,000 SDMLS
• 2016-09-05 Sold (MLS) $800,000 TheMLS
• 2016-07-15 Pending — TheMLS
• 2016-07-06 Delisted — TheMLS
• 2016-06-29 Listed $799,900 TheMLS
• 2016-06-29 Listed $799,900 SDMLS
• 2016-05-16 Listing Removed — SDMLS
• 2016-05-16 Listing Removed — CRMLS
• 2016-03-03 Listed $829,900 CRMLS
• 2016-03-01 Listed $829,900 SDMLS
• 2015-03-19 Listing Removed — SDMLS
• 2015-03-19 Delisted — TheMLS
• 2015-01-23 Listed — TheMLS
• 2015-01-22 Listed $850,000 SDMLS
• 2013-12-09 Listing Removed — CRMLS
• 2013-09-12 Listed $829,000 CRMLS
• 2012-07-02 Delisted — TheMLS
• 2012-05-18 Listed — TheMLS
• 2011-07-01 Listing Removed — CRMLS
• 2011-03-22 Price Changed $769,000 CRMLS
• 2010-09-30 Listed $799,000 CRMLS
• 2007-11-07 Listing Removed — CRMLS
• 2007-10-15 Delisted — TheMLS
• 2007-10-15 Listing Removed — CRMLS
• 2007-08-16 Listed $849,000 CRMLS
• 2007-08-15 Listed — TheMLS
• 2007-08-14 Listed $849,000 CRMLS
• 2007-08-09 Listing Removed — CRMLS
• 2007-06-13 Listed $875,000 CRMLS
• 2006-06-20 Sold (Public Records) $755,000 Public Records
• 2006-06-15 Sold (MLS) $755,000 CRMLS
• 2005-12-05 Listed $799,000 CRMLS
• 2005-01-14 Listing Removed — CRMLS
• 2004-10-11 Listed $770,000 CRMLS
• 1994-12-16 Sold (Public Records) $203,000 Public Records
• 1994-12-16 Sold (MLS) $203,000 CRMLS
• 1994-09-27 Listed $200,000 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $12,988 · +1.5% YoY. Source: county tax records.