786 E 41st · Los Angeles, CA 90011

$759,800

6 bd · 4.0 ba · 2,730 sqft · MultiFamily public records · 3 Days on market

Built 1919 7,147 sqft lot Est $732k · at est.

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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 +5.8/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• 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

TERRIFIC INVESTMENT REAL ESTATE OPPORTUNITY WITH POTENTIAL RENTAL UPSIDE OF 20% +/-!!!! All units are one bed/one bath, plus two of the four units have a large den. Property features newer exterior paint and updated electrical system. Additionally the property is individually metered for gas/electricity and units have individual water heaters (some units have washer/dryer hookups). Ample amount of parking is available for tenant convenience in the rear of the building (8+ open spaces). Some of the units h

Key facts

• High demand corridor
• Tenant occupied
• Two story quadruplex

Tags

• TWO STORY QUADRUPLEX
• HIGH DEMAND CORRIDOR
• TENANT OCCUPIED
• CASH FLOWING ASSET
• LONG TERM APPRECIATION

Property features AI

Finance

• Other: Total number of buildings: 1
• Financial info: Gross scheduled income: $74,722; Gross income: $74,722; Net operating income: $53,318; Operating expenses: $21,405 (includes $1,000 maintenance, $1,766 insurance, $4,391 water/sewer, $1,500 gardener); Property is subject to rent control; Tenants pay all utilities; Building area total: 2,730 (units of area recorded)

Exterior

• Parking: Driveway parking available
• Utilities: Public sewer; District/public water; One water meter; Four separate gas meters; Four separate electric meters
• Home design: Attached multi-unit property; Two-story building; Total of 4 residential units; 2+ common walls
• Construction: Year built sourced from assessor
• Exterior features: No pool; Neighborhood includes gutters, curbs, street lighting, storm drains and sidewalks; Walking/riding stables noted in community features; Urban setting

Interior

• Kitchen: Kitchens in each unit (appliances not specified)
• Bedrooms: Four units with 1 bedroom each
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Front entry; Two-level layout; Entry on first level
• Laundry & utility: No on-site laundry specified

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $760k.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $760k).
• Cap rate 13.1% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $11,863/mo this rent would consume 241% 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 $5k of loan paydown is wiped out by about $23k 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 $213k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $650k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $759,800

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $731,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 E 41st St	0.06mi	6/—	2,376 (-13%)	5mo	$390,000	$164	71
456 E 43rd Pl	0.40mi	5/4.0 (-1)	2,640 (-3%)	3mo	$935,000	$354	68
631 E 47th St	0.58mi	7/4.0 (+1)	2,912 (+7%)	3mo	$820,000	$282	54
511 E 33rd St	0.61mi	6/4.0	2,848 (+4%)	16mo	$600,000	$211	51
687 E 49th	0.70mi	6/4.0	3,000 (+10%)	1mo	$805,000	$268	50
1138 E 45th St	0.57mi	5/4.0 (-1)	2,460 (-10%)	2mo	$575,000	$234	50
4245 Wall St	0.60mi	5/4.5 (-1)	2,954 (+8%)	10mo	$810,000	$274	43
1241 E 43rd	0.58mi	5/3.0 (-1)	2,362 (-14%)	3mo	$555,000	$235	39
3215 Trinity St	0.64mi	5/3.0 (-1)	2,472 (-10%)	17mo	$750,000	$303	31

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $116,636
• Equity at exit: $113,289

10-year hold

• IRR: 20.7%
• Equity multiple: 2.51×
• Total profit: $320,874
• Equity at exit: $65,694

Cash invested: $212,744 (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: 21.4×

Monthly cashflow live

• Estimated rent: $11,863 medium
• Mortgage (P&I): −$3,984
• Tax from tax record: −$761 /mo · $9,138/yr
• Insurance: −$317
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,491
• Net cashflow: $4,309

Break-even live

Break-even rent $6,408

Max offer price $759,800

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$11,864
Total (4 units)			$11,863

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: $189,950
• Closing costs: $22,794
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 E 32nd St Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	16d	1	0.48mi
839 E 32nd St Unit 32(841) Los Angeles, CA	5.0	4.0	2150	$4,000	$1.86	24d	1	0.48mi
3839 Woodlawn Ave Unit 1/2 Los Angeles, CA	6.0	3.0	1915	$4,500	$2.35	4d	1	0.67mi
1440 E 42nd St Los Angeles, CA	5.0	3.0	1849	$3,895	$2.11	43d	1	0.78mi
618 E 28th St Los Angeles, CA	5.0	5.0	1900	$4,000	$2.11	43d	1	0.79mi
751 E Adams Blvd Los Angeles, CA	5.0	5.5	2050	$6,000	$2.93	43d	1	0.84mi
1142 E 50th St Los Angeles, CA	5.0	3.0	1857	$3,900	$2.10	43d	1	0.86mi
213 W 43rd St Los Angeles, CA	5.0	4.0	2302	$4,200	$1.82	4d	1	0.87mi
1635 E 33rd St Los Angeles, CA	5.0	4.0	3000	$750	$0.25	24d	1	1.02mi
238 W 46th St Los Angeles, CA	5.0	3.0	1848	$3,890	$2.10	24d	1	1.02mi
116 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	43d	1	1.08mi
114 W 50th St Los Angeles, CA	5.0	3.0	1858	$4,000	$2.15	43d	1	1.09mi
1011 56th St Los Angeles, CA	5.0	3.0	1993	$4,200	$2.11	43d	1	1.21mi
122 E 24th St Los Angeles, CA	5.0	3.0	1819	$4,200	$2.31	43d	1	1.21mi

Listing history 6 events

1. 2026-06-18
   days on market $759,800 Active 3 DOM
2. 2026-06-17
   days on market $759,800 Active 2 DOM
3. 2026-06-15
   statusdays on market $759,800 Active 1 DOM
4. 2026-06-15
   days on market $759,800 Coming Soon 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $759,800 Coming Soon 1 DOM

ⓘ 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: $9,138 · $761/mo
• Projected year-2 tax: $9,138 · $761/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°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: $142,356
• − Mortgage interest: −$42,561
• − Property taxes: −$9,138
• − Insurance: −$3,799
• − Repairs & maintenance: −$11,388
• − Management: −$11,388
• − Depreciation: −$22,103
• Taxable income: $41,979
• Est. tax owed @ 24.0%: −$10,075
• After-tax cash flow: $41,636/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

+2432.7% since first listed

29 events — show timeline

• 2026-06-12 Coming Soon $759,800 CRMLS
• 2020-04-01 Delisted — TheMLS
• 2020-03-18 Listed — TheMLS
• 2017-07-27 Sold (Public Records) $635,000 Public Records
• 2017-07-27 Sold (MLS) $650,000 CRMLS
• 2017-07-27 Sold (MLS) $650,000 SDMLS
• 2017-06-16 Pending — CRMLS
• 2017-06-01 Listed $650,000 CRMLS
• 2017-05-31 Listed $650,000 SDMLS
• 2013-06-20 Sold (MLS) $296,500 TheMLS
• 2013-05-10 Pending — TheMLS
• 2013-05-04 Listed $242,400 TheMLS
• 2009-10-14 Delisted — CRMLS
• 2009-09-28 Price Changed $305,000 CRMLS
• 2009-05-29 Price Changed $239,000 CRMLS
• 2009-04-29 Price Changed $269,000 CRMLS
• 2009-04-06 Price Changed $289,000 CRMLS
• 2009-03-17 Listed $309,000 CRMLS
• 2008-12-22 Listing Removed — CRMLS
• 2008-12-17 Price Changed $329,000 CRMLS
• 2008-11-29 Price Changed $349,000 CRMLS
• 2008-11-19 Price Changed $394,000 CRMLS
• 2008-03-21 Listed $419,000 CRMLS
• 2008-03-12 Listing Removed — CRMLS
• 2007-06-11 Listed $619,000 CRMLS
• 2006-04-15 Sold (MLS) $550,000 CRMLS
• 2006-03-30 Sold (Public Records) $550,000 Public Records
• 2005-11-15 Listed $619,000 CRMLS
• 1979-04-13 Sold (Public Records) $30,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $9,138 · +1.6% YoY. Source: county tax records.