5245 Via San Delarro St · East Los Angeles, CA 90022

$1,995,000

13 bd · 10.0 ba · 6,820 sqft · MultiFamily public records · 28 Days on market

Built 1959 10,149 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

We are pleased to present 5245 Via San Delarro, a 10-unit multifamily investment offered at $1,995,000 in the heart of East Los Angeles. The property consists of 7 one-bedroom units and 3 two-bedroom units totaling +/- 6,820 square feet of gross building area on a +/-10,149 square foot lot. The asset features 10 parking spaces, including 9 enclosed parking garage spaces, and an oval-shaped swimming pool, two onsite amenities that meaningfully differentiate it within the surrounding East Los Angeles multifamily inventory. At list price, the asset trades at a 6.39% cap rate, a 9.8 gross rent multiplier, $199,500 per unit and $293 per building square foot. Current ownership has completed a com

Key facts

• New kitchens
• New flooring
• Interior renovations

Tags

• OVAL SHAPED SWIMMING POOL
• COPPER SUPPLY LINE PLUMBING
• INTERIOR RENOVATIONS
• NEW KITCHENS
• NEW FLOORING
• IMMEDIATE ACCESS TO FREEWAYS

Property features AI

Finance

• Other: Property zoning: LCR4*; Directions: Via San Delarro Street & Via Campo Street
• Financial info: Gross income: $203,484; Net operating income: $127,400; Total annual expenses: $76,084; Cap rate: 6.39; Gross rent multiplier: 9.8; Rent roll highlights: three identical 1-bed units at $1,700 each; additional units with rents ranging from $1,489 to $1,976
• HOA & community: Community amenities: Pool; Complex contains 10 total units

Exterior

• Parking: Attached garage; 9 garage spaces; 10 total parking spaces
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Residential income property; Two-level building (2 total floors)
• Construction: Other structures: none
• Exterior features: Corner lot with curbs and sidewalks; Single lot on a paved street; City lot location

Interior

• Kitchen: Range/oven included
• Bedrooms: Units include one- and two-bedroom layouts (mix of 1-bed and 2-bed units)
• Flooring: Flooring details not provided
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Updated/remodeled condition; In-ground pool
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 10 × 13-bed/10.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive. Per door: $785/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.00M).
• Recommended offer: $1.97M (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 (-7.0%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $28,598/mo this rent would consume 505% of the median local household income ($68k/yr) (locally 2612% 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 $14k of loan paydown is wiped out by about $60k 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 28 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $960k; list at $2.00M implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,965,075 (1.5% below list)

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 1959 — 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 B-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?
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: 1.43% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $93,885
• Equity at exit: $297,461

10-year hold

• IRR: 10.9%
• Equity multiple: 1.73×
• Total profit: $405,769
• Equity at exit: $172,491

Cash invested: $558,600 (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 90022

• Rents YoY: -7.0%
• Active inventory: 52
• Price-to-rent: 58.1×

Monthly cashflow live

• Estimated rent: $28,598 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$3,449 /mo · $41,394/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,006
• Net cashflow: $7,850

Break-even live

Break-even rent $18,662

Max offer price $1,995,000

Occupancy floor 68%

Sensitivity live

Price	-10% $8,979	-5% $8,414	+0% $7,850	+5% $7,285	+10% $6,720
Rent	-10% $5,590	-5% $6,720	+0% $7,850	+5% $8,979	+10% $10,109
Rate	-1.0pp $8,854	-0.5pp $8,357	base $7,850	+0.5pp $7,333	+1.0pp $6,807

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

Units	Beds	Baths	Est. rent
▸ 10× units	13	10	$28,600
Total (10 units)			$28,598

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $1,995,000 Active 28 DOM
2. 2026-06-17
   days on market $1,995,000 Active 27 DOM
3. 2026-06-16
   days on market $1,995,000 Active 26 DOM
4. 2026-06-15
   days on market $1,995,000 Active 25 DOM
5. 2026-06-13
   days on market $1,995,000 Active 23 DOM
6. 2026-06-09
   days on market $1,995,000 Active 19 DOM
7. 2026-06-08
   days on market $1,995,000 Active 18 DOM
8. 2026-06-07
   days on market $1,995,000 Active 17 DOM
9. 2026-06-04
   days on market $1,995,000 Active 14 DOM
10. 2026-06-03
    days on market $1,995,000 Active 13 DOM
11. 2026-06-02
    days on market $1,995,000 Active 12 DOM
12. 2026-06-01
    days on market $1,995,000 Active 11 DOM
13. 2026-05-31
    days on market $1,995,000 Active 10 DOM
14. 2026-05-21
    listed $1,995,000 Active
15. 2024-10-27
    historical $2,150
16. 2024-10-12
    price $2,150
17. 2024-09-28
    price $2,250
18. 2024-09-10
    price $2,350
19. 2024-08-18
    price $2,450
20. 2024-08-06
    price $2,600
21. 2024-07-26
    listed $2,700
22. 2017-02-10
    soldstatus $960,000
23. 2008-04-11
    soldstatus $1,275,000
24. 2005-11-08
    soldstatus $1,275,000
25. 2005-10-24
    historical
26. 2005-09-26
    listed $1,350,000
27. 2003-12-01
    soldstatus $865,000
28. 2003-11-26
    soldstatus $865,000
29. 1985-03-01
    soldstatus $390,000
30. 1976-11-12
    soldstatus $180,000

ⓘ 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: $41,394 · $3,449/mo
• Projected year-2 tax: $41,394 · $3,449/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $343,176
• − Mortgage interest: −$111,751
• − Property taxes: −$41,394
• − Insurance: −$9,975
• − Repairs & maintenance: −$27,454
• − Management: −$27,454
• − Depreciation: −$58,036
• Taxable income: $67,112
• Est. tax owed @ 24.0%: −$16,107
• After-tax cash flow: $78,090/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,343
• Household income: $67,967
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2612.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 20% Native American 3% White 1% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 39% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 82% Chinese 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: ▼ -679.87%
• Current HPI: 406.888
• Rent YoY: ▼ -7.00%
• 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

+1008.3% since first listed

17 events — show timeline

• 2026-05-21 Listed $1,995,000 TheMLS
• 2024-10-27 Rental Removed $2,150 SHOWMOJO
• 2024-10-12 Price Changed $2,150 SHOWMOJO
• 2024-09-28 Price Changed $2,250 SHOWMOJO
• 2024-09-10 Price Changed $2,350 SHOWMOJO
• 2024-08-18 Price Changed $2,450 SHOWMOJO
• 2024-08-06 Price Changed $2,600 SHOWMOJO
• 2024-07-26 Listed for Rent $2,700 SHOWMOJO
• 2017-02-10 Sold (Public Records) $960,000 Public Records
• 2008-04-11 Sold (Public Records) $1,275,000 Public Records
• 2005-11-08 Sold (Public Records) $1,275,000 Public Records
• 2005-10-24 Listing Removed — CRMLS
• 2005-09-26 Listed $1,350,000 CRMLS
• 2003-12-01 Sold (Public Records) $865,000 Public Records
• 2003-11-26 Sold (Public Records) $865,000 Public Records
• 1985-03-01 Sold (Public Records) $390,000 Public Records
• 1976-11-12 Sold (Public Records) $180,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $41,394 · +2.5% YoY. Source: county tax records.