327 S Avenue 57 · Los Angeles, CA 90042

$1,125,000

7 bd · 4.0 ba · 2,898 sqft · MultiFamily public records · 269 Days on market

Built 1955 5,048 sqft lot $388/sqft · at area comps Est $1101k · at est.

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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 +14.1/30.0
• ARV discount +6.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 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

* * RATE BUY DOWN INCENTIVES AVAILABLE 4.125% * * A unique opportunity to own a 4-unit income property in trendy Highland Park, close to Figueroa, and walkable to Highland Park Bowl, HomeState restaurant, Civil Coffee & Mendocino Farms. This property sits on a spacious 5,048 Sqft. lot that is zoned LARD 1.5 with a 42’x120’ dimension. The property consists of: (3) two beds & one bath; (1) one bed & one bath. Two of the 2 bed/1 bath units are approx. 750 sf and another is approx. 700 sf, with the one bedroom being around 600 sf. However, the 1 bed unit’s adjoining a large non-operating laundry room that is perfectly sized for an easy bedroom conversion to a 2 bed 1 bath in order to increase the rent in the future. The shared driveway allows each unit to access its one-car private carport space in the rear of the building, which may have the space for a potential ADU add-on above the four parking spots. This is a great value add-on opportunity for an investor to fix and renovate for a buy and hold or to flip. Additionally, the location offers convenient freeway access and proximity to Downtown LA, Pasadena, and the Metro Gold Line, making it ideal for those seeking the best of urban living in Highland Park. Whether for investment or personal use, this property offers a fantastic opportunity in one of the city's hottest neighborhoods. Unit 3 has been completely renovated and just rented out for $2,345.

Key facts

• Remodeled unit
• Spacious lot
• Zoned lard 1.5

Tags

• SPACIOUS LOT
• ZONED LARD 1.5
• REMODELED UNIT
• PRIVATE CARPORT SPACE
• POTENTIAL ADU ADD-ON
• CONVENIENT FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.12M.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive. Per door: $39/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 $977k (13.1% below list).
• Recommended offer: $977k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-, crime F, cost of living 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.
• Zoned schools: Bushnell Way Elementary (181 students, 86% FRL); Luther Burbank Middle (904 students, 86% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising (+1.3%/yr); 183 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,772/mo this rent would consume 123% of the median local household income ($95k/yr) (locally 2699% 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 $34k 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 269 days — a 12% lower offer ($990k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $977,200 (13.1% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 13% 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 1955 — 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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $1,100,500
• List price: $1,125,000
• Delta: 2.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 S Avenue 53	0.33mi	7/4.0	2,916 (+1%)	5mo	$960,000	$329	80
132 S Avenue 56	0.25mi	6/3.0 (-1)	2,764 (-5%)	16mo	$955,000	$346	58
5323 Monte Vista St	0.54mi	6/4.0 (-1)	3,133 (+8%)	3mo	$1,400,000	$447	54
5513 Monterey Rd	0.34mi	8/4.0 (+1)	3,058 (+6%)	22mo	$1,040,000	$340	51

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-188,455
• Equity at exit: $167,741

10-year hold

• IRR: -12.5%
• Equity multiple: 0.32×
• Total profit: $-215,029
• Equity at exit: $97,269

Cash invested: $315,000 (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 90042

• Rents YoY: 1.3%
• Active inventory: 183
• Price-to-rent: 37.0×

Monthly cashflow live

• Estimated rent: $9,772 high
• Mortgage (P&I): −$5,900
• Tax from tax record: −$1,196 /mo · $14,356/yr
• Insurance: −$469
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,052
• Net cashflow: $155

Break-even live

Break-even rent $9,576

Max offer price $1,125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $792	-5% $474	+0% $155	+5% $-163	+10% $-482
Rent	-10% $-617	-5% $-231	+0% $155	+5% $541	+10% $927
Rate	-1.0pp $722	-0.5pp $441	base $155	+0.5pp $-136	+1.0pp $-433

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,070
▸ 2× units	1	1	$4,702
Total (4 units)			$9,772

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: $281,250
• Closing costs: $33,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $1,125,000 Active 269 DOM
2. 2026-06-21
   days on market $1,125,000 Active 268 DOM
3. 2026-06-18
   days on market $1,125,000 Active 265 DOM
4. 2026-06-17
   days on market $1,125,000 Active 264 DOM
5. 2026-06-16
   days on market $1,125,000 Active 263 DOM
6. 2026-06-15
   days on market $1,125,000 Active 262 DOM
7. 2026-06-13
   days on market $1,125,000 Active 260 DOM
8. 2026-06-09
   days on market $1,125,000 Active 256 DOM
9. 2026-06-08
   days on market $1,125,000 Active 255 DOM
10. 2026-06-07
    days on market $1,125,000 Active 254 DOM
11. 2026-06-04
    days on market $1,125,000 Active 251 DOM
12. 2026-06-03
    days on market $1,125,000 Active 250 DOM
13. 2026-06-02
    days on market $1,125,000 Active 249 DOM
14. 2026-06-01
    days on market $1,125,000 Active 248 DOM
15. 2026-05-31
    days on market $1,125,000 Active 247 DOM
16. 2025-11-09
    price $1,125,000 1460-char remark

    Show marketing remark (1460 chars)

    * * RATE BUY DOWN INCENTIVES AVAILABLE 4.125% * * A unique opportunity to own a 4-unit income property in trendy Highland Park, close to Figueroa, and walkable to Highland Park Bowl, HomeState restaurant, Civil Coffee & Mendocino Farms. This property sits on a spacious 5,048 Sqft. lot that is zoned LARD 1.5 with a 42’x120’ dimension. The property consists of: (3) two beds & one bath; (1) one bed & one bath. Two of the 2 bed/1 bath units are approx. 750 sf and another is approx. 700 sf, with the one bedroom being around 600 sf. However, the 1 bed unit’s adjoining a large non-operating laundry room that is perfectly sized for an easy bedroom conversion to a 2 bed 1 bath in order to increase the rent in the future. The shared driveway allows each unit to access its one-car private carport space in the rear of the building, which may have the space for a potential ADU add-on above the four parking spots. This is a great value add-on opportunity for an investor to fix and renovate for a buy and hold or to flip. Additionally, the location offers convenient freeway access and proximity to Downtown LA, Pasadena, and the Metro Gold Line, making it ideal for those seeking the best of urban living in Highland Park. Whether for investment or personal use, this property offers a fantastic opportunity in one of the city's hottest neighborhoods. Unit 3 has been completely renovated and just rented out for $2,345.

17. 2025-10-30
    price $1,150,000 1460-char remark

    Show marketing remark (1460 chars)

    * * RATE BUY DOWN INCENTIVES AVAILABLE 4.125% * * A unique opportunity to own a 4-unit income property in trendy Highland Park, close to Figueroa, and walkable to Highland Park Bowl, HomeState restaurant, Civil Coffee & Mendocino Farms. This property sits on a spacious 5,048 Sqft. lot that is zoned LARD 1.5 with a 42’x120’ dimension. The property consists of: (3) two beds & one bath; (1) one bed & one bath. Two of the 2 bed/1 bath units are approx. 750 sf and another is approx. 700 sf, with the one bedroom being around 600 sf. However, the 1 bed unit’s adjoining a large non-operating laundry room that is perfectly sized for an easy bedroom conversion to a 2 bed 1 bath in order to increase the rent in the future. The shared driveway allows each unit to access its one-car private carport space in the rear of the building, which may have the space for a potential ADU add-on above the four parking spots. This is a great value add-on opportunity for an investor to fix and renovate for a buy and hold or to flip. Additionally, the location offers convenient freeway access and proximity to Downtown LA, Pasadena, and the Metro Gold Line, making it ideal for those seeking the best of urban living in Highland Park. Whether for investment or personal use, this property offers a fantastic opportunity in one of the city's hottest neighborhoods. Unit 3 has been completely renovated and just rented out for $2,345.

18. 2025-09-26
    listed $1,175,000 Active 1460-char remark

    Show marketing remark (1460 chars)

    * * RATE BUY DOWN INCENTIVES AVAILABLE 4.125% * * A unique opportunity to own a 4-unit income property in trendy Highland Park, close to Figueroa, and walkable to Highland Park Bowl, HomeState restaurant, Civil Coffee & Mendocino Farms. This property sits on a spacious 5,048 Sqft. lot that is zoned LARD 1.5 with a 42’x120’ dimension. The property consists of: (3) two beds & one bath; (1) one bed & one bath. Two of the 2 bed/1 bath units are approx. 750 sf and another is approx. 700 sf, with the one bedroom being around 600 sf. However, the 1 bed unit’s adjoining a large non-operating laundry room that is perfectly sized for an easy bedroom conversion to a 2 bed 1 bath in order to increase the rent in the future. The shared driveway allows each unit to access its one-car private carport space in the rear of the building, which may have the space for a potential ADU add-on above the four parking spots. This is a great value add-on opportunity for an investor to fix and renovate for a buy and hold or to flip. Additionally, the location offers convenient freeway access and proximity to Downtown LA, Pasadena, and the Metro Gold Line, making it ideal for those seeking the best of urban living in Highland Park. Whether for investment or personal use, this property offers a fantastic opportunity in one of the city's hottest neighborhoods. Unit 3 has been completely renovated and just rented out for $2,345.

19. 2025-07-29
    historical
20. 2025-07-23
    status Active
21. 2025-07-23
    price $1,150,000
22. 2025-06-11
    historical Active Under Contract
23. 2025-05-29
    status Active
24. 2025-05-29
    status Active
25. 2025-05-29
    price $1,049,000
26. 2024-12-10
    status Pending Sale
27. 2024-12-08
    historical
28. 2024-09-13
    listed $1,100,000 Active

ⓘ 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: $14,356 · $1,196/mo
• Projected year-2 tax: $14,356 · $1,196/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $117,264
• − Mortgage interest: −$63,017
• − Property taxes: −$14,356
• − Insurance: −$5,625
• − Repairs & maintenance: −$9,381
• − Management: −$9,381
• − Depreciation: −$32,727
• Taxable loss: −$17,224
• Est. tax savings @ 24.0%: +$4,134
• After-tax cash flow: $5,996/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): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2699.0

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 56% White 24% Two or more races 22% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 47% Tagalog/Filipino 5% Chinese 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: ▼ -1816.99%
• Current HPI: 637.0324
• Rent YoY: ▲ 1.34%
• 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

+2.3% since first listed

13 events — show timeline

• 2025-11-09 Price Changed $1,125,000 CRMLS
• 2025-10-30 Price Changed $1,150,000 CRMLS
• 2025-09-26 Listed $1,175,000 CRMLS
• 2025-07-29 Listing Removed — CRMLS
• 2025-07-23 Relisted — CRMLS
• 2025-07-23 Price Changed $1,150,000 CRMLS
• 2025-06-11 Contingent — CRMLS
• 2025-05-29 Relisted — CRMLS
• 2025-05-29 Relisted — CRMLS
• 2025-05-29 Price Changed $1,049,000 CRMLS
• 2024-12-10 Pending — CRMLS
• 2024-12-08 Listing Removed — CRMLS
• 2024-09-13 Listed $1,100,000 CRMLS

Property tax history

+17.2%/yr

Latest (2025): $14,356 · +1.2% YoY. Source: county tax records.