402 E 92nd · Los Angeles, CA 90003

$719,900

4 bd · 2.0 ba · 1,350 sqft · MultiFamily public records · 105 Days on market

Built 1958 4,222 sqft lot $533/sqft · 55% above area Est $769k · 6% under

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +10.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This triplex offers an excellent opportunity for an owner-user or investor. The front house is a detached single-family home featuring 2 bedrooms, 1 bathroom, facing 92nd Street with its own yard and parking. At the rear of the property, a separate duplex faces Towne Avenue and includes a 2-bedroom, 1-bath lower unit and a 2-bedroom, 1-bath upper unit, each with parking as well. The layout is ideal for living in one while renting the others. This triplex is conveniently located near the 110 and 105 freeways, providing quick access to LAX, SoFi Stadium, Downtown LA, USC, and LA Live.

Key facts

• Separate duplex
• Quick access to lax
• Own parking

Tags

• DETACHED SINGLE-FAMILY HOME
• OWN YARD
• OWN PARKING
• SEPARATE DUPLEX
• QUICK ACCESS TO LAX
• QUICK ACCESS TO SOFI STADIUM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $720k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $710k (1.4% below list).
• Recommended offer: $655k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 flat; 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $7,096/mo this rent would consume 152% of the median local household income ($56k/yr) (locally 4550% 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 $22k 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 105 days — a 9% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $550k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $655,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $769,208
• List price: $719,900
• Delta: -6.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 E 95th St	0.33mi	4/—	1,440 (+7%)	4mo	$599,000	$416	71
239 W 93rd St	0.58mi	3/2.0 (-1)	1,404 (+4%)	11mo	$710,000	$506	52
155 E Colden Ave	0.35mi	3/2.0 (-1)	1,427 (+6%)	23mo	$650,000	$456	50
8406 Avalon Blvd	0.70mi	4/2.0	1,401 (+4%)	14mo	$775,000	$553	50
919 E 92nd St	0.54mi	4/2.0	1,178 (-13%)	19mo	$600,000	$509	38
420 E 103rd St	0.69mi	4/2.0	1,525 (+13%)	12mo	$290,277	$190	36
936 E 91st St	0.57mi	3/2.0 (-1)	1,218 (-10%)	22mo	$660,000	$542	34
220 W Colden Ave	0.63mi	4/2.0	1,529 (+13%)	20mo	$519,000	$339	32
339 E Manchester Ave	0.53mi	5/3.0 (+1)	1,518 (+12%)	19mo	$612,000	$403	30
423 E 84th St	0.71mi	5/4.0 (+1)	1,533 (+14%)	7mo	$889,900	$580	25

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-81,609
• Equity at exit: $107,339

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-77,889
• Equity at exit: $62,244

Cash invested: $201,572 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 25.4×

Monthly cashflow live

• Estimated rent: $7,096 medium
• Mortgage (P&I): −$3,775
• Tax from tax record: −$665 /mo · $7,979/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,490
• Net cashflow: $866

Break-even live

Break-even rent $6,000

Max offer price $719,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,095
Total (3 units)			$7,096

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: $179,975
• Closing costs: $21,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	43d	1	0.13mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	10d	1	0.24mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	43d	1	0.27mi
218 E 95th St Unit 1/2 Los Angeles, CA	3.0	2.0	991	$3,350	$3.38	43d	1	0.31mi
130 E 95th St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	20d	1	0.39mi
109 E 95th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,887	$2.89	43d	1	0.40mi
216 E 97th St Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	43d	1	0.41mi
123 E 88th St Unit 1/2 Los Angeles, CA	3.0	2.0	1156	$3,550	$3.07	43d	1	0.46mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	5d	1	0.48mi
649 E 87th St Los Angeles, CA	4.0	2.0	980	$3,800	$3.88	22d	1	0.49mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	22d	1	0.50mi
234 E 99th St Los Angeles, CA	4.0	2.0	1275	$3,850	$3.02	43d	1	0.50mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	43d	1	0.52mi
159 W 89th St Los Angeles, CA	5.0	3.0	1753	$4,000	$2.28	43d	1	0.54mi
157 W 89th St Los Angeles, CA	5.0	3.0	1753	$3,900	$2.22	43d	1	0.54mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	14d	1	0.59mi
352 E 101st St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	43d	1	0.59mi
229 E 85th St Unit 231 12 Los Angeles, CA	3.0	1.0	950	$2,750	$2.89	43d	1	0.61mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	24d	1	0.62mi
245 E 102nd St Los Angeles, CA	3.0	2.0	1074	$2,900	$2.70	43d	1	0.64mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	15d	1	0.65mi
154 E 84th Pl Los Angeles, CA	5.0	3.0	1758	$4,990	$2.84	43d	1	0.67mi
121 W Century Blvd Los Angeles, CA	4.0	2.0	1275	$3,885	$3.05	43d	1	0.67mi
10218 S San Pedro St Los Angeles, CA	3.0	3.0	1284	$2,950	$2.30	7d	1	0.69mi
8418 Main St Unit 8418 Los Angeles, CA	3.0	3.0	977	$2,695	$2.76	43d	1	0.75mi
9715 S Broadway Unit 1 Los Angeles, CA	3.0	1.0	950	$2,990	$3.15	43d	1	0.76mi
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	43d	1	0.81mi
417 E 105th St Los Angeles, CA	4.0	2.0	1600	$3,900	$2.44	5d	1	0.81mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	43d	1	0.82mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	43d	1	0.82mi
8715 Hooper Ave Unit 87195 Los Angeles, CA	3.0	2.0	1050	$3,490	$3.32	43d	1	0.83mi
146 E 104th St Los Angeles, CA	3.0	1.0	1100	$3,452	$3.14	7d	1	0.84mi
8220 Wall St Los Angeles, CA	4.0	2.0	1200	$3,000	$2.50	15d	1	0.85mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	2d	1	0.85mi
236 W 84th Pl Los Angeles, CA	5.0	3.0	1500	$4,300	$2.87	43d	1	0.87mi
831 E 83rd St Los Angeles, CA	5.0	3.0	1604	$4,960	$3.09	43d	1	0.87mi
735 E 82nd St Los Angeles, CA	3.0	2.0	913	$3,400	$3.72	43d	1	0.87mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	43d	1	0.88mi
10524 S Avalon Blvd Unit 10524 Los Angeles, CA	4.0	2.0	1200	$2,695	$2.25	43d	1	0.88mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	43d	1	0.91mi

Listing history 31 events

1. 2026-06-18
   days on market $719,900 Active 105 DOM
2. 2026-06-17
   days on market $719,900 Active 104 DOM
3. 2026-06-16
   days on market $719,900 Active 103 DOM
4. 2026-06-15
   days on market $719,900 Active 102 DOM
5. 2026-06-13
   days on market $719,900 Active 100 DOM
6. 2026-06-09
   days on market $719,900 Active 96 DOM
7. 2026-06-08
   days on market $719,900 Active 95 DOM
8. 2026-06-07
   days on market $719,900 Active 94 DOM
9. 2026-06-04
   days on market $719,900 Active 91 DOM
10. 2026-06-03
    days on market $719,900 Active 90 DOM
11. 2026-06-02
    days on market $719,900 Active 89 DOM
12. 2026-06-01
    days on market $719,900 Active 88 DOM
13. 2026-05-31
    days on market $719,900 Active 87 DOM
14. 2026-03-05
    listed $719,900 Active 589-char remark

    Show marketing remark (589 chars)

    This triplex offers an excellent opportunity for an owner-user or investor. The front house is a detached single-family home featuring 2 bedrooms, 1 bathroom, facing 92nd Street with its own yard and parking. At the rear of the property, a separate duplex faces Towne Avenue and includes a 2-bedroom, 1-bath lower unit and a 2-bedroom, 1-bath upper unit, each with parking as well. The layout is ideal for living in one while renting the others. This triplex is conveniently located near the 110 and 105 freeways, providing quick access to LAX, SoFi Stadium, Downtown LA, USC, and LA Live.

15. 2024-06-30
    historical
16. 2024-02-15
    listed $750,000 Active
17. 2024-02-10
    historical
18. 2022-08-08
    historical
19. 2022-03-14
    status Active
20. 2022-03-10
    status Pending Sale
21. 2022-02-26
    price $650,000
22. 2022-02-08
    listed $699,000 Active
23. 2019-08-09
    soldstatus $550,000
24. 2017-05-05
    historical
25. 2017-05-05
    historical
26. 2017-02-08
    listed $535,000 Active
27. 2017-02-06
    listed $535,000
28. 2006-12-18
    historical
29. 2006-08-17
    listed $575,000
30. 1990-05-08
    soldstatus $228,000
31. 1988-01-04
    soldstatus $122,000

ⓘ 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: $7,979 · $665/mo
• Projected year-2 tax: $7,979 · $665/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 5/10 Major 7 d/yr ≥88°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: $85,152
• − Mortgage interest: −$40,326
• − Property taxes: −$7,979
• − Insurance: −$3,600
• − Repairs & maintenance: −$6,812
• − Management: −$6,812
• − Depreciation: −$20,943
• Taxable loss: −$1,319
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $10,705/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+490.1% since first listed

18 events — show timeline

• 2026-03-05 Listed $719,900 CRMLS
• 2024-06-30 Listing Removed — CRMLS
• 2024-02-15 Listed $750,000 CRMLS
• 2024-02-10 Coming Soon — CRMLS
• 2022-08-08 Listing Removed — CRMLS
• 2022-03-14 Relisted — CRMLS
• 2022-03-10 Pending — CRMLS
• 2022-02-26 Price Changed $650,000 CRMLS
• 2022-02-08 Listed $699,000 CRMLS
• 2019-08-09 Sold (Public Records) $550,000 Public Records
• 2017-05-05 Listing Removed — SDMLS
• 2017-05-05 Listing Removed — CRMLS
• 2017-02-08 Listed $535,000 CRMLS
• 2017-02-06 Listed $535,000 SDMLS
• 2006-12-18 Listing Removed — CRMLS
• 2006-08-17 Listed $575,000 CRMLS
• 1990-05-08 Sold (Public Records) $228,000 Public Records
• 1988-01-04 Sold (Public Records) $122,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,979 · +1.3% YoY. Source: county tax records.