4291 Garthwaite · Los Angeles, CA 90008

$1,199,000

6 bd · 4.0 ba · 4,920 sqft · MultiFamily public records · 123 Days on market

Built 1929 5,261 sqft lot $244/sqft · at area comps Est $1234k · at est.

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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 +25.6/30.0
• ARV discount +8.8/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• 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

Prime Leimert Park location. Investor special in every way there is room to increase equity. This 4 unit building with immense curb appeal is situated adjacent to Leimert Park Plaza in an amazing aesthetically pleasing neighborhood. Significant upward mobility at this price point. At 4920 square feet with (2) 2+1 and (2) 1+1 units and laundry hook-ups within each, this is an exceptional value. Enjoy balconies, large foyer, newer roof and several other interior and exterior upgrades. 3 detached double car garages (6 spaces), nice courtyard area between units and garages, pleasant landscaping with low maintenance. Easy access to museums, science center and many other cultural venues along with dining, sporting/concert arenas, business centers, shopping, etc. Whether you want to head to the beach (Santa Monica, Marina Del Rey and Manhattan), Downtown, Beverly Hills or the airport you are centrally located to all and much more. A multifamily dwelling in historical area with vintage appeal with owner user possibilities. This is an excellent investment opportunity. Light fixer, not bank owned, no foreclosure or short sale, this is a Trust sale.

Key facts

• Balconies
• Large foyer
• Newer roof

Tags

• 4 UNIT BUILDING
• LAUNDRY HOOK-UPS
• BALCONIES
• LARGE FOYER
• NEWER ROOF
• DETACHED DOUBLE CAR GARAGES

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $709/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.20M).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,077/mo this rent would consume 273% of the median local household income ($62k/yr) (locally 4196% 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 $36k 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 123 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,055,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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 1929 — 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. 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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $1,234,227
• List price: $1,199,000
• Delta: -2.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3011 Stocker Pl	0.19mi	6/4.0	4,904 (-0%)	22mo	$1,275,000	$260	72
3039 W Vernon	0.15mi	6/8.0	4,608 (-6%)	2mo	$1,100,000	$239	65

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-51,570
• Equity at exit: $178,775

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $40,723
• Equity at exit: $103,668

Cash invested: $335,720 (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 90008

• Rents YoY: 0.2%
• Active inventory: 102
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $14,077 medium
• Mortgage (P&I): −$6,288
• Tax est. 1.5%: −$1,499 /mo · $17,985/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,956
• Net cashflow: $2,835

Break-even live

Break-even rent $10,489

Max offer price $1,199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,663	-5% $3,249	+0% $2,835	+5% $2,421	+10% $2,006
Rent	-10% $1,723	-5% $2,279	+0% $2,835	+5% $3,391	+10% $3,947
Rate	-1.0pp $3,439	-0.5pp $3,140	base $2,835	+0.5pp $2,524	+1.0pp $2,208

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$14,076
Total (4 units)			$14,077

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3659 Aureola Blvd View Park, CA	5.0	4.5	4662	$9,700	$2.08	44d	1	0.60mi

Listing history 14 events

1. 2026-06-18
   days on market $1,199,000 Active 123 DOM
2. 2026-06-17
   days on market $1,199,000 Active 122 DOM
3. 2026-06-16
   days on market $1,199,000 Active 121 DOM
4. 2026-06-15
   days on market $1,199,000 Active 120 DOM
5. 2026-06-13
   days on market $1,199,000 Active 118 DOM
6. 2026-06-09
   days on market $1,199,000 Active 114 DOM
7. 2026-06-08
   days on market $1,199,000 Active 113 DOM
8. 2026-06-07
   days on market $1,199,000 Active 112 DOM
9. 2026-06-04
   days on market $1,199,000 Active 109 DOM
10. 2026-06-03
    days on market $1,199,000 Active 108 DOM
11. 2026-06-02
    days on market $1,199,000 Active 107 DOM
12. 2026-06-01
    days on market $1,199,000 Active 106 DOM
13. 2026-05-31
    days on market $1,199,000 Active 105 DOM
14. 2026-02-15
    listed $1,199,000 Active 1156-char remark

    Show marketing remark (1156 chars)

    Prime Leimert Park location. Investor special in every way there is room to increase equity. This 4 unit building with immense curb appeal is situated adjacent to Leimert Park Plaza in an amazing aesthetically pleasing neighborhood. Significant upward mobility at this price point. At 4920 square feet with (2) 2+1 and (2) 1+1 units and laundry hook-ups within each, this is an exceptional value. Enjoy balconies, large foyer, newer roof and several other interior and exterior upgrades. 3 detached double car garages (6 spaces), nice courtyard area between units and garages, pleasant landscaping with low maintenance. Easy access to museums, science center and many other cultural venues along with dining, sporting/concert arenas, business centers, shopping, etc. Whether you want to head to the beach (Santa Monica, Marina Del Rey and Manhattan), Downtown, Beverly Hills or the airport you are centrally located to all and much more. A multifamily dwelling in historical area with vintage appeal with owner user possibilities. This is an excellent investment opportunity. Light fixer, not bank owned, no foreclosure or short sale, this is a Trust sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥87°F today · 20 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: $168,924
• − Mortgage interest: −$67,163
• − Property taxes: −$17,985
• − Insurance: −$5,995
• − Repairs & maintenance: −$13,514
• − Management: −$13,514
• − Depreciation: −$34,880
• Taxable income: $15,874
• Est. tax owed @ 24.0%: −$3,810
• After-tax cash flow: $30,208/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): 33,252
• Household income: $61,846
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 4196.0

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 0.56)
• Race & ethnicity: Black 61% Hispanic / Latino 27% Two or more races 10% White 6% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 1% British 1%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 67% English-only · Spanish 25% French/Haitian/Cajun 2% Korean 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: ▼ -944.46%
• Current HPI: 431.4967
• Rent YoY: ▲ 0.24%
• 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

1 event — show timeline

• 2026-02-15 Listed $1,199,000 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $2,018 · +4.4% YoY. Source: county tax records.