626 W Century · Los Angeles, CA 90044

$1,299,500

3 bd · 7.0 ba · 2,760 sqft · MultiFamily public records · 80 Days on market

Built 1951 8,611 sqft lot $471/sqft · 91% above area Est $882k · 47% over

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Why this score? — see what drove the F 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).

• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Cash flow +0.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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 MLS

Great opportunity to own this investment property, featuring eight total units, includes a single family home, seven units, and plenty of parking. Located close to many attractions, including major sports stadiums, Kia Forum, SoFi Stadium, LAX, USC, Exposition Park, and more. Quick, easy access to the 110 freeway, with other Freeways nearby, downtown a short drive, centrally located to everywhere, people want to be. There are multiple redevelopments taking place, all around this property, becoming an even more desirable location, with its proximity to so much, L. A. has to offer. Make this unique opportunity, yours today.

Key facts

• Single family home
• Plenty of parking
• Investment property

Tags

• INVESTMENT PROPERTY
• EIGHT TOTAL UNITS
• SINGLE FAMILY HOME
• PLENTY OF PARKING
• CLOSE TO ATTRACTIONS
• MAJOR SPORTS STADIUMS

What this means for you Summary

Snapshot

• This is a 3-bed/7.0-bath multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-6k ($-69k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (78.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (76.5% below list).
• Recommended offer: $286k (78.0% below list) — sets the bar for cash-flow.
• Cap rate 1.0% vs local median 2.1% in Los Angeles — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-2.5%/yr); 168 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3,054/mo this rent would consume 69% of the median local household income ($53k/yr) (locally 7490% 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 $9k of loan paydown is wiped out by about $39k 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 80 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $405k; list at $1.30M implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,446 (78.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 78% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.24% ✗
• Cap rate: 1.00%
• Cash-on-cash: -18.91%
• DSCR: 0.16
• GRM: 35.5

CMA / ARV

• ARV (median comp): $882,284
• List price: $1,299,500
• Delta: 47.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9618 S Figueroa St	0.30mi	4/4.0 (+1)	2,520 (-9%)	1mo	$540,000	$214	54

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: -56.9%
• Equity multiple: -0.61×
• Total profit: $-585,236
• Equity at exit: $193,760

10-year hold

• IRR: —
• Equity multiple: -1.79×
• Total profit: $-1,016,410
• Equity at exit: $112,357

Cash invested: $363,860 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $3,054 high
• Mortgage (P&I): −$6,815
• Tax from tax record: −$792 /mo · $9,499/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-5,735

Break-even live

Break-even rent $10,314

Max offer price $286,446

Occupancy floor —

Sensitivity live

Price	-10% $-4,999	-5% $-5,367	+0% $-5,735	+5% $-6,102	+10% $-6,470
Rent	-10% $-5,976	-5% $-5,855	+0% $-5,735	+5% $-5,614	+10% $-5,493
Rate	-1.0pp $-5,080	-0.5pp $-5,404	base $-5,735	+0.5pp $-6,071	+1.0pp $-6,414

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: $324,875
• Closing costs: $38,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 W 93rd St Los Angeles, CA	2.0	1.0	2751	$2,500	$0.91	23d	1	0.70mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	25d	1	0.72mi
156 E Colden Ave Los Angeles, CA	2.0	1.0	2524	$2,900	$1.15	45d	1	0.86mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	45d	1	1.26mi
631 W 83rd St Los Angeles, CA	3.0	2.0	4079	$2,995	$0.73	45d	1	1.27mi

Listing history 32 events

1. 2026-06-21
   days on market $1,299,500 Active 80 DOM
2. 2026-06-18
   days on market $1,299,500 Active 77 DOM
3. 2026-06-17
   days on market $1,299,500 Active 76 DOM
4. 2026-06-16
   days on market $1,299,500 Active 75 DOM
5. 2026-06-15
   days on market $1,299,500 Active 74 DOM
6. 2026-06-13
   days on market $1,299,500 Active 72 DOM
7. 2026-06-09
   days on market $1,299,500 Active 68 DOM
8. 2026-06-08
   days on market $1,299,500 Active 67 DOM
9. 2026-06-07
   days on market $1,299,500 Active 66 DOM
10. 2026-06-04
    days on market $1,299,500 Active 63 DOM
11. 2026-06-03
    days on market $1,299,500 Active 62 DOM
12. 2026-06-02
    days on market $1,299,500 Active 61 DOM
13. 2026-06-01
    days on market $1,299,500 Active 60 DOM
14. 2026-05-31
    days on market $1,299,500 Active 59 DOM
15. 2026-05-12
    price $1,324,500 629-char remark

    Show marketing remark (629 chars)

    Great opportunity to own this investment property, featuring eight total units, includes a single family home, seven units, and plenty of parking. Located close to many attractions, including major sports stadiums, Kia Forum, SoFi Stadium, LAX, USC, Exposition Park, and more. Quick, easy access to the 110 freeway, with other Freeways nearby, downtown a short drive, centrally located to everywhere, people want to be. There are multiple redevelopments taking place, all around this property, becoming an even more desirable location, with its proximity to so much, L. A. has to offer. Make this unique opportunity, yours today.

16. 2026-04-18
    price $1,324,800 629-char remark

    Show marketing remark (629 chars)

    Great opportunity to own this investment property, featuring eight total units, includes a single family home, seven units, and plenty of parking. Located close to many attractions, including major sports stadiums, Kia Forum, SoFi Stadium, LAX, USC, Exposition Park, and more. Quick, easy access to the 110 freeway, with other Freeways nearby, downtown a short drive, centrally located to everywhere, people want to be. There are multiple redevelopments taking place, all around this property, becoming an even more desirable location, with its proximity to so much, L. A. has to offer. Make this unique opportunity, yours today.

17. 2026-04-04
    price $1,324,900 629-char remark

    Show marketing remark (629 chars)

    Great opportunity to own this investment property, featuring eight total units, includes a single family home, seven units, and plenty of parking. Located close to many attractions, including major sports stadiums, Kia Forum, SoFi Stadium, LAX, USC, Exposition Park, and more. Quick, easy access to the 110 freeway, with other Freeways nearby, downtown a short drive, centrally located to everywhere, people want to be. There are multiple redevelopments taking place, all around this property, becoming an even more desirable location, with its proximity to so much, L. A. has to offer. Make this unique opportunity, yours today.

18. 2026-04-02
    listed $1,325,000 Active 629-char remark

    Show marketing remark (629 chars)

    Great opportunity to own this investment property, featuring eight total units, includes a single family home, seven units, and plenty of parking. Located close to many attractions, including major sports stadiums, Kia Forum, SoFi Stadium, LAX, USC, Exposition Park, and more. Quick, easy access to the 110 freeway, with other Freeways nearby, downtown a short drive, centrally located to everywhere, people want to be. There are multiple redevelopments taking place, all around this property, becoming an even more desirable location, with its proximity to so much, L. A. has to offer. Make this unique opportunity, yours today.

19. 2025-07-31
    historical
20. 2025-03-12
    status Active
21. 2025-03-01
    status Active
22. 2024-11-15
    status Active
23. 2024-08-16
    status Pending Sale
24. 2024-06-27
    historical Active Under Contract
25. 2024-06-26
    listed $1,300,000 Active
26. 2019-08-20
    historical
27. 2019-08-20
    historical
28. 2019-02-20
    listed $1,395,000 Active
29. 2019-02-20
    listed $1,395,000
30. 2004-07-21
    soldstatus $405,000
31. 1990-01-25
    soldstatus $350,000
32. 1990-01-25
    soldstatus $350,000

ⓘ 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: $9,499 · $792/mo
• Projected year-2 tax: $9,876 · $823/mo
• Expected delta: +$378/yr (+$31/mo · 4.0%)

ⓘ 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 · 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: $36,654
• − Mortgage interest: −$72,792
• − Property taxes: −$9,499
• − Insurance: −$6,498
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − Depreciation: −$37,804
• Taxable loss: −$95,803
• Est. tax savings @ 24.0%: +$22,993
• After-tax cash flow: $-45,823/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+278.4% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $1,324,500 CRMLS
• 2026-04-18 Price Changed $1,324,800 CRMLS
• 2026-04-04 Price Changed $1,324,900 CRMLS
• 2026-04-02 Listed $1,325,000 CRMLS
• 2025-07-31 Listing Removed — CRMLS
• 2025-03-12 Relisted — CRMLS
• 2025-03-01 Relisted — CRMLS
• 2024-11-15 Relisted — CRMLS
• 2024-08-16 Pending — CRMLS
• 2024-06-27 Contingent — CRMLS
• 2024-06-26 Listed $1,300,000 CRMLS
• 2019-08-20 Listing Removed — SDMLS
• 2019-08-20 Listing Removed — CRMLS
• 2019-02-20 Listed $1,395,000 SDMLS
• 2019-02-20 Listed $1,395,000 CRMLS
• 2004-07-21 Sold (Public Records) $405,000 Public Records
• 1990-01-25 Sold (Public Records) $350,000 Public Records
• 1990-01-25 Sold (Public Records) $350,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $9,499 · +1.5% YoY. Source: county tax records.