210 W 43rd Pl · Los Angeles, CA 90037

$3,600,000

None bd · 30.0 ba · 14,088 sqft · MultiFamily public records · 156 Days on market

Built 1926 6,347 sqft lot $256/sqft · 39% above area Est $2598k · 39% 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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 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: 3 units. 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

Following its second price reduction, 210 W. 43rd Pl. is now offered at $3,600,000, or $120,000 per unit, positioning a 30-unit asset at a basis that now sits below several recent sales in the immediate area. At the current pricing, the property operates at a 6.81% CAP and 8.56 GRM on in-place rents, combining scale and day-one income in a way that is increasingly difficult to find at this level. The property consists of (30) studio units originally built in 1926. The configuration is straightforward, with a consistent unit mix that simplifies renovation planning and ongoing management. Several units have already been updated with tile flooring, improved cabinetry, gas stoves, wall-mounted A/C units, and ceiling fans, providing a clear path for continued interior upgrades across the remaining units. Two units are currently vacant, allowing a buyer to begin renovations and lease-up immediately and establish updated rent levels early in the hold period. The existing layouts provide practical living space with natural light, creating a repeatable framework for unit turns without requiring reconfiguration. Located in Historic South-Central, 210 W. 43rd Pl. sits within close proximity to USC, Exposition Park, the LA Memorial Coliseum, BMO Stadium, and The Shrine Auditorium. These long-standing institutional anchors continue to support consistent housing demand tied to education, healthcare, and event-driven employment. The property also benefits from direct access to Vermont Ave. and Western Ave. , connecting residents to Downtown Los Angeles and surrounding employment corridors. At $120,000 per unit with a 6.81% CAP and 8.56 GRM on current rents, 210 W. 43rd Pl. offers 30 units of scale at a basis that now sits below recent comparable sales, with a clear path to improving operations through a consistent renovation approach.

Key facts

• Ample cabinetry
• 30 unit multifamily
• Tile flooring

Tags

• 30 UNIT MULTIFAMILY
• SECURE GATED ENTRY
• WELL MAINTAINED COMMON AREAS
• SEVERAL UNITS RENOVATED
• TILE FLOORING
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3 × ?-bed/1-bath units multifamily listed at $3.60M.

Deal economics

• At list price, monthly cash flow is $-17k ($-204k/yr) — negative. Per door: $-6k/mo.
• To cash-flow at today's rent, offer at most $642k (82.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $762k (78.8% below list).
• Recommended offer: $642k (82.2% below list) — sets the bar for cash-flow.
• Cap rate 0.6% 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 rising (+1.7%/yr); 99 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,624/mo this rent would consume 159% of the median local household income ($58k/yr) (locally 4200% 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 $25k of loan paydown is wiped out by about $108k 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 156 days — a 12% lower offer ($3.17M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $350k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.60M; list at $3.60M implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $641,700 (82.2% 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 156 days. Have you received any prior offers? Is the seller open to a 82% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.21% ✗
• Cap rate: 0.62%
• Cash-on-cash: -20.27%
• DSCR: 0.10
• GRM: 39.3

CMA / ARV

• ARV (median comp): $2,597,758
• List price: $3,600,000
• Delta: 38.58%
• Verdict: OVERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -59.4%
• Equity multiple: -0.67×
• Total profit: $-1,678,905
• Equity at exit: $536,772

10-year hold

• IRR: —
• Equity multiple: -1.88×
• Total profit: $-2,902,325
• Equity at exit: $311,262

Cash invested: $1,008,000 (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 90037

• Rents YoY: 1.7%
• Active inventory: 99
• Price-to-rent: 118.0×

Monthly cashflow live

• Estimated rent: $7,624 medium
• Mortgage (P&I): −$18,879
• Tax from tax record: −$2,674 /mo · $32,085/yr
• Insurance: −$1,500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,601
• Net cashflow: $-17,030

Break-even live

Break-even rent $29,180

Max offer price $641,700

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	0	1	$7,623
Total (3 units)			$7,624

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: $900,000
• Closing costs: $108,000
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $3,600,000 Active 156 DOM
2. 2026-06-17
   days on market $3,600,000 Active 155 DOM
3. 2026-06-16
   days on market $3,600,000 Active 154 DOM
4. 2026-06-15
   days on market $3,600,000 Active 153 DOM
5. 2026-06-13
   days on market $3,600,000 Active 151 DOM
6. 2026-06-09
   days on market $3,600,000 Active 147 DOM
7. 2026-06-08
   days on market $3,600,000 Active 146 DOM
8. 2026-06-07
   days on market $3,600,000 Active 145 DOM
9. 2026-06-04
   days on market $3,600,000 Active 142 DOM
10. 2026-06-03
    days on market $3,600,000 Active 141 DOM
11. 2026-06-02
    days on market $3,600,000 Active 140 DOM
12. 2026-06-01
    days on market $3,600,000 Active 139 DOM
13. 2026-05-31
    days on market $3,600,000 Active 138 DOM
14. 2026-04-16
    price $3,600,000 1851-char remark

    Show marketing remark (1851 chars)

    Following its second price reduction, 210 W. 43rd Pl. is now offered at $3,600,000, or $120,000 per unit, positioning a 30-unit asset at a basis that now sits below several recent sales in the immediate area. At the current pricing, the property operates at a 6.81% CAP and 8.56 GRM on in-place rents, combining scale and day-one income in a way that is increasingly difficult to find at this level. The property consists of (30) studio units originally built in 1926. The configuration is straightforward, with a consistent unit mix that simplifies renovation planning and ongoing management. Several units have already been updated with tile flooring, improved cabinetry, gas stoves, wall-mounted A/C units, and ceiling fans, providing a clear path for continued interior upgrades across the remaining units. Two units are currently vacant, allowing a buyer to begin renovations and lease-up immediately and establish updated rent levels early in the hold period. The existing layouts provide practical living space with natural light, creating a repeatable framework for unit turns without requiring reconfiguration. Located in Historic South-Central, 210 W. 43rd Pl. sits within close proximity to USC, Exposition Park, the LA Memorial Coliseum, BMO Stadium, and The Shrine Auditorium. These long-standing institutional anchors continue to support consistent housing demand tied to education, healthcare, and event-driven employment. The property also benefits from direct access to Vermont Ave. and Western Ave. , connecting residents to Downtown Los Angeles and surrounding employment corridors. At $120,000 per unit with a 6.81% CAP and 8.56 GRM on current rents, 210 W. 43rd Pl. offers 30 units of scale at a basis that now sits below recent comparable sales, with a clear path to improving operations through a consistent renovation approach.

15. 2026-02-25
    price $3,795,000 1851-char remark

    Show marketing remark (1851 chars)

    Following its second price reduction, 210 W. 43rd Pl. is now offered at $3,600,000, or $120,000 per unit, positioning a 30-unit asset at a basis that now sits below several recent sales in the immediate area. At the current pricing, the property operates at a 6.81% CAP and 8.56 GRM on in-place rents, combining scale and day-one income in a way that is increasingly difficult to find at this level. The property consists of (30) studio units originally built in 1926. The configuration is straightforward, with a consistent unit mix that simplifies renovation planning and ongoing management. Several units have already been updated with tile flooring, improved cabinetry, gas stoves, wall-mounted A/C units, and ceiling fans, providing a clear path for continued interior upgrades across the remaining units. Two units are currently vacant, allowing a buyer to begin renovations and lease-up immediately and establish updated rent levels early in the hold period. The existing layouts provide practical living space with natural light, creating a repeatable framework for unit turns without requiring reconfiguration. Located in Historic South-Central, 210 W. 43rd Pl. sits within close proximity to USC, Exposition Park, the LA Memorial Coliseum, BMO Stadium, and The Shrine Auditorium. These long-standing institutional anchors continue to support consistent housing demand tied to education, healthcare, and event-driven employment. The property also benefits from direct access to Vermont Ave. and Western Ave. , connecting residents to Downtown Los Angeles and surrounding employment corridors. At $120,000 per unit with a 6.81% CAP and 8.56 GRM on current rents, 210 W. 43rd Pl. offers 30 units of scale at a basis that now sits below recent comparable sales, with a clear path to improving operations through a consistent renovation approach.

16. 2026-01-13
    listed $3,950,000 Active 1851-char remark

    Show marketing remark (1851 chars)

    Following its second price reduction, 210 W. 43rd Pl. is now offered at $3,600,000, or $120,000 per unit, positioning a 30-unit asset at a basis that now sits below several recent sales in the immediate area. At the current pricing, the property operates at a 6.81% CAP and 8.56 GRM on in-place rents, combining scale and day-one income in a way that is increasingly difficult to find at this level. The property consists of (30) studio units originally built in 1926. The configuration is straightforward, with a consistent unit mix that simplifies renovation planning and ongoing management. Several units have already been updated with tile flooring, improved cabinetry, gas stoves, wall-mounted A/C units, and ceiling fans, providing a clear path for continued interior upgrades across the remaining units. Two units are currently vacant, allowing a buyer to begin renovations and lease-up immediately and establish updated rent levels early in the hold period. The existing layouts provide practical living space with natural light, creating a repeatable framework for unit turns without requiring reconfiguration. Located in Historic South-Central, 210 W. 43rd Pl. sits within close proximity to USC, Exposition Park, the LA Memorial Coliseum, BMO Stadium, and The Shrine Auditorium. These long-standing institutional anchors continue to support consistent housing demand tied to education, healthcare, and event-driven employment. The property also benefits from direct access to Vermont Ave. and Western Ave. , connecting residents to Downtown Los Angeles and surrounding employment corridors. At $120,000 per unit with a 6.81% CAP and 8.56 GRM on current rents, 210 W. 43rd Pl. offers 30 units of scale at a basis that now sits below recent comparable sales, with a clear path to improving operations through a consistent renovation approach.

17. 2014-03-31
    status Backup Offers Accepted
18. 2014-03-19
    status Active
19. 2014-03-14
    price Backup Offers Accepted
20. 2014-03-14
    status Backup Offers Accepted
21. 2013-12-03
    status Pending
22. 2013-10-03
    listed Active
23. 2011-09-14
    historical Withdrawn
24. 2011-09-09
    listed Active
25. 2009-03-10
    historical
26. 2009-02-07
    price
27. 2009-01-23
    listed
28. 2008-11-05
    historical
29. 2008-08-04
    listed
30. 2007-05-07
    soldstatus $1,600,000
31. 2007-05-04
    soldstatus $1,600,000
32. 2007-01-12
    historical
33. 2006-11-13
    listed $1,600,000
34. 1986-12-19
    soldstatus $410,000
35. 1986-12-19
    soldstatus $410,000
36. 1986-12-09
    soldstatus $221,000

ⓘ 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: $32,085 · $2,674/mo
• Projected year-2 tax: $32,085 · $2,674/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 22 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: $91,488
• − Mortgage interest: −$201,656
• − Property taxes: −$32,085
• − Insurance: −$18,000
• − Repairs & maintenance: −$7,319
• − Management: −$7,319
• − Depreciation: −$104,727
• Taxable loss: −$279,618
• Est. tax savings @ 24.0%: +$67,108
• After-tax cash flow: $-137,247/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+1529.0% since first listed

23 events — show timeline

• 2026-04-16 Price Changed $3,600,000 TheMLS
• 2026-02-25 Price Changed $3,795,000 TheMLS
• 2026-01-13 Listed $3,950,000 TheMLS
• 2014-03-31 Pending — TheMLS
• 2014-03-19 Relisted — TheMLS
• 2014-03-14 Pending — TheMLS
• 2014-03-14 Price Changed — TheMLS
• 2013-12-03 Pending — TheMLS
• 2013-10-03 Listed — TheMLS
• 2011-09-14 Delisted — TheMLS
• 2011-09-09 Listed — TheMLS
• 2009-03-10 Delisted — TheMLS
• 2009-02-07 Price Changed — TheMLS
• 2009-01-23 Listed — TheMLS
• 2008-11-05 Delisted — TheMLS
• 2008-08-04 Listed — TheMLS
• 2007-05-07 Sold (MLS) $1,600,000 TheMLS
• 2007-05-04 Sold (Public Records) $1,600,000 Public Records
• 2007-01-12 Delisted — TheMLS
• 2006-11-13 Listed $1,600,000 TheMLS
• 1986-12-19 Sold (Public Records) $410,000 Public Records
• 1986-12-19 Sold (Public Records) $410,000 Public Records
• 1986-12-09 Sold (Public Records) $221,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $32,085 · +1.5% YoY. Source: county tax records.