1460 N Eastern Ave · East Los Angeles, CA 90063

$899,000

3 bd · 2.0 ba · 1,464 sqft · MultiFamily public records · 44 Days on market

Built 1924 5,206 sqft lot $614/sqft · 77% above area Est $976k · 8% under

---

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 +15.1/30.0
• ARV discount +11.1/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 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

3 units, front house will be delivered vacant is 4bed/2bath plus 4 additional bedrooms converted from 4 car garage. Unit 1 is 1bed/1bath rented for $1,410, Unit 2 is 2bed + bonus room/1bath rented for $1,575. Additional 6 parking spaces on the lot. Do not disturb occupants!

Key facts

• 5,206 sq ft lot
• Garage
• Built 1924

Property features AI

Finance

• Other: Units configured as house plus 2 additional units; Scheduled as actual rents
• Financial info: Gross operating income: $96,000; Net operating income: $72,000; Total annual expenses: $24,000; Gross income reported as $96,000; Gross rent multiplier: 9.3; Projected/unit rents: Unit 1 $5,500; Unit 2 $2,750; Unit 3 $1,750; Actual/unit rents: Unit 2 $1,575; Unit 3 $1,410; Number of buildings: 2
• HOA & community: Complex contains 3 total units

Exterior

• Parking: Gated garage; Total of 10 parking spaces
• Utilities: Tenants pay gas, electric, and cable TV
• Home design: Residential income property; Multi-level (2 total floors)
• Construction: No construction details provided
• Exterior features: No other structures reported; Zoned LCR3*

Interior

• Kitchen: Gas/Electric range; Oven; Refrigerator
• Bedrooms: One unit with 8 bedrooms; One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Hardwood floors
• Bathrooms: Unit with 8 bedrooms has 2 bathrooms; Unit with 2 bedrooms has 1 bathroom; Unit with 1 bedroom has 1 bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Built-in storage/features; Central heating and cooling
• Laundry & utility: Laundry located inside; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive. Per door: $73/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 $788k (12.3% below list).
• Recommended offer: $788k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 falling (-3.3%/yr); 80 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $7,881/mo this rent would consume 130% of the median local household income ($73k/yr) (locally 1857% 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 $6k of loan paydown is wiped out by about $27k 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 44 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 16548% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $788,100 (12.3% below list)

Questions for the listing agent

1. It's been on market 44 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.88% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $976,230
• List price: $899,000
• Delta: -7.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-150,353
• Equity at exit: $134,044

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-196,606
• Equity at exit: $77,729

Cash invested: $251,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90063

• Rents YoY: -3.3%
• Active inventory: 80
• Price-to-rent: 38.0×

Monthly cashflow live

• Estimated rent: $7,881 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$847 /mo · $10,163/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,655
• Net cashflow: $290

Break-even live

Break-even rent $7,514

Max offer price $899,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$7,880
Total (4 units)			$7,881

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1518 Norman Pl Los Angeles, CA	2.0	1.5	950	$2,499	$2.63	43d	1	0.27mi
1846 Del Paso Ave Los Angeles, CA	4.0	1.0	1272	$3,800	$2.99	24d	1	0.77mi
1562 Attridge Ave Los Angeles, CA	2.0	2.0	899	$3,500	$3.89	43d	1	0.80mi
1192 Stringer Ave Los Angeles, CA	2.0	1.0	882	$3,395	$3.85	7d	1	0.82mi
3111 W Ramona Rd Unit 3111C Alhambra, CA	2.0	1.5	875	$2,095	$2.39	10d	1	0.88mi
4904 Ithaca Ave Unit 1 Los Angeles, CA	3.0	2.0	1100	$2,780	$2.53	24d	1	0.91mi
4904 Ithaca Ave Unit 5 Los Angeles, CA	3.0	2.0	1100	$2,750	$2.50	43d	1	0.91mi
612 N Brannick Ave Los Angeles, CA	3.0	1.0	1615	$3,450	$2.14	43d	1	1.04mi
2357 N Eastern Ave Los Angeles, CA	2.0	1.0	1033	$3,400	$3.29	43d	1	1.11mi
2817 Montezuma Ave Alhambra, CA	3.0	2.0	1000	$3,200	$3.20	11d	1	1.12mi
2815 Montezuma Ave Alhambra, CA	3.0	2.0	1150	$3,200	$2.78	10d	1	1.13mi
1801 W Garvey Ave Unit 323 Alhambra, CA	2.0	1.0	950	$2,792	$2.94	1d	1	1.15mi
1801 Garvey Ave Alhambra, CA	1.0–2.0	1.0	773	$2,792	$3.61	1d	8	1.16mi
2225 Meridian Ave Unit D Alhambra, CA	2.0	1.5	900	$2,525	$2.81	43d	1	1.17mi
2100 Brightwood St Monterey Park, CA	3.0	2.0	1472	$3,950	$2.68	1d	1	1.20mi
1226 N Alma Ave Los Angeles, CA	2.0	1.0	892	$2,600	$2.91	43d	1	1.21mi
2721 Montezuma Ave Alhambra, CA	4.0	2.0	1700	$4,688	$2.76	1d	1	1.22mi
1301 N Stone St Los Angeles, CA	3.0	2.0	1369	$4,200	$3.07	24d	1	1.23mi
3261 City Terrace Dr Los Angeles, CA	3.0	2.0	1353	$2,850	$2.11	43d	1	1.23mi
1142 N Alma Ave Los Angeles, CA	3.0	2.0	1248	$3,500	$2.80	5d	1	1.24mi
2712 W Hellman Ave Alhambra, CA	4.0	3.0	1740	$4,200	$2.41	1d	1	1.29mi
4091 San Carlos St Unit 4089 Los Angeles, CA	2.0	1.0	1100	$2,795	$2.54	7d	1	1.33mi
3173 Fairmount St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	43d	1	1.40mi
2723 Ballard St Los Angeles, CA	2.0	1.0	1408	$3,500	$2.49	43d	1	1.41mi
1542 Ricardo St Los Angeles, CA	3.0	2.0	1600	$3,500	$2.19	43d	1	1.46mi
2308 S Fremont Ave Alhambra, CA	3.0	2.0	1462	$3,500	$2.39	17d	1	1.47mi
2418 S Fremont Ave #10 Alhambra, CA	2.0	2.5	1310	$3,800	$2.90	1d	1	1.47mi
1411 Tremont St Unit 2 Los Angeles, CA	3.0	3.0	1400	$3,795	$2.71	3d	1	1.49mi
1419 Milton Ave Unit 1417 Alhambra, CA	2.0	1.0	1000	$2,925	$2.92	43d	1	1.49mi
1419 Milton Ave Unit 1419 Alhambra, CA	2.0	2.0	900	$2,825	$3.14	43d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $899,000 Active 44 DOM
2. 2026-06-17
   days on market $899,000 Active 43 DOM
3. 2026-06-16
   days on market $899,000 Active 42 DOM
4. 2026-06-15
   days on market $899,000 Active 41 DOM
5. 2026-06-13
   days on market $899,000 Active 39 DOM
6. 2026-06-09
   days on market $899,000 Active 35 DOM
7. 2026-06-08
   days on market $899,000 Active 34 DOM
8. 2026-06-07
   days on market $899,000 Active 33 DOM
9. 2026-06-04
   days on market $899,000 Active 30 DOM
10. 2026-06-03
    days on market $899,000 Active 29 DOM
11. 2026-06-02
    days on market $899,000 Active 28 DOM
12. 2026-06-01
    days on market $899,000 Active 27 DOM
13. 2026-05-31
    days on market $899,000 Active 26 DOM
14. 2026-05-05
    listed $899,000 Active 274-char remark
15. 2024-12-19
    historical $5,400
16. 2024-10-26
    price $5,400
17. 2024-10-25
    price $5,000
18. 2024-10-19
    listed $5,400
19. 2023-12-31
    historical
20. 2023-11-18
    price $999,999
21. 2023-11-16
    status Active
22. 2023-09-27
    historical Active Under Contract
23. 2023-03-14
    listed $1,150,000 Active
24. 2022-12-31
    historical
25. 2022-08-16
    listed $1,150,000 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: $10,163 · $847/mo
• Projected year-2 tax: $10,163 · $847/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 6/10 Major 7 d/yr ≥95°F today · 21 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: $94,572
• − Mortgage interest: −$50,358
• − Property taxes: −$10,163
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,566
• − Management: −$7,566
• − Depreciation: −$26,153
• Taxable loss: −$11,729
• Est. tax savings @ 24.0%: +$2,815
• After-tax cash flow: $6,295/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,397
• Household income: $72,942
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1857.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 13% White 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 40% · Canada, China
• Languages at home: 17% English-only · Spanish 81%

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: ▼ -841.41%
• Current HPI: 476.1519
• Rent YoY: ▼ -3.30%
• 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

-99.5% since first listed

13 events — show timeline

• 2026-06-03 Listed for Rent $5,400 TURBOTENANT
• 2026-05-05 Listed $899,000 TheMLS
• 2024-12-19 Rental Removed $5,400 TURBOTENANT
• 2024-10-26 Price Changed $5,400 TURBOTENANT
• 2024-10-25 Price Changed $5,000 TURBOTENANT
• 2024-10-19 Listed for Rent $5,400 TURBOTENANT
• 2023-12-31 Listing Removed — CRMLS
• 2023-11-18 Price Changed $999,999 CRMLS
• 2023-11-16 Relisted — CRMLS
• 2023-09-27 Contingent — CRMLS
• 2023-03-14 Listed $1,150,000 CRMLS
• 2022-12-31 Listing Removed — CRMLS
• 2022-08-16 Listed $1,150,000 CRMLS

Property tax history

+10.6%/yr

Latest (2025): $10,163 · +279.2% YoY. Source: county tax records.