901 W 83rd St · Los Angeles, CA 90044

$619,000

3 bd · 3.0 ba · 2,000 sqft · MultiFamily public records · 15 Days on market

Built 1950 4,301 sqft lot Est $808k · 23% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great property with tons of potential. This 3 unit is an investor special! Lots of value add ability. Great bones. (3) One bedroom One bath units. Good sized units that have been kept in good shape. Priced to sell quickly. Seller is motivated.

Key facts

• 4,301 sq ft lot
• 5 parking spots
• Built 1950

Property features AI

Finance

• Other: One building on the lot
• Financial info: Actual gross annual income: $48,000; Gross operating income: $48,000; Net operating income: $43,000; Total annual expenses: $5,000; Cap rate: 7%; Gross rent multiplier: 12.5; Unit rents (actual): $1,500, $1,500, $1,000; Unit projected rents: $1,850 each listed
• HOA & community: Three units in the complex

Exterior

• Parking: Driveway parking; Five total parking spaces
• Utilities: Water heaters on site
• Home design: Residential income property; 2 total floors; Multi-level layout
• Construction: Attached building
• Exterior features: No other structures; Zoned LAR3

Interior

• Bedrooms: Three 1-bedroom units
• Bathrooms: Three 1-bath units
• Heating & cooling: Wall heat; No cooling
• Interior features: Wall heating; Attached common walls (attached units)
• Laundry & utility: Water heaters present

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $619k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $372/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 $617k (0.3% below list).
• Recommended offer: $610k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 soft (-2.5%/yr); 172 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $6,174/mo this rent would consume 139% 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 $4k of loan paydown is wiped out by about $19k 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 15 days — a 2% lower offer ($610k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 29y 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 $140k; list at $619k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $609,715 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $808,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 W 88th St	0.41mi	4/4.0 (+1)	2,004 (+0%)	7mo	$810,000	$404	66
636 W 81st St	0.25mi	4/4.0 (+1)	2,088 (+4%)	20mo	$950,000	$455	56
8801 Baring Cross St	0.41mi	4/3.0 (+1)	1,780 (-11%)	9mo	$780,000	$438	50
1267 W 85th St	0.55mi	4/2.0 (+1)	1,860 (-7%)	6mo	$605,555	$326	49
1104 W 87th St	0.44mi	4/4.0 (+1)	2,200 (+10%)	10mo	$710,000	$323	46
1300 W 83rd St	0.52mi	3/2.5	1,751 (-12%)	11mo	$700,000	$400	44
1020 W 89th St	0.53mi	4/2.0 (+1)	1,854 (-7%)	22mo	$765,000	$413	36
447 W 84th St	0.42mi	4/2.0 (+1)	1,702 (-15%)	21mo	$675,000	$397	29

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: -7.7%
• Equity multiple: 0.73×
• Total profit: $-47,630
• Equity at exit: $92,295

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-20,895
• Equity at exit: $53,520

Cash invested: $173,320 (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: 172
• Price-to-rent: 25.1×

Monthly cashflow live

• Estimated rent: $6,174 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,297
• Net cashflow: $1,115

Break-even live

Break-even rent $4,763

Max offer price $619,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,174
Total (3 units)			$6,174

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 W 83rd St Unit 624 1/2 Los Angeles, CA	4.0	4.0	1400	$3,600	$2.57	43d	1	0.24mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	17d	1	0.28mi
707 W 80th St Unit 80709BE Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	17d	1	0.28mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	17d	1	0.28mi
709 W 80th St Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	43d	1	0.28mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	43d	1	0.28mi
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	43d	1	0.28mi
520 W 82nd St Unit 520- A Los Angeles, CA	4.0	2.0	1519	$3,795	$2.50	43d	1	0.31mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	43d	1	0.64mi
447 W 74th St Los Angeles, CA	2.0	1.0	1411	$2,800	$1.98	24d	1	0.72mi
1310 W 89th St Unit 1310 Los Angeles, CA	2.0	1.0	1480	$2,400	$1.62	43d	1	0.75mi
1310 W 89th St Unit 1310-5 Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	12d	1	0.75mi
1310 W 89th St Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	18d	1	0.75mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	24d	1	0.82mi
1111 W 93rd St Los Angeles, CA	2.0	1.0	2751	$2,500	$0.91	22d	1	0.86mi
447 W 69th St Los Angeles, CA	2.0	1.0	2400	$2,500	$1.04	43d	1	1.02mi
240 E 84th St Los Angeles, CA	2.0	1.0	2039	$1,950	$0.96	24d	1	1.07mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	15d	1	1.11mi
8906 S Harvard Blvd Los Angeles, CA	3.0	2.0	1500	$4,000	$2.67	43d	1	1.15mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	19d	1	1.17mi
245 W 66th St Los Angeles, CA	2.0	1.0	1426	$2,950	$2.07	7d	1	1.28mi
219 E 71st St Los Angeles, CA	3.0	2.0	1680	$3,575	$2.13	43d	1	1.30mi
8724 Ruthelen St Los Angeles, CA	4.0	3.0	1793	$4,300	$2.40	24d	1	1.41mi
156 E Colden Ave Los Angeles, CA	2.0	1.0	2524	$2,900	$1.15	43d	1	1.42mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	43d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $619,000 Active 15 DOM
2. 2026-06-17
   days on market $619,000 Active 14 DOM
3. 2026-06-16
   days on market $619,000 Active 13 DOM
4. 2026-06-15
   days on market $619,000 Active 12 DOM
5. 2026-06-13
   days on market $619,000 Active 10 DOM
6. 2026-06-09
   days on market $619,000 Active 6 DOM
7. 2026-06-08
   days on market $619,000 Active 5 DOM
8. 2026-06-07
   days on market $619,000 Active 4 DOM
9. 2026-06-04
   remarks 245-char remark
10. 2026-06-04
    listed $619,000 Active 1 DOM

ⓘ 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: $3,106 · $259/mo
• Projected year-2 tax: $4,704 · $392/mo
• Expected delta: +$1,599/yr (+$133/mo · 51.5%)

ⓘ 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 · 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: $74,088
• − Mortgage interest: −$34,674
• − Property taxes: −$3,106
• − Insurance: −$3,095
• − Repairs & maintenance: −$5,927
• − Management: −$5,927
• − Depreciation: −$18,007
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $12,571/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

+462.7% since first listed

36 events — show timeline

• 2026-06-03 Listed $619,000 TheMLS
• 2025-02-28 Listing Removed — CRMLS
• 2024-10-02 Listed $714,999 CRMLS
• 2024-09-04 Listing Removed — CRMLS
• 2024-07-12 Price Changed $649,900 CRMLS
• 2024-04-18 Price Changed $699,900 CRMLS
• 2024-03-05 Listed $750,000 CRMLS
• 2022-05-10 Listing Removed — CRMLS
• 2022-04-04 Price Changed $665,000 CRMLS
• 2022-02-15 Listed $699,000 CRMLS
• 2021-12-09 Listing Removed — CRMLS
• 2021-09-17 Price Changed $699,000 CRMLS
• 2021-08-05 Price Changed $735,000 CRMLS
• 2021-06-10 Listed $750,000 CRMLS
• 2018-09-10 Listing Removed — SDMLS
• 2018-09-10 Delisted — TheMLS
• 2018-06-08 Listed $499,000 SDMLS
• 2018-06-08 Listed — TheMLS
• 2018-06-05 Listing Removed — SDMLS
• 2018-06-05 Delisted — TheMLS
• 2018-04-24 Listed $530,000 SDMLS
• 2018-04-24 Listed — TheMLS
• 2007-03-28 Delisted — TheMLS
• 2005-04-27 Listed — TheMLS
• 2003-06-01 Delisted — TheMLS
• 2002-10-10 Listed — TheMLS
• 2002-07-17 Sold (MLS) $140,000 CRMLS
• 2001-12-13 Listed $143,100 CRMLS
• 1999-12-15 Sold (Public Records) $215,000 Public Records
• 1998-10-26 Delisted — TheMLS
• 1998-10-07 Sold (Public Records) $114,000 Public Records
• 1998-10-02 Sold (MLS) $114,000 CRMLS
• 1998-09-14 Listed — TheMLS
• 1998-08-09 Listed $110,000 CRMLS
• 1997-10-23 Delisted — TheMLS
• 1997-07-23 Listed — TheMLS

Property tax history

+1.7%/yr

Latest (2025): $3,106 · +2.4% YoY. Source: county tax records.