127 N Savannah St · Los Angeles, CA 90033

$998,000

4 bd · 2.0 ba · 1,948 sqft · MultiFamily public records · 113 Days on market

Built 1931 4,740 sqft lot $512/sqft · 88% above area Est $903k · 11% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• ARV discount +2.8/15.0
• 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: 4 units. confirmed

Listing remarks MLS

PRICED TO SELL WITH SIGNIFICANT PRICE REDUCTION! Incredible opportunity for both savvy investors and owner-users to own a versatile 4-unit compound in the heart of vibrant Boyle Heights. This unique property features four separate buildings on a single lot, offering maximum privacy and flexibility. The crown jewel is a stunning 5BD/4BA two-story Spanish-style residence, perfect for a large family or a high-value rental. The upstairs unit is delivered VACANT, providing an immediate move-in option or the ability to reset to market rents (previously $2,050/mo). With one unit currently at $2,800/mo, the projected income for just these two spaces is $4,850/mo! The compound is completed by three additional 1BD/1BA detached buildings and a 3-car garage. Utilities: Separate meters for gas and electric. Location: Prime transit-oriented spot just 5 blocks from the Metro and minutes from the best of DTLA. Unmatched value in 90033. Bring your offers - this won't last!

Key facts

• 4,740 sq ft lot
• Parking
• Built 1931

Tags

• UPSTAIRS UNIT DELIVERED VACANT
• PRIME TRANSIT-ORIENTED SPOT

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $998k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $522/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $998k).
• Recommended offer: $908k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (-2.3%/yr); 107 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $11,093/mo this rent would consume 223% of the median local household income ($60k/yr) (locally 3159% 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 $7k of loan paydown is wiped out by about $30k 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 113 days — a 9% lower offer ($908k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $850k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $908,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 1931 — 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: 1.11% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $902,914
• List price: $998,000
• Delta: 10.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2714 New Jersey St	0.15mi	4/2.0	1,664 (-15%)	1mo	$530,000	$319	68
3028 E 1st St	0.17mi	5/3.0 (+1)	1,826 (-6%)	9mo	$835,000	$457	65
2719 Cincinnati St	0.28mi	4/2.0	1,746 (-10%)	6mo	$715,000	$410	65
419 N Mott	0.27mi	5/3.0 (+1)	2,122 (+9%)	1mo	$570,000	$269	63
462 Camulos St	0.43mi	4/2.0	2,150 (+10%)	0mo	$720,000	$335	62
3076 Lanfranco St	0.58mi	4/2.0	1,870 (-4%)	5mo	$467,000	$250	62
3321 Malabar	0.69mi	4/4.0	1,932 (-1%)	2mo	$779,000	$403	57
657 S Mathews	0.71mi	4/4.0	1,920 (-1%)	3mo	$698,888	$364	54
3442 E 1st St	0.67mi	5/3.0 (+1)	1,973 (+1%)	4mo	$855,000	$433	54
448 S Evergreen	0.42mi	5/2.0 (+1)	1,672 (-14%)	2mo	$775,000	$464	50
3259 E 2nd St	0.47mi	5/3.0 (+1)	1,692 (-13%)	2mo	$820,000	$485	46
3339 E 4th St	0.62mi	4/3.0	1,695 (-13%)	8mo	$560,000	$330	39

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-61,106
• Equity at exit: $148,805

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-7,345
• Equity at exit: $86,289

Cash invested: $279,440 (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 90033

• Home prices YoY: -29.9%
• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $11,093 medium
• Mortgage (P&I): −$5,234
• Tax from tax record: −$1,024 /mo · $12,292/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,330
• Net cashflow: $2,090

Break-even live

Break-even rent $8,448

Max offer price $998,000

Occupancy floor 76%

Sensitivity live

Price	-10% $2,655	-5% $2,372	+0% $2,090	+5% $1,807	+10% $1,525
Rent	-10% $1,213	-5% $1,651	+0% $2,090	+5% $2,528	+10% $2,966
Rate	-1.0pp $2,592	-0.5pp $2,344	base $2,090	+0.5pp $1,831	+1.0pp $1,568

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$11,092
Total (4 units)			$11,093

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2720 Cincinnati St Unit 2720 Los Angeles, CA	3.0	3.0	1300	$2,979	$2.29	44d	1	0.25mi
2512 Pennsylvania Ave Los Angeles, CA	4.0	4.0	1770	$3,850	$2.18	16d	1	0.29mi
2843 Folsom St Unit 2845E Los Angeles, CA	5.0	5.0	1825	$4,495	$2.46	15d	1	0.31mi
2507 Cincinnati St Unit 2509 Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	44d	1	0.35mi
2509 1/2 Cincinnati St Los Angeles, CA	3.0	2.5	1540	$3,295	$2.14	44d	1	0.35mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	18d	1	0.35mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	5d	1	0.35mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	25d	1	0.35mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	44d	1	0.35mi
2520 Boulder St Los Angeles, CA	4.0	4.0	1968	$4,110	$2.09	19d	1	0.42mi
2800 Winter St Los Angeles, CA	3.0	1.0	1300	$3,150	$2.42	22d	1	0.45mi
2439 Malabar St Los Angeles, CA	4.0	3.0	1450	$3,500	$2.41	25d	1	0.55mi
609 Camulos St Los Angeles, CA	3.0	1.0	1434	$2,800	$1.95	44d	1	0.59mi
3223 Lanfranco St Los Angeles, CA	5.0	4.5	1986	$4,800	$2.42	19d	1	0.63mi
3223 Lanfranco St Los Angeles, CA	5.0	4.5	1986	$4,900	$2.47	44d	1	0.63mi
2114 E 2nd St Los Angeles, CA	4.0	3.0	1700	$3,995	$2.35	44d	1	0.64mi
2114 E 2nd St Los Angeles, CA	4.0	3.0	1700	$3,799	$2.23	2d	1	0.64mi
2635 Dobinson St Unit A Los Angeles, CA	3.0	2.0	2000	$2,900	$1.45	44d	1	0.69mi
3517 1/2 E 2nd St Los Angeles, CA	4.0	3.0	1250	$3,995	$3.20	18d	1	0.75mi
702 S Soto St Unit 704 Los Angeles, CA	3.0	2.5	1288	$3,500	$2.72	44d	1	0.80mi
3261 City Terrace Dr Los Angeles, CA	3.0	2.0	1353	$2,850	$2.11	44d	1	0.86mi
1142 N Alma Ave Los Angeles, CA	3.0	2.0	1248	$3,500	$2.80	5d	1	0.91mi
1301 N Stone St Los Angeles, CA	3.0	2.0	1369	$4,200	$3.07	25d	1	1.02mi
960 1/2 S Breed St Los Angeles, CA	4.0	3.0	1500	$3,595	$2.40	17d	1	1.03mi
958 S Breed St Los Angeles, CA	4.0	3.0	1500	$3,395	$2.26	25d	1	1.03mi
929 S Lorena St Los Angeles, CA	3.0	2.5	1312	$3,200	$2.44	18d	1	1.03mi
644 N Boyle Ave Los Angeles, CA	5.0	4.5	1872	$4,050	$2.16	44d	1	1.04mi
138 N Gage Ave Los Angeles, CA	4.0	3.0	1810	$3,900	$2.15	21d	1	1.12mi
1529 Pleasant Ave Unit C Los Angeles, CA	4.0	2.0	1669	$3,580	$2.14	25d	1	1.14mi
1411 Tremont St Unit 2 Los Angeles, CA	3.0	3.0	1400	$3,795	$2.71	3d	1	1.17mi
1514 Pleasant Ave Unit 1518 Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	25d	1	1.18mi
1520 Pleasant Ave Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	44d	1	1.18mi
121 Cancion Way Los Angeles, CA	3.0	3.0	1508	$3,875	$2.57	44d	1	1.22mi
455 Nassau Ave Los Angeles, CA	4.0	3.0	2246	$4,500	$2.00	44d	1	1.25mi
477 Nassau Ave Unit 0479 Los Angeles, CA	3.0	2.0	1450	$3,895	$2.69	44d	1	1.30mi
1542 Ricardo St Los Angeles, CA	3.0	2.0	1600	$3,500	$2.19	44d	1	1.35mi
1534 N Soto St Los Angeles, CA	4.0	3.0	1550	$3,995	$2.58	2d	1	1.35mi
1571 Ricardo St Los Angeles, CA	5.0	5.0	2250	$4,350	$1.93	15d	1	1.39mi
1652 Murchison St Unit 1650 Los Angeles, CA	5.0	5.0	2137	$4,095	$1.92	5d	1	1.44mi
1652 Murchison St Unit 1654 1/2 Los Angeles, CA	5.0	5.0	2093	$4,677	$2.23	25d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $998,000 Active 113 DOM
2. 2026-06-17
   days on market $998,000 Active 112 DOM
3. 2026-06-16
   days on market $998,000 Active 111 DOM
4. 2026-06-15
   days on market $998,000 Active 110 DOM
5. 2026-06-13
   days on market $998,000 Active 108 DOM
6. 2026-06-09
   days on market $998,000 Active 104 DOM
7. 2026-06-08
   days on market $998,000 Active 103 DOM
8. 2026-06-07
   days on market $998,000 Active 102 DOM
9. 2026-06-04
   days on market $998,000 Active 99 DOM
10. 2026-06-03
    days on market $998,000 Active 98 DOM
11. 2026-06-02
    days on market $998,000 Active 97 DOM
12. 2026-06-01
    days on market $998,000 Active 96 DOM
13. 2026-05-31
    days on market $998,000 Active 95 DOM
14. 2026-02-25
    listed $998,000 Active 970-char remark

    Show marketing remark (970 chars)

    PRICED TO SELL WITH SIGNIFICANT PRICE REDUCTION! Incredible opportunity for both savvy investors and owner-users to own a versatile 4-unit compound in the heart of vibrant Boyle Heights. This unique property features four separate buildings on a single lot, offering maximum privacy and flexibility. The crown jewel is a stunning 5BD/4BA two-story Spanish-style residence, perfect for a large family or a high-value rental. The upstairs unit is delivered VACANT, providing an immediate move-in option or the ability to reset to market rents (previously $2,050/mo). With one unit currently at $2,800/mo, the projected income for just these two spaces is $4,850/mo! The compound is completed by three additional 1BD/1BA detached buildings and a 3-car garage. Utilities: Separate meters for gas and electric. Location: Prime transit-oriented spot just 5 blocks from the Metro and minutes from the best of DTLA. Unmatched value in 90033. Bring your offers - this won't last!

15. 2026-02-05
    price
16. 2025-10-15
    listed Active
17. 2025-09-30
    price
18. 2025-09-16
    price
19. 2024-05-14
    listed Active
20. 2021-08-26
    soldstatus $850,000 Closed Sale
21. 2021-08-26
    soldstatus $850,000
22. 2021-08-13
    status Pending Sale
23. 2021-07-26
    status Active
24. 2021-06-22
    historical Active Under Contract
25. 2021-05-20
    listed $860,000 Active
26. 2003-01-20
    historical
27. 2002-07-20
    listed $439,000
28. 1985-07-19
    soldstatus $127,500

ⓘ 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: $12,292 · $1,024/mo
• Projected year-2 tax: $12,292 · $1,024/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 ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $133,116
• − Mortgage interest: −$55,904
• − Property taxes: −$12,292
• − Insurance: −$4,990
• − Repairs & maintenance: −$10,649
• − Management: −$10,649
• − Depreciation: −$29,033
• Taxable income: $9,599
• Est. tax owed @ 24.0%: −$2,304
• After-tax cash flow: $22,772/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): 45,647
• Household income: $59,652
• Rent vs Own: 82.4% rent · 17.6% own
• Severe rent burden: 3159.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 13% Asian 4% White 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 80% Other Asian/Pacific 1% Korean 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: ▼ -201.59%
• Current HPI: 472.4588
• Rent YoY: ▼ -2.34%
• 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

+682.7% since first listed

15 events — show timeline

• 2026-02-25 Listed $998,000 TheMLS
• 2026-02-05 Price Changed — TheMLS
• 2025-10-15 Listed — TheMLS
• 2025-09-30 Price Changed — TheMLS
• 2025-09-16 Price Changed — TheMLS
• 2024-05-14 Listed — TheMLS
• 2021-08-26 Sold (Public Records) $850,000 Public Records
• 2021-08-26 Sold (MLS) $850,000 CRMLS
• 2021-08-13 Pending — CRMLS
• 2021-07-26 Relisted — CRMLS
• 2021-06-22 Contingent — CRMLS
• 2021-05-20 Listed $860,000 CRMLS
• 2003-01-20 Listing Removed — CRMLS
• 2002-07-20 Listed $439,000 CRMLS
• 1985-07-19 Sold (Public Records) $127,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $12,292 · +0.6% YoY. Source: county tax records.