8611 Elm St · Florence-Graham, CA 90002

$625,000

4 bd · 3.0 ba · 1,896 sqft · MultiFamily public records · 108 Days on market

Built 1940 6,701 sqft lot $330/sqft · 10% below area Est $698k · 10% 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 +19.5/30.0
• ARV discount +12.2/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Nice 3 unit building with long term tenants. Recent upgrades to plumbing and electrical. Priced to sell! Two 2 bedroom/1 bathrooms and one 1 bedroom/1 bathroom unit. Close to freeways and shopping centers. Great for owner user or first time investor, very easy to manage. Owner only pays water and garbage. Carefully maintained.

Key facts

• Close to freeways
• Carefully maintained
• 6,701 sq ft lot

Tags

• RECENT UPGRADES TO PLUMBING
• RECENT UPGRADES TO ELECTRICAL
• CLOSE TO FREEWAYS
• CLOSE TO SHOPPING CENTERS
• CAREFULLY MAINTAINED

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).
• Recommended offer: $569k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% in Florence-Graham — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 73 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $6,463/mo this rent would consume 131% of the median local household income ($59k/yr) (locally 2997% 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 108 days — a 9% lower offer ($569k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $105k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $568,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1940 — 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. 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: 1.03% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $697,783
• List price: $625,000
• Delta: -10.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2452 Cole Pl	0.65mi	4/3.0	1,988 (+5%)	13mo	$829,000	$417	51
8625 Ivy St	0.26mi	5/4.0 (+1)	1,750 (-8%)	22mo	$870,000	$497	48
8230 Compton	0.58mi	5/5.0 (+1)	2,160 (+14%)	3mo	$1,040,000	$481	34
1346 E 83rd St	0.71mi	5/3.0 (+1)	2,135 (+13%)	10mo	$889,000	$416	32
9305 Maie Ave	0.62mi	5/4.0 (+1)	2,152 (+14%)	21mo	$770,000	$358	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-55,891
• Equity at exit: $93,190

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $10,173
• Equity at exit: $54,039

Cash invested: $175,000 (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 90002

• Active inventory: 73
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $6,463 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$857 /mo · $10,289/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,357
• Net cashflow: $710

Break-even live

Break-even rent $5,564

Max offer price $625,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,064	-5% $887	+0% $710	+5% $533	+10% $357
Rent	-10% $200	-5% $455	+0% $710	+5% $966	+10% $1,221
Rate	-1.0pp $1,025	-0.5pp $869	base $710	+0.5pp $548	+1.0pp $384

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,390
1× unit	1	1	$2,073
Total (3 units)			$6,463

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8624 Graham Ave Unit B Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	25d	1	0.22mi
8624 Graham Ave Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	44d	1	0.22mi
1631 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,800	$2.15	25d	1	0.36mi
1633 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	0d	1	0.36mi
1536 E 87th St Unit 87(1536B) Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	11d	1	0.40mi
1536 E 87th Pl Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	14d	1	0.42mi
2118 E 92nd St Unit 2118 Watts, CA	5.0	3.0	1490	$4,067	$2.73	19d	1	0.55mi
2118 E 92nd St Unit 2120 Watts, CA	4.0	2.0	1303	$3,668	$2.82	19d	1	0.55mi
2118 E 92nd St Unit 2120 Watts, CA	4.0	2.0	1303	$3,150	$2.42	5d	1	0.55mi
2118 E 92nd St Unit 2118 Watts, CA	5.0	3.0	1620	$3,450	$2.13	6d	1	0.55mi
7674 Whitsett Ave Los Angeles, CA	4.0	2.0	1500	$4,500	$3.00	44d	1	0.71mi
7674 Whitsett Ave Unit NA Los Angeles, CA	4.0	2.0	1500	$3,585	$2.39	44d	1	0.71mi
2023 E 77th St Los Angeles, CA	3.0	2.0	1400	$3,498	$2.50	44d	1	0.72mi
8416 Hooper Ave Los Angeles, CA	4.0	3.0	1600	$3,350	$2.09	44d	1	0.87mi
9310 Pace Ave Los Angeles, CA	3.0	1.0	1254	$3,200	$2.55	44d	1	0.97mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	44d	1	0.97mi
1159 E 78th St Los Angeles, CA	4.0	2.0	1300	$3,950	$3.04	44d	1	1.05mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	2d	1	1.09mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	44d	1	1.14mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	44d	1	1.16mi
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	44d	1	1.21mi
831 E 83rd St Los Angeles, CA	5.0	3.0	1604	$4,960	$3.09	44d	1	1.22mi
8464 1/2 McKinley Ave Unit 1/2 Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	44d	1	1.24mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	44d	1	1.24mi
8414 McKinley Ave Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	44d	1	1.25mi
833 E 80th St Los Angeles, CA	5.0	3.0	1850	$3,700	$2.00	4d	1	1.27mi
10376 Wilmington Ave Los Angeles, CA	3.0	2.0	1230	$2,990	$2.43	44d	1	1.27mi
10422 1/2 Graham Ave Unit Graham(10422 1/2) Watts, CA	3.0	3.0	1250	$3,100	$2.48	44d	1	1.34mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	25d	1	1.42mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	44d	1	1.44mi
755 E 76th Pl Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	44d	1	1.46mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	25d	1	1.46mi
6375 Converse Ave Unit A Los Angeles, CA	4.0	4.0	1500	$3,800	$2.53	25d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $625,000 Active 108 DOM
2. 2026-06-17
   days on market $625,000 Active 107 DOM
3. 2026-06-16
   days on market $625,000 Active 106 DOM
4. 2026-06-15
   days on market $625,000 Active 105 DOM
5. 2026-06-13
   days on market $625,000 Active 103 DOM
6. 2026-06-09
   days on market $625,000 Active 99 DOM
7. 2026-06-08
   days on market $625,000 Active 98 DOM
8. 2026-06-07
   days on market $625,000 Active 97 DOM
9. 2026-06-04
   days on market $625,000 Active 94 DOM
10. 2026-06-01
    days on market $625,000 Active 93 DOM
11. 2026-05-31
    days on market $625,000 Active 92 DOM
12. 2026-04-03
    price $625,000 328-char remark

    Show marketing remark (328 chars)

    Nice 3 unit building with long term tenants. Recent upgrades to plumbing and electrical. Priced to sell! Two 2 bedroom/1 bathrooms and one 1 bedroom/1 bathroom unit. Close to freeways and shopping centers. Great for owner user or first time investor, very easy to manage. Owner only pays water and garbage. Carefully maintained.

13. 2026-03-19
    price $650,000 328-char remark

    Show marketing remark (328 chars)

    Nice 3 unit building with long term tenants. Recent upgrades to plumbing and electrical. Priced to sell! Two 2 bedroom/1 bathrooms and one 1 bedroom/1 bathroom unit. Close to freeways and shopping centers. Great for owner user or first time investor, very easy to manage. Owner only pays water and garbage. Carefully maintained.

14. 2026-02-28
    listed $730,000 Active 328-char remark

    Show marketing remark (328 chars)

    Nice 3 unit building with long term tenants. Recent upgrades to plumbing and electrical. Priced to sell! Two 2 bedroom/1 bathrooms and one 1 bedroom/1 bathroom unit. Close to freeways and shopping centers. Great for owner user or first time investor, very easy to manage. Owner only pays water and garbage. Carefully maintained.

15. 2022-09-29
    soldstatus $680,000 Closed Sale 169-char remark

    Show marketing remark (169 chars)

    Great Income Property. Close to Schools, Public Transportation, All Kinds of Shopping Centers and Much More. Each Unit has own Washer/Dryer Hookups and assigned parking.

16. 2022-09-29
    soldstatus $680,000

    Show marketing remark (169 chars)

    Great Income Property. Close to Schools, Public Transportation, All Kinds of Shopping Centers and Much More. Each Unit has own Washer/Dryer Hookups and assigned parking.

17. 2022-08-16
    status Pending Sale 169-char remark

    Show marketing remark (169 chars)

    Great Income Property. Close to Schools, Public Transportation, All Kinds of Shopping Centers and Much More. Each Unit has own Washer/Dryer Hookups and assigned parking.

18. 2022-07-16
    status Active 169-char remark

    Show marketing remark (169 chars)

    Great Income Property. Close to Schools, Public Transportation, All Kinds of Shopping Centers and Much More. Each Unit has own Washer/Dryer Hookups and assigned parking.

19. 2022-06-08
    listed $700,000 Active 169-char remark

    Show marketing remark (169 chars)

    Great Income Property. Close to Schools, Public Transportation, All Kinds of Shopping Centers and Much More. Each Unit has own Washer/Dryer Hookups and assigned parking.

20. 2016-07-12
    soldstatus $365,000
21. 2016-07-12
    soldstatus $365,000 Closed Sale
22. 2016-07-12
    soldstatus $365,000
23. 2016-02-09
    status Pending Sale
24. 2016-02-02
    listed $379,900 Active
25. 2016-01-29
    listed $379,900
26. 2008-02-24
    historical
27. 2007-11-23
    listed $590,000
28. 2002-04-09
    soldstatus $180,000
29. 2001-01-28
    historical
30. 2000-07-28
    listed $185,000
31. 1990-02-06
    soldstatus $150,000

ⓘ 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: $10,289 · $857/mo
• Projected year-2 tax: $10,289 · $857/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 5/10 Major 7 d/yr ≥90°F today · 20 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: $77,556
• − Mortgage interest: −$35,010
• − Property taxes: −$10,289
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,204
• − Management: −$6,204
• − Depreciation: −$18,182
• Taxable loss: −$1,459
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $8,874/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 — Florence-Graham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Florence-Graham, CA
• County: Los Angeles County · 9,444,647 people
• City population: 56,189
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,122
• Household income: $59,021
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 2997.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 23% Black 15% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Foreign-born: 36% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -698.86%
• Current HPI: 478.4773
• Rent YoY: —
• 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

+316.7% since first listed

20 events — show timeline

• 2026-04-03 Price Changed $625,000 TheMLS
• 2026-03-19 Price Changed $650,000 TheMLS
• 2026-02-28 Listed $730,000 TheMLS
• 2022-09-29 Sold (Public Records) $680,000 Public Records
• 2022-09-29 Sold (MLS) $680,000 CRMLS
• 2022-08-16 Pending — CRMLS
• 2022-07-16 Relisted — CRMLS
• 2022-06-08 Listed $700,000 CRMLS
• 2016-07-12 Sold (Public Records) $365,000 Public Records
• 2016-07-12 Sold (MLS) $365,000 CRMLS
• 2016-07-12 Sold (MLS) $365,000 SDMLS
• 2016-02-09 Pending — CRMLS
• 2016-02-02 Listed $379,900 CRMLS
• 2016-01-29 Listed $379,900 SDMLS
• 2008-02-24 Listing Removed — CRMLS
• 2007-11-23 Listed $590,000 CRMLS
• 2002-04-09 Sold (Public Records) $180,000 Public Records
• 2001-01-28 Listing Removed — CRMLS
• 2000-07-28 Listed $185,000 CRMLS
• 1990-02-06 Sold (Public Records) $150,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $10,289 · +2.4% YoY. Source: county tax records.