1150 E 51st · Los Angeles, CA 90011

$799,000

2 bd · 1.0 ba · 1,032 sqft · MultiFamily public records · 229 Days on market

Built 1905 5,798 sqft lot $774/sqft · 153% above area Est $692k · 15% 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).

• Cash flow +11.8/30.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Good opportunity to own Income producing property. Lots of potential! Features 3 units in heart of Los Angeles with each unit consisting of 2 bedrooms and 1 bath each. 1 unit upstairs has been completely remodeled. Lot features plenty of parking for 4-6 vehicles. Live in one and rent the others. 2 units can be delivered vacant

Key facts

• Completely remodeled
• Plenty of parking
• 3 units

Tags

• INCOME PRODUCING PROPERTY
• 3 UNITS
• COMPLETELY REMODELED
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $759k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $617k (22.8% below list).
• Recommended offer: $617k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 falling (-8.2%/yr); 126 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); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,166/mo this rent would consume 125% of the median local household income ($59k/yr) (locally 5930% 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 $24k 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 229 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $184k; list at $799k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $616,600 (22.8% 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 229 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.77% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $692,230
• List price: $799,000
• Delta: 15.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220-1222 E 49th St	0.16mi	3/2.0 (+1)	1,154 (+12%)	8mo	$395,000	$342	57

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-162,099
• Equity at exit: $119,133

10-year hold

• IRR: -23.5%
• Equity multiple: -0.03×
• Total profit: $-230,196
• Equity at exit: $69,083

Cash invested: $223,720 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $6,166 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$574 /mo · $6,889/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,295
• Net cashflow: $-226

Break-even live

Break-even rent $6,452

Max offer price $759,092

Occupancy floor 99%

Sensitivity live

Price	-10% $226	-5% $0	+0% $-226	+5% $-452	+10% $-678
Rent	-10% $-713	-5% $-469	+0% $-226	+5% $18	+10% $261
Rate	-1.0pp $176	-0.5pp $-23	base $-226	+0.5pp $-433	+1.0pp $-644

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,165
Total (3 units)			$6,166

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 E 50th St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	25d	1	0.15mi
1031 E 52nd Pl Los Angeles, CA	3.0	2.0	1000	$3,650	$3.65	13d	1	0.19mi
1162 E 46th St Los Angeles, CA	3.0	2.0	1350	$3,800	$2.81	44d	1	0.33mi
1307 1/2 56th St Unit 1307 1/2 Los Angeles, CA	2.0	1.0	900	$2,250	$2.50	8d	1	0.38mi
1426 E 48th St Los Angeles, CA	2.0	1.0	700	$2,400	$3.43	44d	1	0.39mi
1428 E 54th St Los Angeles, CA	3.0	1.0	850	$3,400	$4.00	44d	1	0.40mi
1428 E 54th St Unit 2 Los Angeles, CA	3.0	1.0	850	$3,200	$3.76	44d	1	0.40mi
718 E 48th St Los Angeles, CA	3.0	2.0	1332	$3,150	$2.36	44d	1	0.47mi
905 E 57th St Los Angeles, CA	2.0	2.0	840	$3,000	$3.57	44d	1	0.50mi
4620 Compton Ave Unit 9 Los Angeles, CA	3.0	2.0	1200	$2,750	$2.29	25d	1	0.52mi
1166 E 43rd Pl Los Angeles, CA	3.0	1.0	1100	$3,252	$2.96	2d	1	0.53mi
1344 E 43rd Pl Los Angeles, CA	2.0	1.0	1437	$2,850	$1.98	44d	1	0.58mi
1346 E 43rd Pl Los Angeles, CA	2.0	1.0	800	$2,850	$3.56	44d	1	0.59mi
643 E 47th St Unit 4 Los Angeles, CA	2.0	1.0	790	$2,475	$3.13	25d	1	0.61mi
956 E 43rd St Los Angeles, CA	2.0	1.0	920	$2,887	$3.14	25d	1	0.63mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	15d	1	0.71mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	6d	1	0.71mi
4177 Naomi Ave Unit 4182 Los Angeles, CA	3.0	2.0	1000	$3,000	$3.00	44d	1	0.72mi
4177 Naomi Ave Unit 4181 Los Angeles, CA	3.0	2.0	1000	$2,650	$2.65	44d	1	0.72mi
431 56th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	22d	1	0.74mi
1177 E 41st Pl Los Angeles, CA	3.0	1.0	1000	$3,200	$3.20	44d	1	0.80mi
4310 Morgan Ave Los Angeles, CA	3.0	2.0	1189	$2,999	$2.52	15d	1	0.81mi
4327 Honduras St Los Angeles, CA	3.0	2.0	1281	$3,670	$2.86	44d	1	0.81mi
1651 E 42nd St Unit 1 Los Angeles, CA	2.0	1.0	756	$2,180	$2.88	25d	1	0.92mi
1364 E 61st St Los Angeles, CA	2.0	1.0	700	$2,500	$3.57	25d	1	0.93mi
887 E 40th Pl Unit 3 Los Angeles, CA	3.0	1.5	1135	$3,000	$2.64	44d	1	0.96mi
5875 Towne Ave Los Angeles, CA	3.0	2.0	1040	$3,250	$3.12	21d	1	0.97mi
6110 Makee Ave Unit 6114 Los Angeles, CA	3.0	1.0	826	$3,150	$3.81	3d	1	1.00mi
1285 E Martin Luther King Junior Blvd Unit 1285 Los Angeles, CA	1.0	1.0	800	$1,495	$1.87	25d	1	1.00mi
1659 E 61st St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	44d	1	1.05mi
3438 McKinley Ave Apt 5 Los Angeles, CA	3.0	2.0	1100	$2,887	$2.62	3d	1	1.08mi
3438 McKinley Ave Apt 5 Los Angeles, CA	3.0	2.0	1100	$2,887	$2.62	0d	1	1.08mi
4252 Woodlawn Ave Unit 8 Los Angeles, CA	3.0	1.5	1263	$2,495	$1.98	0d	1	1.19mi
1210 E 68th St Los Angeles, CA	2.0	1.0	866	$2,500	$2.89	2d	1	1.30mi
144 E 60th St Unit 142 12 Los Angeles, CA	2.0	1.0	875	$2,100	$2.40	5d	1	1.30mi
241 W 49th St Los Angeles, CA	3.0	2.0	1200	$2,900	$2.42	13d	1	1.30mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	8d	1	1.31mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	44d	1	1.31mi
1210 1/4 E 68th St Los Angeles, CA	2.0	1.0	866	$2,500	$2.89	0d	1	1.31mi
155 W 43rd St Unit 155 43RD Los Angeles, CA	3.0	1.0	900	$2,995	$3.33	25d	1	1.32mi

Listing history 22 events

1. 2026-06-18
   days on market $799,000 Active 229 DOM
2. 2026-06-17
   days on market $799,000 Active 228 DOM
3. 2026-06-16
   days on market $799,000 Active 227 DOM
4. 2026-06-15
   days on market $799,000 Active 226 DOM
5. 2026-06-13
   days on market $799,000 Active 224 DOM
6. 2026-06-09
   days on market $799,000 Active 220 DOM
7. 2026-06-08
   days on market $799,000 Active 219 DOM
8. 2026-06-07
   days on market $799,000 Active 218 DOM
9. 2026-06-04
   days on market $799,000 Active 215 DOM
10. 2026-06-03
    days on market $799,000 Active 214 DOM
11. 2026-06-02
    days on market $799,000 Active 213 DOM
12. 2026-06-01
    days on market $799,000 Active 212 DOM
13. 2026-05-31
    days on market $799,000 Active 211 DOM
14. 2025-11-01
    listed $799,000 Active 328-char remark

    Show marketing remark (328 chars)

    Good opportunity to own Income producing property. Lots of potential! Features 3 units in heart of Los Angeles with each unit consisting of 2 bedrooms and 1 bath each. 1 unit upstairs has been completely remodeled. Lot features plenty of parking for 4-6 vehicles. Live in one and rent the others. 2 units can be delivered vacant

15. 2002-05-07
    historical
16. 2002-02-08
    listed $210,000
17. 2001-12-19
    historical
18. 2001-06-26
    listed $245,000
19. 2000-12-21
    historical
20. 2000-06-21
    listed $205,000
21. 1990-08-10
    soldstatus $184,000
22. 1984-02-16
    soldstatus $110,000

ⓘ 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: $6,889 · $574/mo
• Projected year-2 tax: $6,889 · $574/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 ≥91°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: $73,992
• − Mortgage interest: −$44,756
• − Property taxes: −$6,889
• − Insurance: −$3,995
• − Repairs & maintenance: −$5,919
• − Management: −$5,919
• − Depreciation: −$23,244
• Taxable loss: −$16,731
• Est. tax savings @ 24.0%: +$4,015
• After-tax cash flow: $1,304/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+626.4% since first listed

9 events — show timeline

• 2025-11-01 Listed $799,000 CRMLS
• 2002-05-07 Listing Removed — CRMLS
• 2002-02-08 Listed $210,000 CRMLS
• 2001-12-19 Listing Removed — CRMLS
• 2001-06-26 Listed $245,000 CRMLS
• 2000-12-21 Listing Removed — CRMLS
• 2000-06-21 Listed $205,000 CRMLS
• 1990-08-10 Sold (Public Records) $184,000 Public Records
• 1984-02-16 Sold (Public Records) $110,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,889 · +1.6% YoY. Source: county tax records.