730 Crenshaw Blvd · Los Angeles, CA 90005

$3,450,000

18 bd · 16.0 ba · 11,208 sqft · MultiFamily public records · 118 Days on market

Built 1954 0.30 ac lot $308/sqft · 45% above area Est $2373k · 45% over

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Appreciation +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

730 Crenshaw Blvd presents a compelling multifamily investment opportunity in Wilshire Park, one of Koreatown's most desirable residential neighborhoods. Located near the intersection of Crenshaw Boulevard and Wilshire Boulevard, the property benefits from walkable access to Koreatown's dining, retail, and daily amenities, as well as proximity to the LA Metro Purple Line (D Line), which provides direct connectivity to Downtown Los Angeles and Beverly Hills and is planned to extend west to University of California, Los Angeles. The 16-unit property features a highly attractive unit mix of twelve (12) one-bedroom/one-bath units and four (4) two-bedroom/one-bath units, supporting strong rental demand and stable occupancy. Current rents are approximately 22% below market, offering an estimated $73,000 in gross annual income upside through turnover and market rent adjustments. Additionally, the property may offer the ability to add ADUs in the rear pursuant to California Senate Bill 1211, providing future density and income growth potential. Buyer to verify.

Key facts

• Ability to add adus
• 0.3 acre lot
• 14 parking spots

Tags

• WALKABLE ACCESS TO DINING
• ABILITY TO ADD ADUS

What this means for you Summary

Snapshot

• This is a 12×12bd/1ba + 4×4bd/1ba units multifamily listed at $3.45M.

Deal economics

• At list price, monthly cash flow is $20k ($240k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($54k rent vs $3.45M).
• Recommended offer: $3.14M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 (-0.8%/yr); 71 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $54,117/mo this rent would consume 1314% of the median local household income ($49k/yr) (locally 5754% 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 $24k of loan paydown is wiped out by about $104k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $966k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($3.14M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $3,139,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1954 — 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: 1.57% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (median comp): $2,372,759
• List price: $3,450,000
• Delta: 45.40%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3555 San Marino St	0.65mi	19/16.0 (+1)	11,294 (+1%)	4mo	$3,015,000	$267	60

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: 14.9%
• Equity multiple: 1.58×
• Total profit: $556,629
• Equity at exit: $514,406

10-year hold

• IRR: 21.3%
• Equity multiple: 2.57×
• Total profit: $1,513,021
• Equity at exit: $298,293

Cash invested: $966,000 (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 90005

• Home prices YoY: -1.0%
• Rents YoY: -0.8%
• Active inventory: 71
• Price-to-rent: 94.1×

Monthly cashflow live

• Estimated rent: $54,117 medium
• Mortgage (P&I): −$18,092
• Tax from tax record: −$3,218 /mo · $38,613/yr
• Insurance: −$1,438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$11,365
• Net cashflow: $20,005

Break-even live

Break-even rent $28,794

Max offer price $3,450,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 12× units	12	1	$36,684
▸ 4× units	4	1	$17,436
Total (16 units)			$54,117

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: $862,500
• Closing costs: $103,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $3,450,000 Active 118 DOM
2. 2026-06-17
   days on market $3,450,000 Active 117 DOM
3. 2026-06-16
   days on market $3,450,000 Active 116 DOM
4. 2026-06-15
   days on market $3,450,000 Active 115 DOM
5. 2026-06-13
   days on market $3,450,000 Active 113 DOM
6. 2026-06-09
   days on market $3,450,000 Active 109 DOM
7. 2026-06-08
   days on market $3,450,000 Active 108 DOM
8. 2026-06-07
   days on market $3,450,000 Active 107 DOM
9. 2026-06-04
   days on market $3,450,000 Active 104 DOM
10. 2026-06-03
    days on market $3,450,000 Active 103 DOM
11. 2026-06-02
    days on market $3,450,000 Active 102 DOM
12. 2026-06-01
    days on market $3,450,000 Active 101 DOM
13. 2026-05-31
    days on market $3,450,000 Active 100 DOM
14. 2026-02-18
    listed $3,450,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    730 Crenshaw Blvd presents a compelling multifamily investment opportunity in Wilshire Park, one of Koreatown's most desirable residential neighborhoods. Located near the intersection of Crenshaw Boulevard and Wilshire Boulevard, the property benefits from walkable access to Koreatown's dining, retail, and daily amenities, as well as proximity to the LA Metro Purple Line (D Line), which provides direct connectivity to Downtown Los Angeles and Beverly Hills and is planned to extend west to University of California, Los Angeles. The 16-unit property features a highly attractive unit mix of twelve (12) one-bedroom/one-bath units and four (4) two-bedroom/one-bath units, supporting strong rental demand and stable occupancy. Current rents are approximately 22% below market, offering an estimated $73,000 in gross annual income upside through turnover and market rent adjustments. Additionally, the property may offer the ability to add ADUs in the rear pursuant to California Senate Bill 1211, providing future density and income growth potential. Buyer to verify.

15. 2025-01-15
    soldstatus $3,250,000 Sold 678-char remark

    Show marketing remark (678 chars)

    9.99 GRM . 6.53 CAP (Estimated) on existing income . Nestled in the desirable Wilshire Park neighborhood , this well-located multi-unit property offers an exceptional opportunity for investors. Positioned within walking distance of Hancock Park and Koreatown , with the upscale Miracle Mile neighborhood just a short drive to the west, the location provides excellent access to some of Los Angeles' most vibrant areas. The property has undergone substantial upgrades, including full copper plumbing and new vinyl windows. Walking distance to Metro. Huge double lot. OFFERS ARE DUE BY MONDAY NOVEMBER 25 AT 12PM. ALL OFFERS SHOULD INCLUDE PROOF OF FUNDS AND PREAPPROVAL LETTER .

16. 2025-01-15
    soldstatus $3,250,000

    Show marketing remark (678 chars)

    9.99 GRM . 6.53 CAP (Estimated) on existing income . Nestled in the desirable Wilshire Park neighborhood , this well-located multi-unit property offers an exceptional opportunity for investors. Positioned within walking distance of Hancock Park and Koreatown , with the upscale Miracle Mile neighborhood just a short drive to the west, the location provides excellent access to some of Los Angeles' most vibrant areas. The property has undergone substantial upgrades, including full copper plumbing and new vinyl windows. Walking distance to Metro. Huge double lot. OFFERS ARE DUE BY MONDAY NOVEMBER 25 AT 12PM. ALL OFFERS SHOULD INCLUDE PROOF OF FUNDS AND PREAPPROVAL LETTER .

17. 2025-01-06
    status Pending 678-char remark

    Show marketing remark (678 chars)

    9.99 GRM . 6.53 CAP (Estimated) on existing income . Nestled in the desirable Wilshire Park neighborhood , this well-located multi-unit property offers an exceptional opportunity for investors. Positioned within walking distance of Hancock Park and Koreatown , with the upscale Miracle Mile neighborhood just a short drive to the west, the location provides excellent access to some of Los Angeles' most vibrant areas. The property has undergone substantial upgrades, including full copper plumbing and new vinyl windows. Walking distance to Metro. Huge double lot. OFFERS ARE DUE BY MONDAY NOVEMBER 25 AT 12PM. ALL OFFERS SHOULD INCLUDE PROOF OF FUNDS AND PREAPPROVAL LETTER .

18. 2024-12-23
    historical Backup Offers Accepted 678-char remark

    Show marketing remark (678 chars)

    9.99 GRM . 6.53 CAP (Estimated) on existing income . Nestled in the desirable Wilshire Park neighborhood , this well-located multi-unit property offers an exceptional opportunity for investors. Positioned within walking distance of Hancock Park and Koreatown , with the upscale Miracle Mile neighborhood just a short drive to the west, the location provides excellent access to some of Los Angeles' most vibrant areas. The property has undergone substantial upgrades, including full copper plumbing and new vinyl windows. Walking distance to Metro. Huge double lot. OFFERS ARE DUE BY MONDAY NOVEMBER 25 AT 12PM. ALL OFFERS SHOULD INCLUDE PROOF OF FUNDS AND PREAPPROVAL LETTER .

19. 2024-11-14
    listed $3,130,000 Active 678-char remark

    Show marketing remark (678 chars)

    9.99 GRM . 6.53 CAP (Estimated) on existing income . Nestled in the desirable Wilshire Park neighborhood , this well-located multi-unit property offers an exceptional opportunity for investors. Positioned within walking distance of Hancock Park and Koreatown , with the upscale Miracle Mile neighborhood just a short drive to the west, the location provides excellent access to some of Los Angeles' most vibrant areas. The property has undergone substantial upgrades, including full copper plumbing and new vinyl windows. Walking distance to Metro. Huge double lot. OFFERS ARE DUE BY MONDAY NOVEMBER 25 AT 12PM. ALL OFFERS SHOULD INCLUDE PROOF OF FUNDS AND PREAPPROVAL LETTER .

20. 2024-03-22
    listed Active
21. 2023-01-25
    price
22. 2023-01-09
    listed Active
23. 2022-08-11
    listed Active
24. 2022-07-06
    status Active
25. 2022-06-24
    historical Backup Offers Accepted
26. 2022-06-08
    listed Active
27. 2022-04-29
    listed Active
28. 2014-11-12
    soldstatus $2,550,000
29. 2013-12-31
    historical Expired
30. 2013-08-19
    listed Active
31. 2005-10-20
    soldstatus $1,500,000
32. 2005-07-18
    historical
33. 2005-04-09
    listed $1,750,000
34. 1982-07-16
    soldstatus $70,000

ⓘ 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: $38,613 · $3,218/mo
• Projected year-2 tax: $38,613 · $3,218/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 ≥89°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $649,404
• − Mortgage interest: −$193,254
• − Property taxes: −$38,613
• − Insurance: −$17,250
• − Repairs & maintenance: −$51,952
• − Management: −$51,952
• − Depreciation: −$100,364
• Taxable income: $196,019
• Est. tax owed @ 24.0%: −$47,045
• After-tax cash flow: $193,015/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): 39,142
• Household income: $49,419
• Rent vs Own: 91.1% rent · 8.9% own
• Severe rent burden: 5754.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 48% Asian 32% Two or more races 15% White 11% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 53% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 44% Korean 21% Tagalog/Filipino 3%

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: ▼ -3.20%
• Current HPI: 317.2795
• Rent YoY: ▼ -0.80%
• 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

+4828.6% since first listed

21 events — show timeline

• 2026-02-18 Listed $3,450,000 TheMLS
• 2025-01-15 Sold (Public Records) $3,250,000 Public Records
• 2025-01-15 Sold (MLS) $3,250,000 TheMLS
• 2025-01-06 Pending — TheMLS
• 2024-12-23 Contingent — TheMLS
• 2024-11-14 Listed $3,130,000 TheMLS
• 2024-03-22 Listed — TheMLS
• 2023-01-25 Price Changed — TheMLS
• 2023-01-09 Listed — TheMLS
• 2022-08-11 Listed — TheMLS
• 2022-07-06 Relisted — TheMLS
• 2022-06-24 Contingent — TheMLS
• 2022-06-08 Listed — TheMLS
• 2022-04-29 Listed — TheMLS
• 2014-11-12 Sold (Public Records) $2,550,000 Public Records
• 2013-12-31 Delisted — TheMLS
• 2013-08-19 Listed — TheMLS
• 2005-10-20 Sold (MLS) $1,500,000 TheMLS
• 2005-07-18 Delisted — TheMLS
• 2005-04-09 Listed $1,750,000 TheMLS
• 1982-07-16 Sold (Public Records) $70,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $38,613 · +1.3% YoY. Source: county tax records.