1159 E 64th St · Florence-Graham, CA 90001

$785,000

24 bd · 16.0 ba · 2,088 sqft · MultiFamily · 155 Days on market

Built 1928 Fair condition 4,392 sqft lot $376/sqft · 15% above area Est $683k · 15% over ↓ 4% since listing

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Why this score? — see what drove the D+ 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.8/15.0
• 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

We are pleased to present 1159 E 64th St, a well-positioned 4-unit multifamily property in Los Angeles, offered at an attractive 6.84% CAP and 10.60 GRM on current rents, with value-add potential to reach an 10.46% CAP and 7.43 GRM. The property consists of one single story structure totaling 2,088 rentable square feet on a 4,392 SF LCR3YY-zoned lot. Built in 1928, the building features a unit mix of two (2) two-bedroom units and two (2) one-bedroom units. The site also includes street access on both sides of the property from E Gage Avenue and 66th Street. Located just east of the 110 Freeway, the property offers easy access to the Florence and Slauson Light Rail Stations, multiple Metro lines, and nearby neighborhoods including Huntington Park, Walnut Park, South Gate, and Maywood. It's also conveniently situated near Edison Middle School, Public Service Community High School, and Mary M. Bethune Park. Property is subject to LA County rent control regulations. For additional information contact the listing broker.

Key facts

• Street access
• Value-add potential
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• VALUE-ADD POTENTIAL
• STREET ACCESS
• EASY ACCESS TO LIGHT RAIL
• NEAR MARY M BETHUNE PARK

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $785k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $785k).
• Recommended offer: $691k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 D — 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: 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,830/mo this rent would consume 174% of the median local household income ($61k/yr) (locally 2573% 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 $5k 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 155 days — a 12% lower offer ($691k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $690,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $682,678
• List price: $785,000
• Delta: 14.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-28,303
• Equity at exit: $117,046

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $103,075
• Equity at exit: $67,872

Cash invested: $219,800 (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 90001

• Active inventory: 52
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $8,830 high
• Mortgage (P&I): −$4,117
• Tax est. 1.5%: −$981 /mo · $11,775/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,854
• Net cashflow: $1,551

Break-even live

Break-even rent $6,867

Max offer price $785,000

Occupancy floor 77%

Sensitivity live

Price	-10% $2,093	-5% $1,822	+0% $1,551	+5% $1,279	+10% $1,008
Rent	-10% $853	-5% $1,202	+0% $1,551	+5% $1,900	+10% $2,248
Rate	-1.0pp $1,946	-0.5pp $1,750	base $1,551	+0.5pp $1,347	+1.0pp $1,140

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,588
▸ 2× units	1	1	$4,240
Total (4 units)			$8,830

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $785,000 Active 155 DOM
2. 2026-06-17
   days on market $785,000 Active 154 DOM
3. 2026-06-16
   days on market $785,000 Active 153 DOM
4. 2026-06-15
   days on market $785,000 Active 152 DOM
5. 2026-06-13
   days on market $785,000 Active 150 DOM
6. 2026-06-09
   days on market $785,000 Active 146 DOM
7. 2026-06-07
   days on market $785,000 Active 144 DOM
8. 2026-06-04
   days on market $785,000 Active 141 DOM
9. 2026-06-03
   days on market $785,000 Active 140 DOM
10. 2026-06-02
    days on market $785,000 Active 139 DOM
11. 2026-06-01
    days on market $785,000 Active 138 DOM
12. 2026-05-31
    days on market $785,000 Active 137 DOM
13. 2026-04-16
    price $785,000 1031-char remark

    Show marketing remark (1031 chars)

    We are pleased to present 1159 E 64th St, a well-positioned 4-unit multifamily property in Los Angeles, offered at an attractive 6.84% CAP and 10.60 GRM on current rents, with value-add potential to reach an 10.46% CAP and 7.43 GRM. The property consists of one single story structure totaling 2,088 rentable square feet on a 4,392 SF LCR3YY-zoned lot. Built in 1928, the building features a unit mix of two (2) two-bedroom units and two (2) one-bedroom units. The site also includes street access on both sides of the property from E Gage Avenue and 66th Street. Located just east of the 110 Freeway, the property offers easy access to the Florence and Slauson Light Rail Stations, multiple Metro lines, and nearby neighborhoods including Huntington Park, Walnut Park, South Gate, and Maywood. It's also conveniently situated near Edison Middle School, Public Service Community High School, and Mary M. Bethune Park. Property is subject to LA County rent control regulations. For additional information contact the listing broker.

14. 2026-01-14
    listed $815,000 Active 1031-char remark

    Show marketing remark (1031 chars)

    We are pleased to present 1159 E 64th St, a well-positioned 4-unit multifamily property in Los Angeles, offered at an attractive 6.84% CAP and 10.60 GRM on current rents, with value-add potential to reach an 10.46% CAP and 7.43 GRM. The property consists of one single story structure totaling 2,088 rentable square feet on a 4,392 SF LCR3YY-zoned lot. Built in 1928, the building features a unit mix of two (2) two-bedroom units and two (2) one-bedroom units. The site also includes street access on both sides of the property from E Gage Avenue and 66th Street. Located just east of the 110 Freeway, the property offers easy access to the Florence and Slauson Light Rail Stations, multiple Metro lines, and nearby neighborhoods including Huntington Park, Walnut Park, South Gate, and Maywood. It's also conveniently situated near Edison Middle School, Public Service Community High School, and Mary M. Bethune Park. Property is subject to LA County rent control regulations. For additional information contact the listing broker.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥90°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: $105,960
• − Mortgage interest: −$43,972
• − Property taxes: −$11,775
• − Insurance: −$3,925
• − Repairs & maintenance: −$8,477
• − Management: −$8,477
• − Depreciation: −$22,836
• Taxable income: $6,498
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $17,049/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some wear and tear. A moderate level of renovation is needed to improve its appearance and value.

Repairs flagged

• Minor exterior paint — Some wear and tear
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some wear and tear	Minor	$500–3,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• 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

-3.7% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $785,000 TheMLS
• 2026-01-14 Listed $815,000 TheMLS