10106 Vermont Ave · Los Angeles, CA 90044

$1,149,000

5 bd · None ba · 3,652 sqft · MultiFamily · 136 Days on market

Built 1936 5,642 sqft lot $315/sqft · 27% above area Est $904k · 27% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Prime mixed-use opportunity near Downtown Los Angeles featuring 7 units, Including 3 street-level commercial spaces and 4 residential units. Excellent upside through repositioning, with renovations or rent optimization. Perfect for investors or upgrade clients seeking long term appreciation or anyone that are you looking to increase NOI and maximize returns in a growing urban market. High demand location that supports consistency occupancy.

Key facts

• 5,642 sq ft lot
• 4 garage spots
• Built 1936

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.15M).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, crime F, cost of living 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.
• Zoned schools: Woodcrest Elementary (595 students, 99% FRL); Samuel Gompers Middle (443 students, 100% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL) — zoned schools average 88% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.5%/yr); 168 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,170/mo this rent would consume 342% of the median local household income ($53k/yr) (locally 7490% 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 $8k of loan paydown is wiped out by about $34k 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 136 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,011,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $904,158
• List price: $1,149,000
• Delta: 27.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.08×
• Total profit: $27,137
• Equity at exit: $171,320

10-year hold

• IRR: 8.7%
• Equity multiple: 1.57×
• Total profit: $184,391
• Equity at exit: $99,345

Cash invested: $321,720 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 40.2×

Monthly cashflow live

• Estimated rent: $15,170 high
• Mortgage (P&I): −$6,025
• Tax est. 1.5%: −$1,436 /mo · $17,235/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,186
• Net cashflow: $4,044

Break-even live

Break-even rent $10,051

Max offer price $1,149,000

Occupancy floor 68%

Sensitivity live

Price	-10% $4,838	-5% $4,441	+0% $4,044	+5% $3,647	+10% $3,250
Rent	-10% $2,845	-5% $3,445	+0% $4,044	+5% $4,643	+10% $5,242
Rate	-1.0pp $4,622	-0.5pp $4,336	base $4,044	+0.5pp $3,746	+1.0pp $3,443

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,149
▸ 4× units	2	1	$8,020
Total (7 units)			$15,170

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: $287,250
• Closing costs: $34,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	46d	1	1.18mi
127 W Imperial Hwy Los Angeles, CA	4.0	2.5	4840	$4,000	$0.83	26d	1	1.27mi

Listing history 14 events

1. 2026-05-31
   days on market $1,149,000 Active 136 DOM
2. 2026-01-15
   listed $1,149,000 Active 444-char remark

   Show marketing remark (444 chars)

   Prime mixed-use opportunity near Downtown Los Angeles featuring 7 units, Including 3 street-level commercial spaces and 4 residential units. Excellent upside through repositioning, with renovations or rent optimization. Perfect for investors or upgrade clients seeking long term appreciation or anyone that are you looking to increase NOI and maximize returns in a growing urban market. High demand location that supports consistency occupancy.

3. 2023-05-17
   historical
4. 2023-02-18
   listed $1,075,000 Active
5. 2021-01-31
   historical
6. 2020-09-21
   listed $1,199,000 Active
7. 2020-06-30
   historical
8. 2020-03-07
   listed $1,149,000 Active
9. 2002-07-09
   historical
10. 2002-04-17
    listed $324,500
11. 2001-06-26
    historical
12. 2000-06-26
    listed $258,500
13. 1998-06-30
    historical
14. 1997-05-13
    listed

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

Taxation est. · year 1

• Rental income: $182,040
• − Mortgage interest: −$64,362
• − Property taxes: −$17,235
• − Insurance: −$5,745
• − Repairs & maintenance: −$14,563
• − Management: −$14,563
• − Depreciation: −$33,425
• Taxable income: $32,146
• Est. tax owed @ 24.0%: −$7,715
• After-tax cash flow: $40,811/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+344.5% since first listed

13 events — show timeline

• 2026-01-15 Listed $1,149,000 CRMLS
• 2023-05-17 Listing Removed — CRMLS
• 2023-02-18 Listed $1,075,000 CRMLS
• 2021-01-31 Listing Removed — CRMLS
• 2020-09-21 Listed $1,199,000 CRMLS
• 2020-06-30 Listing Removed — CRMLS
• 2020-03-07 Listed $1,149,000 CRMLS
• 2002-07-09 Listing Removed — CRMLS
• 2002-04-17 Listed $324,500 CRMLS
• 2001-06-26 Listing Removed — CRMLS
• 2000-06-26 Listed $258,500 CRMLS
• 1998-06-30 Delisted — TheMLS
• 1997-05-13 Listed — TheMLS