840 S Grand View St · Los Angeles, CA 90057

$7,500,000

108 bd · 72.0 ba · 31,476 sqft · MultiFamily · 97 Days on market

Built 1990 Good condition 0.34 ac lot $238/sqft · 59% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Rent growth +1.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 36 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

Grand View Villa Apartments is a 36-unit value-add powerhouse exempt from LA City Rent Control and subject only to AB 1482. Built in 1990, this 31,476 SF asset offers an immediate 6.16% CAP and 8.12 GRM, with a clear proforma path to an 8.5%+ CAP and 6.70 GRM. Features a desirable mix of (3) 3BR/2BA, (9) 2BR/1BA, and (24) 1BR/1BA units and it is priced approximately at 208K per unit. This building includes 64 gated parking spaces with only 25 currently assigned, offering a massive immediate revenue stream via unbundled parking. Building also features controlled access entry, elevator, central A/C, and landlord-owned laundry facility on site. High-density "workforce housing" location ensures consistent 100% occupancy demand in this location. Situated in the heart of Westlake/MacArthur Park neighborhood in a Designated Opportunity Zone, only minutes from DTLA, Koreatown, and the 101/110/10 freeways. A walk-score paradise (94) near MacArthur Park and major employment hubs. * * * Property being sold by court-appointed receiver and may be subject to court confirmation and overbid hearing. Property is being sold AS-IS. * *

Key facts

• Gated parking spaces
• Walk-score paradise
• 0.34 acre lot

Tags

• GATED PARKING SPACES
• CONTROLLED ACCESS ENTRY
• DESIGNATED OPPORTUNITY ZONE
• WALK-SCORE PARADISE

What this means for you Summary

Snapshot

• This is a 36 × 3.0-bed/2.0-bath units multifamily listed at $7.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $29k ($353k/yr) — positive. Per door: $817/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($103k rent vs $7.50M).
• Recommended offer: $6.83M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (-4.1%/yr); 45 active listings in the ZIP; lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $102,827/mo this rent would consume 2753% of the median local household income ($45k/yr) (locally 5064% 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 $52k of loan paydown is wiped out by about $225k 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 $2.10M cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($6.83M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• 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 $6,825,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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. 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. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $4,727,435
• List price: $7,500,000
• Delta: 58.65%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $357,546
• Equity at exit: $1,118,274

10-year hold

• IRR: 11.0%
• Equity multiple: 1.74×
• Total profit: $1,564,416
• Equity at exit: $648,463

Cash invested: $2,100,000 (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 90057

• Home prices YoY: -1.1%
• Rents YoY: -4.1%
• Active inventory: 45
• Price-to-rent: 218.8×

Monthly cashflow live

• Estimated rent: $102,827 high
• Mortgage (P&I): −$39,331
• Tax est. 1.5%: −$9,375 /mo · $112,500/yr
• Insurance: −$3,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$21,594
• Net cashflow: $29,403

Break-even live

Break-even rent $65,609

Max offer price $7,500,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 36× units	3.0	2	$102,816
Total (36 units)			$102,827

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: $1,875,000
• Closing costs: $225,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $7,500,000 Active 97 DOM
2. 2026-06-08
   days on market $7,500,000 Active 96 DOM
3. 2026-06-07
   days on market $7,500,000 Active 95 DOM
4. 2026-06-04
   days on market $7,500,000 Active 92 DOM
5. 2026-06-03
   days on market $7,500,000 Active 91 DOM
6. 2026-06-02
   days on market $7,500,000 Active 90 DOM
7. 2026-06-01
   days on market $7,500,000 Active 89 DOM
8. 2026-05-31
   days on market $7,500,000 Active 88 DOM
9. 2026-02-13
   listed $7,500,000 Active 1148-char remark

   Show marketing remark (1148 chars)

   Grand View Villa Apartments is a 36-unit value-add powerhouse exempt from LA City Rent Control and subject only to AB 1482. Built in 1990, this 31,476 SF asset offers an immediate 6.16% CAP and 8.12 GRM, with a clear proforma path to an 8.5%+ CAP and 6.70 GRM. Features a desirable mix of (3) 3BR/2BA, (9) 2BR/1BA, and (24) 1BR/1BA units and it is priced approximately at 208K per unit. This building includes 64 gated parking spaces with only 25 currently assigned, offering a massive immediate revenue stream via unbundled parking. Building also features controlled access entry, elevator, central A/C, and landlord-owned laundry facility on site. High-density "workforce housing" location ensures consistent 100% occupancy demand in this location. Situated in the heart of Westlake/MacArthur Park neighborhood in a Designated Opportunity Zone, only minutes from DTLA, Koreatown, and the 101/110/10 freeways. A walk-score paradise (94) near MacArthur Park and major employment hubs. * * * Property being sold by court-appointed receiver and may be subject to court confirmation and overbid hearing. Property is being sold AS-IS. * *

10. 2023-03-21
    listed Active

ⓘ 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 · 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: $1,233,924
• − Mortgage interest: −$420,117
• − Property taxes: −$112,500
• − Insurance: −$37,500
• − Repairs & maintenance: −$98,714
• − Management: −$98,714
• − Depreciation: −$218,182
• Taxable income: $248,198
• Est. tax owed @ 24.0%: −$59,567
• After-tax cash flow: $293,263/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 · 8 photos

Good 80/100 Cosmetic rehab

This 36-unit apartment building is in good condition with a well-maintained exterior and landscaping. It offers a desirable mix of units and is exempt from LA City Rent Control, making it a valuable investment opportunity.

Value-add opportunities

• Both Landscaping — A well-maintained landscape enhances curb appeal and can attract more tenants or buyers.
• Both Interior updates — Updating the interior can significantly increase the property's value by making it more attractive to potential buyers or tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained landscape enhances curb appeal and can attract more tenants or buyers. ↑
• Both Interior updates — Updating the interior can significantly increase the property's value by making it more attractive to potential buyers or tenants. ↑

ⓘ 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 — 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): 46,629
• Household income: $44,823
• Rent vs Own: 96.2% rent · 3.8% own
• Severe rent burden: 5064.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Asian 18% Two or more races 11% Black 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 55% · Canada, South Korea, China
• Languages at home: 19% English-only · Spanish 62% Korean 10% Tagalog/Filipino 5%

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: ▼ -4.79%
• Current HPI: 446.8368
• Rent YoY: ▼ -4.06%
• 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

2 events — show timeline

• 2026-02-13 Listed $7,500,000 TheMLS
• 2023-03-21 Listed — TheMLS