4920 S Broadway · Los Angeles, CA 90037

$6,200,000

68 bd · 40.0 ba · 25,313 sqft · MultiFamily public records · 79 Days on market

Built 2008 0.41 ac lot $245/sqft · 34% above area Est $4642k · 34% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 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: 23 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

We are pleased to offer for sale a 23-unit apartment community located at 4920 South Broadway. The subject property is situated just east of the 110 freeway and north of Slauson Avenue. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment. Positioned on a 17,756-square-foot parcel, the property consists of four two-bedroom units, eleven three-bedroom units, and eight four-bedroom units. The asset is offered at a 7.00% cap rate and an 8.68 GRM. Constructed in 2008, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 46 spaces. 4920 South Broadway presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 6332 Brynhurst Avenue and may be purchased together or separately.

Key facts

• High density pocket
• 17
• 0.41 acre lot

Tags

• 23 UNIT APARTMENT COMMUNITY
• HIGH DENSITY POCKET
• CONVENIENT ACCESS TO RETAIL
• 17
• 756 SQUARE FOOT PARCEL
• NEWER APARTMENT ASSET

What this means for you Summary

Snapshot

• This is a 23 × 3-bed/1.8-bath units multifamily listed at $6.20M.

Deal economics

• At list price, monthly cash flow is $17k ($204k/yr) — positive. Per door: $739/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($68k rent vs $6.20M).
• Recommended offer: $5.83M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: West Vernon Avenue Elementary (562 students, 99% FRL); Los Angeles Academy Middle (976 students, 98% FRL); Santee Education Complex (math 17% / reading 47%, grade F, #674 of 1,170 statewide, top 59%, 1,753 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 104 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $67,737/mo this rent would consume 1411% of the median local household income ($58k/yr) (locally 4200% 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 $43k of loan paydown is wiped out by about $186k 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 79 days — a 6% lower offer ($5.83M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $475k; list at $6.20M implies a 1205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $5,828,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.09% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $4,642,377
• List price: $6,200,000
• Delta: 33.55%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-13,694
• Equity at exit: $924,440

10-year hold

• IRR: 8.2%
• Equity multiple: 1.59×
• Total profit: $1,017,408
• Equity at exit: $536,063

Cash invested: $1,736,000 (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 90037

• Rents YoY: 1.7%
• Active inventory: 104
• Price-to-rent: 175.4×

Monthly cashflow live

• Estimated rent: $67,737 high
• Mortgage (P&I): −$32,513
• Tax from tax record: −$1,427 /mo · $17,129/yr
• Insurance: −$2,583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,225
• Net cashflow: $16,988

Break-even live

Break-even rent $46,233

Max offer price $6,200,000

Occupancy floor 70%

Sensitivity live

Price	-10% $20,498	-5% $18,743	+0% $16,988	+5% $15,233	+10% $13,478
Rent	-10% $11,637	-5% $14,312	+0% $16,988	+5% $19,664	+10% $22,339
Rate	-1.0pp $20,110	-0.5pp $18,565	base $16,988	+0.5pp $15,381	+1.0pp $13,747

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

Units	Beds	Baths	Est. rent
▸ 23× units	3	1.8	$67,735
Total (23 units)			$67,737

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: $1,550,000
• Closing costs: $186,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending 1054-char remark

   Show marketing remark (1054 chars)

   We are pleased to offer for sale a 23-unit apartment community located at 4920 South Broadway. The subject property is situated just east of the 110 freeway and north of Slauson Avenue. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment. Positioned on a 17,756-square-foot parcel, the property consists of four two-bedroom units, eleven three-bedroom units, and eight four-bedroom units. The asset is offered at a 7.00% cap rate and an 8.68 GRM. Constructed in 2008, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 46 spaces. 4920 South Broadway presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 6332 Brynhurst Avenue and may be purchased together or separately.

2. 2026-02-17
   listed $6,200,000 Active 1054-char remark

   Show marketing remark (1054 chars)

   We are pleased to offer for sale a 23-unit apartment community located at 4920 South Broadway. The subject property is situated just east of the 110 freeway and north of Slauson Avenue. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment. Positioned on a 17,756-square-foot parcel, the property consists of four two-bedroom units, eleven three-bedroom units, and eight four-bedroom units. The asset is offered at a 7.00% cap rate and an 8.68 GRM. Constructed in 2008, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 46 spaces. 4920 South Broadway presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 6332 Brynhurst Avenue and may be purchased together or separately.

3. 2004-03-02
   soldstatus $475,000

ⓘ 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: $17,129 · $1,427/mo
• Projected year-2 tax: $47,120 · $3,927/mo
• Expected delta: +$29,991/yr (+$2,499/mo · 175.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°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: $812,844
• − Mortgage interest: −$347,296
• − Property taxes: −$17,129
• − Insurance: −$31,000
• − Repairs & maintenance: −$65,028
• − Management: −$65,028
• − Depreciation: −$180,364
• Taxable income: $107,000
• Est. tax owed @ 24.0%: −$25,680
• After-tax cash flow: $178,176/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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 1%

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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+1205.3% since first listed

3 events — show timeline

• 2026-05-07 Pending — TheMLS
• 2026-02-17 Listed $6,200,000 TheMLS
• 2004-03-02 Sold (Public Records) $475,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $17,129 · +2.9% YoY. Source: county tax records.