139 E 41st Pl · Los Angeles, CA 90011

$569,000

7 bd · 4.0 ba · 2,320 sqft · MultiFamily public records · 12 Days on market

Built 1913 3,274 sqft lot Est $963k · 41% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Attention all agents and investors! This is a one of a kind investment opportunity, priced to sell. This triplex features one unit with 3 bedrooms/2 bath and two units with two bedrooms/one bath. Each unit has separate electric meters. Great income property. All three units are tenant occupied.

Key facts

• South la triplex
• One mile from usc
• Walkable to metro

Tags

• SOUTH LA TRIPLEX
• ONE MILE FROM USC
• ONE MILE FROM COLISEUM
• REMODELED THREE BEDROOM UNIT
• SURFACE PARKING AT REAR
• WALKABLE TO METRO

Property features AI

Finance

• Financial info: Total building area 2,320; Total # of units: 3; Gross scheduled income: $53,400; Gross operating income: $50,730; Gross income: $53,400; Net operating income: $31,730; Operating expenses: $19,000; Total expenses: $7,200; Expense breakdown: Insurance $3,000; Water/Sewer $2,400; Electric $600; Trash $1,200; Gross multiplier: 10.65; Vacancy allowance: 2,670; Rent control applies; Current rents by unit: Unit 1 — $1,050; Unit 2 — $1,400; Unit 3 — $2,000
• HOA & community: Street lighting; Urban community

Exterior

• Parking: Total of 6 parking spaces; Assigned on-site parking; Each unit includes garage space(s): Unit 1 — 1 garage space, Unit 2 — 1 garage space, Unit 3 — 2 garage spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Single water meter; three separate gas meters; three separate electric meters
• Home design: Attached property; 2 stories; No ADU
• Construction: Year built (from assessor); 2+ common walls
• Exterior features: No pool

Interior

• Kitchen: Water heater unit; Microwave; Refrigerator; Gas range and gas oven; Dishwasher
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 2 bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ground-level entry; Updated / Remodeled condition
• Laundry & utility: In-unit laundry in individual room

🏷️ Possibly a rental listed for sale. The $569,000 price doesn't fit this home's estimated sale value (~$962,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×3.0bd/2.0ba + 2×2.0bd/1.0ba units multifamily listed at $569k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $662/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $569k).
• 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-, 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 (-8.2%/yr); 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,554/mo this rent would consume 154% of the median local household income ($59k/yr) (locally 5930% 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 $4k of loan paydown is wiped out by about $17k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 26y 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 1913 — 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 $569,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $962,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 W 42nd Pl	0.33mi	7/3.0	2,544 (+10%)	9mo	$675,000	$265	57
232 W 40th Pl	0.29mi	8/4.0 (+1)	2,407 (+4%)	22mo	$1,000,000	$415	57
835 E 41st St	0.66mi	6/— (-1)	2,376 (+2%)	5mo	$390,000	$164	56
731 E 41st Pl	0.55mi	6/4.0 (-1)	2,080 (-10%)	1mo	$1,045,000	$502	51
242 -244 W 43rd St	0.35mi	6/4.0 (-1)	2,566 (+11%)	14mo	$775,000	$302	50
528 W 43rd St	0.67mi	6/4.0 (-1)	2,000 (-14%)	7mo	$965,000	$483	35

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $12,239
• Equity at exit: $84,840

10-year hold

• IRR: 8.4%
• Equity multiple: 1.56×
• Total profit: $88,496
• Equity at exit: $49,197

Cash invested: $159,320 (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 90011

• Rents YoY: -8.2%
• Active inventory: 125
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $7,554 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$762 /mo · $9,139/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,586
• Net cashflow: $1,985

Break-even live

Break-even rent $5,041

Max offer price $569,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,307	-5% $2,146	+0% $1,985	+5% $1,824	+10% $1,663
Rent	-10% $1,388	-5% $1,687	+0% $1,985	+5% $2,284	+10% $2,582
Rate	-1.0pp $2,272	-0.5pp $2,130	base $1,985	+0.5pp $1,838	+1.0pp $1,688

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

Units	Beds	Baths	Est. rent
1× unit	3.0	2	$2,761
▸ 2× units	2.0	1	$4,792
Total (3 units)			$7,554

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Woodlawn Ave Unit 1/2 Los Angeles, CA	6.0	3.0	1915	$4,500	$2.35	5d	1	0.28mi
417 W 52nd Pl Los Angeles, CA	8.0	2.0	1696	$5,500	$3.24	45d	1	1.03mi
1100 W 48th St Los Angeles, CA	6.0	2.0	1690	$5,995	$3.55	45d	1	1.39mi

Listing history 8 events

1. 2026-06-21
   days on market $569,000 Active 12 DOM
2. 2026-06-18
   days on market $569,000 Active 9 DOM
3. 2026-06-17
   days on market $569,000 Active 8 DOM
4. 2026-06-16
   days on market $569,000 Active 7 DOM
5. 2026-06-15
   days on market $569,000 Active 6 DOM
6. 2026-06-13
   days on market $569,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $569,000 Active 1 DOM

ⓘ 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: $9,139 · $762/mo
• Projected year-2 tax: $9,139 · $762/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 ≥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: $90,648
• − Mortgage interest: −$31,873
• − Property taxes: −$9,139
• − Insurance: −$2,845
• − Repairs & maintenance: −$7,252
• − Management: −$7,252
• − Depreciation: −$16,553
• Taxable income: $15,735
• Est. tax owed @ 24.0%: −$3,776
• After-tax cash flow: $20,045/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+184.5% since first listed

43 events — show timeline

• 2026-06-09 Listed $569,000 CRMLS
• 2023-05-26 Sold (Public Records) $575,000 Public Records
• 2022-12-23 Listing Removed — CRMLS
• 2022-12-12 Price Changed $734,500 CRMLS
• 2022-11-18 Price Changed $749,500 CRMLS
• 2022-11-07 Listed $800,000 CRMLS
• 2020-11-20 Sold (MLS) $590,000 CRMLS
• 2020-11-20 Sold (MLS) $590,000 CRMLS
• 2020-11-18 Sold (Public Records) $590,000 Public Records
• 2020-10-20 Pending — CRMLS
• 2020-10-20 Pending — CRMLS
• 2020-08-26 Listed $600,000 CRMLS
• 2020-08-25 Listed $600,000 CRMLS
• 2016-06-08 Sold (Public Records) $472,000 Public Records
• 2016-06-08 Sold (MLS) $472,000 SDMLS
• 2016-06-08 Sold (MLS) $472,000 TheMLS
• 2016-04-26 Pending — TheMLS
• 2016-03-10 Listed $495,000 TheMLS
• 2016-03-10 Listed $495,000 SDMLS
• 2009-10-23 Sold (Public Records) $270,000 Public Records
• 2009-09-01 Delisted — TheMLS
• 2009-04-21 Relisted — TheMLS
• 2009-03-16 Delisted — TheMLS
• 2009-01-22 Price Changed — TheMLS
• 2009-01-12 Price Changed — TheMLS
• 2008-11-07 Price Changed — TheMLS
• 2008-05-20 Listed — TheMLS
• 2007-05-01 Delisted — TheMLS
• 2006-11-27 Listed — TheMLS
• 2006-06-05 Sold (MLS) $565,000 TheMLS
• 2006-05-09 Sold (Public Records) $565,000 Public Records
• 2006-03-16 Delisted — TheMLS
• 2006-03-05 Listed $555,000 TheMLS
• 2004-01-22 Sold (Public Records) $352,500 Public Records
• 2003-03-14 Sold (Public Records) $250,000 Public Records
• 2003-03-14 Sold (MLS) $250,000 TheMLS
• 2002-11-27 Delisted — TheMLS
• 2002-10-31 Listed $249,800 TheMLS
• 2002-09-03 Sold (MLS) $175,000 CRMLS
• 2002-05-23 Listed $160,000 CRMLS
• 2000-06-05 Listing Removed — CRMLS
• 2000-02-05 Listed $245,000 CRMLS
• 1997-03-05 Sold (Public Records) $200,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $9,139 · +8.6% YoY. Source: county tax records.