9320 Firth · Los Angeles, CA 90002

$780,000

4 bd · 6.0 ba · 2,201 sqft · MultiFamily public records · 44 Days on market

Built 1923 9,160 sqft lot Est $788k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +8.0/15.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

STANDARD SALE!!! GREAT INCOME PROPERTY, LEGALLY 4 UNITS, COMPLETE REBUILD OF OUTSIDE OF BUILDING. CONDITION OF INTERIOR IS GREAT ALSO. LOW MAINTENANCE, GREAT DEAL. TENANTS PAY FOR THEIR OWN ELECTRICITY AND GAS BILL. LANDLORD PAY FOR WATER.

Key facts

• 9,160 sq ft lot
• 10 parking spots
• Built 1923

Property features AI

Finance

• Other: Four separate residential units (unit rents listed below); Unit A (1 bed / 1 bath): rent $957; Unit B (1 bed / 1 bath): rent $977; Unit C (2 bed / 2 bath): rent $1,138; Unit D (2 bed / 2 bath): rent $1,548; One building on the parcel
• Financial info: Total building area: 2,201 (building area units reported); Total gross scheduled income: $57,792; Gross income: $57,792; Net operating income: $43,039; Operating expenses: approximately $14,735; Total expenses: $14,753; Expense details include insurance ($2,720), water/sewer ($1,782), licenses ($501), and taxes ($9,750); Property is subject to rent control
• HOA & community: Urban community setting

Exterior

• Parking: Uncovered parking for 10 vehicles; Total of 10 parking spaces
• Utilities: Sewer paid by property; Public/district water
• Home design: Single-story building; No shared/common walls (standalone multi-unit); No accessory dwelling unit (ADU)
• Construction: Year built per assessor (year not specified)
• Exterior features: No pool

Interior

• Kitchen: Kitchens included in each unit (appliances not specified)
• Bedrooms: Four dwelling units total: two 2-bedroom units and two 1-bedroom units (unit breakdown below)
• Bathrooms: Two units have 2 full bathrooms; Two units have 1 full bathroom
• Interior features: Street-level entry
• Laundry & utility: No on-site laundry; One separate water meter for the property; Four separate gas meters; Four separate electric meters

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $780k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $553/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $780k).
• Recommended offer: $757k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Ninety-Sixth Street Elementary (566 students, 99% FRL); Charles Drew Middle (681 students, 99% 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 87% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 + 3.0% rent growth), your $218k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($757k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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.
• Current owner paid $370k; list at $780k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $756,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $787,958
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9305 Maie Ave	0.13mi	5/4.0 (+1)	2,152 (-2%)	21mo	$770,000	$358	59
9706 Beach St	0.41mi	5/4.0 (+1)	2,360 (+7%)	14mo	$705,000	$299	44
9826 Wilmington Ave	0.59mi	5/3.0 (+1)	2,182 (-1%)	18mo	$795,000	$364	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $14,238
• Equity at exit: $116,301

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $193,119
• Equity at exit: $67,440

Cash invested: $218,400 (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 90002

• Active inventory: 73
• Price-to-rent: 28.7×

Monthly cashflow live

• Estimated rent: $9,068 high
• Mortgage (P&I): −$4,090
• Tax from tax record: −$538 /mo · $6,458/yr
• Insurance: −$325
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,904
• Net cashflow: $2,210

Break-even live

Break-even rent $6,270

Max offer price $780,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,652	-5% $2,431	+0% $2,210	+5% $1,989	+10% $1,769
Rent	-10% $1,494	-5% $1,852	+0% $2,210	+5% $2,568	+10% $2,926
Rate	-1.0pp $2,603	-0.5pp $2,408	base $2,210	+0.5pp $2,008	+1.0pp $1,802

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,068
Total (4 units)			$9,068

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: $195,000
• Closing costs: $23,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	45d	1	0.33mi
1536 E 87th Pl Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	15d	1	0.42mi
1536 E 87th St Unit 87(1536B) Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	12d	1	0.49mi
8624 Graham Ave Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	45d	1	0.55mi
8624 Graham Ave Unit B Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	26d	1	0.55mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	45d	1	0.65mi
1631 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	0d	1	0.65mi
1633 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	1d	1	0.66mi
2118 E 92nd St Unit 2118 Watts, CA	5.0	3.0	1490	$4,067	$2.73	20d	1	0.72mi
2118 E 92nd St Unit 2118 Watts, CA	5.0	3.0	1620	$3,450	$2.13	7d	1	0.72mi
8416 Hooper Ave Los Angeles, CA	4.0	3.0	1600	$3,350	$2.09	45d	1	0.82mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	3d	1	0.95mi
8464 1/2 McKinley Ave Unit 1/2 Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	45d	1	1.01mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	45d	1	1.04mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	45d	1	1.05mi
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	45d	1	1.05mi
8414 McKinley Ave Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	45d	1	1.06mi
606 E 99th St Los Angeles, CA	3.0	2.0	1798	$3,650	$2.03	1d	1	1.08mi
831 E 83rd St Los Angeles, CA	5.0	3.0	1604	$4,960	$3.09	45d	1	1.11mi
10913 Wilmington Ave Los Angeles, CA	4.0	2.0	1450	$3,050	$2.10	45d	1	1.15mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	26d	1	1.20mi
831 E 109th St Unit A Los Angeles, CA	4.0	3.0	1588	$3,500	$2.20	45d	1	1.24mi
833 E 80th St Los Angeles, CA	5.0	3.0	1850	$3,700	$2.00	5d	1	1.24mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	45d	1	1.31mi
7674 Whitsett Ave Unit NA Los Angeles, CA	4.0	2.0	1500	$3,585	$2.39	45d	1	1.32mi
7674 Whitsett Ave Los Angeles, CA	4.0	2.0	1500	$4,500	$3.00	45d	1	1.32mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	45d	1	1.32mi
10605 Avalon Blvd Los Angeles, CA	5.0	3.0	2378	$4,300	$1.81	45d	1	1.35mi
417 E 105th St Los Angeles, CA	4.0	2.0	1600	$3,900	$2.44	7d	1	1.36mi
439 E 107th St Los Angeles, CA	4.0	3.0	1643	$3,850	$2.34	9d	1	1.39mi
2023 E 77th St Los Angeles, CA	3.0	2.0	1400	$3,498	$2.50	45d	1	1.40mi
216 E 97th St Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	45d	1	1.41mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	16d	1	1.48mi

Listing history 38 events

1. 2026-06-21
   days on market $780,000 Active 44 DOM
2. 2026-06-18
   days on market $780,000 Active 41 DOM
3. 2026-06-17
   days on market $780,000 Active 40 DOM
4. 2026-06-16
   days on market $780,000 Active 39 DOM
5. 2026-06-15
   days on market $780,000 Active 38 DOM
6. 2026-06-13
   days on market $780,000 Active 36 DOM
7. 2026-06-09
   days on market $780,000 Active 32 DOM
8. 2026-06-08
   days on market $780,000 Active 31 DOM
9. 2026-06-07
   days on market $780,000 Active 30 DOM
10. 2026-06-04
    days on market $780,000 Active 27 DOM
11. 2026-06-03
    days on market $780,000 Active 26 DOM
12. 2026-06-02
    days on market $780,000 Active 25 DOM
13. 2026-06-01
    days on market $780,000 Active 24 DOM
14. 2026-05-31
    days on market $780,000 Active 23 DOM
15. 2026-05-08
    listed $780,000 Active
16. 2013-10-23
    soldstatus $370,000 Closed 240-char remark

    Show marketing remark (240 chars)

    STANDARD SALE!!! GREAT INCOME PROPERTY, LEGALLY 4 UNITS, COMPLETE REBUILD OF OUTSIDE OF BUILDING. CONDITION OF INTERIOR IS GREAT ALSO. LOW MAINTENANCE, GREAT DEAL. TENANTS PAY FOR THEIR OWN ELECTRICITY AND GAS BILL. LANDLORD PAY FOR WATER.

17. 2013-10-21
    status Pending 240-char remark

    Show marketing remark (240 chars)

    STANDARD SALE!!! GREAT INCOME PROPERTY, LEGALLY 4 UNITS, COMPLETE REBUILD OF OUTSIDE OF BUILDING. CONDITION OF INTERIOR IS GREAT ALSO. LOW MAINTENANCE, GREAT DEAL. TENANTS PAY FOR THEIR OWN ELECTRICITY AND GAS BILL. LANDLORD PAY FOR WATER.

18. 2013-10-17
    soldstatus $370,000
19. 2013-08-21
    listed $399,000 Active 240-char remark

    Show marketing remark (240 chars)

    STANDARD SALE!!! GREAT INCOME PROPERTY, LEGALLY 4 UNITS, COMPLETE REBUILD OF OUTSIDE OF BUILDING. CONDITION OF INTERIOR IS GREAT ALSO. LOW MAINTENANCE, GREAT DEAL. TENANTS PAY FOR THEIR OWN ELECTRICITY AND GAS BILL. LANDLORD PAY FOR WATER.

20. 2012-06-15
    soldstatus $240,000
21. 2011-12-16
    historical
22. 2011-10-04
    listed $209,000 Active
23. 2010-03-19
    historical
24. 2010-03-18
    listed $200,000
25. 2007-05-30
    historical
26. 2006-09-16
    listed $649,900
27. 2006-06-30
    soldstatus $630,000
28. 2006-02-17
    listed $585,000
29. 2005-08-14
    soldstatus $505,000
30. 2005-06-20
    listed $500,000
31. 2005-01-15
    soldstatus $520,000
32. 2004-10-29
    listed $520,000
33. 2004-10-28
    historical
34. 2004-08-27
    listed $580,000
35. 2003-05-01
    historical
36. 2003-04-01
    listed $280,000
37. 2003-03-09
    historical
38. 2003-01-09
    listed $314,900

ⓘ 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: $6,458 · $538/mo
• Projected year-2 tax: $6,458 · $538/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 5/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,816
• − Mortgage interest: −$43,692
• − Property taxes: −$6,458
• − Insurance: −$3,900
• − Repairs & maintenance: −$8,705
• − Management: −$8,705
• − Depreciation: −$22,691
• Taxable income: $14,664
• Est. tax owed @ 24.0%: −$3,519
• After-tax cash flow: $23,002/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): 52,122
• Household income: $59,021
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 2997.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 23% Black 15% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Foreign-born: 36% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -698.86%
• Current HPI: 478.4773
• 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

+147.7% since first listed

24 events — show timeline

• 2026-05-08 Listed $780,000 CRMLS
• 2013-10-23 Sold (MLS) $370,000 CRMLS
• 2013-10-21 Pending — CRMLS
• 2013-10-17 Sold (Public Records) $370,000 Public Records
• 2013-08-21 Listed $399,000 CRMLS
• 2012-06-15 Sold (Public Records) $240,000 Public Records
• 2011-12-16 Listing Removed — CRMLS
• 2011-10-04 Listed $209,000 CRMLS
• 2010-03-19 Listing Removed — CRMLS
• 2010-03-18 Listed $200,000 CRMLS
• 2007-05-30 Listing Removed — CRMLS
• 2006-09-16 Listed $649,900 CRMLS
• 2006-06-30 Sold (MLS) $630,000 CRMLS
• 2006-02-17 Listed $585,000 CRMLS
• 2005-08-14 Sold (MLS) $505,000 CRMLS
• 2005-06-20 Listed $500,000 CRMLS
• 2005-01-15 Sold (MLS) $520,000 CRMLS
• 2004-10-29 Listed $520,000 CRMLS
• 2004-10-28 Listing Removed — CRMLS
• 2004-08-27 Listed $580,000 CRMLS
• 2003-05-01 Listing Removed — CRMLS
• 2003-04-01 Listed $280,000 CRMLS
• 2003-03-09 Listing Removed — CRMLS
• 2003-01-09 Listed $314,900 CRMLS

Property tax history

+2.2%/yr

Latest (2025): $6,458 · +1.0% YoY. Source: county tax records.