156 W 84th · Los Angeles, CA 90003

$549,999

3 bd · 2.0 ba · 1,885 sqft · MultiFamily public records · 10 Days on market

Built 1920 5,320 sqft lot $292/sqft · 25% below area Est $730k · 25% under ↓ 17% since listing

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

Key facts

• 5,320 sq ft lot
• Built 1920
• Listed 9 days

Property features AI

Finance

• Other: Total of 3 units (multifamily); Parcel number on file
• HOA & community: Street lighting in the community

Exterior

• Utilities: Public sewer; Water source: see remarks
• Home design: Triplex (attached property); Single-story; Entry at level 1
• Construction: Year built per assessor; 2+ common walls (attached units)
• Exterior features: No pool; Lot appears to be 0–1 unit per acre (assessor data)

Interior

• Bedrooms: Main level includes 1 bedroom
• Bathrooms: 3 full bathrooms (one on main level)
• Interior features: All bedrooms located on the ground floor; One-level home
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive. Per door: $355/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (9.8% below list).
• Recommended offer: $496k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 flat; 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $4,963/mo this rent would consume 106% of the median local household income ($56k/yr) (locally 4550% 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 $16k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1920 — 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 $496,300 (9.8% below list)

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 1920 — 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: 0.90% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $729,993
• List price: $549,999
• Delta: -23.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 W 88th St	0.34mi	4/3.0 (+1)	1,907 (+1%)	2mo	$520,000	$273	72
240 E 84th St	0.31mi	4/1.0 (+1)	2,039 (+8%)	14mo	$890,000	$436	51
253 E 82nd	0.41mi	4/2.0 (+1)	1,612 (-14%)	3mo	$750,000	$465	49
8110 S Main St	0.28mi	4/4.0 (+1)	1,728 (-8%)	16mo	$580,000	$336	46
447 W 84th St	0.36mi	4/2.0 (+1)	1,702 (-10%)	21mo	$675,000	$397	44
636 W 81st St	0.59mi	4/4.0 (+1)	2,088 (+11%)	20mo	$950,000	$455	25

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-58,259
• Equity at exit: $82,007

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-48,048
• Equity at exit: $47,554

Cash invested: $154,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $4,963 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $709

Break-even live

Break-even rent $4,065

Max offer price $549,999

Occupancy floor 81%

Sensitivity live

Price	-10% $1,021	-5% $865	+0% $709	+5% $554	+10% $-260
Rent	-10% $317	-5% $513	+0% $709	+5% $905	+10% $1,101
Rate	-1.0pp $986	-0.5pp $849	base $709	+0.5pp $567	+1.0pp $422

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$4,962
Total (2 units)			$4,963

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E 82nd St Los Angeles, CA	4.0	2.0	1240	$3,750	$3.02	44d	1	0.27mi
240 E 84th St Los Angeles, CA	2.0	1.0	2039	$1,950	$0.96	25d	1	0.32mi
263 E 84th Pl Los Angeles, CA	3.0	1.0	1450	$2,950	$2.03	15d	1	0.36mi
249 E 82nd St Los Angeles, CA	4.0	2.0	1300	$2,750	$2.12	44d	1	0.42mi
520 W 82nd St Unit 520- A Los Angeles, CA	4.0	2.0	1519	$3,795	$2.50	44d	1	0.46mi
624 W 83rd St Unit 624 1/2 Los Angeles, CA	4.0	4.0	1400	$3,600	$2.57	44d	1	0.52mi
239 E 90th St Los Angeles, CA	3.0	2.0	1260	$3,295	$2.62	11d	1	0.59mi
707 W 80th St Unit 80709BE Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	17d	1	0.65mi
707 W 80th St Unit 80703FW Los Angeles, CA	4.0	4.5	1765	$3,900	$2.21	17d	1	0.65mi
707 W 80th St Unit 80705FE Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	17d	1	0.65mi
703 W 80th St Los Angeles, CA	4.0	4.0	1765	$3,900	$2.21	44d	1	0.65mi
705 W 80th St Los Angeles, CA	4.0	4.0	1710	$3,700	$2.16	44d	1	0.66mi
709 W 80th St Los Angeles, CA	4.0	2.0	1507	$3,500	$2.32	44d	1	0.66mi
9197 Wall St Los Angeles, CA	3.0	2.0	1250	$3,500	$2.80	44d	1	0.67mi
650 E 81st St Los Angeles, CA	4.0	2.0	1944	$3,500	$1.80	44d	1	0.77mi
8640 Baring Cross St Los Angeles, CA	4.0	2.0	1285	$3,700	$2.88	25d	1	0.78mi
9017 Avalon Blvd Los Angeles, CA	3.0	2.0	1234	$3,000	$2.43	44d	1	0.81mi
447 W 74th St Los Angeles, CA	2.0	1.0	1411	$2,800	$1.98	25d	1	0.82mi
130 E 95th St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	21d	1	0.85mi
156 E Colden Ave Los Angeles, CA	2.0	1.0	2524	$2,900	$1.15	44d	1	0.92mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	14d	1	0.96mi
219 E 71st St Los Angeles, CA	3.0	2.0	1680	$3,575	$2.13	44d	1	0.98mi
909 E 83rd St Los Angeles, CA	4.0	2.0	1400	$3,888	$2.78	44d	1	1.03mi
121 W Century Blvd Los Angeles, CA	4.0	2.0	1275	$3,885	$3.05	44d	1	1.12mi
234 E 99th St Los Angeles, CA	4.0	2.0	1275	$3,850	$3.02	44d	1	1.13mi
447 W 69th St Los Angeles, CA	2.0	1.0	2400	$2,500	$1.04	44d	1	1.13mi
1018 E 79th St Los Angeles, CA	2.0	2.0	2380	$2,500	$1.05	14d	1	1.15mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	44d	1	1.17mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	25d	1	1.22mi
1231 W 87th St Los Angeles, CA	3.0	2.0	1310	$3,925	$3.00	19d	1	1.22mi
606 E 99th St Los Angeles, CA	3.0	2.0	1798	$3,650	$2.03	0d	1	1.24mi
245 W 66th St Los Angeles, CA	2.0	1.0	1426	$2,950	$2.07	8d	1	1.25mi
1228 W 89th St Los Angeles, CA	3.0	2.5	1300	$3,200	$2.46	44d	1	1.26mi
8416 Hooper Ave Los Angeles, CA	4.0	3.0	1600	$3,350	$2.09	44d	1	1.28mi
352 E 101st St Los Angeles, CA	4.0	2.0	1275	$3,500	$2.75	44d	1	1.30mi
1159 E 78th St Los Angeles, CA	4.0	2.0	1300	$3,950	$3.04	44d	1	1.31mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	44d	1	1.32mi
1012 E 73rd St Los Angeles, CA	3.0	3.0	1257	$3,400	$2.70	25d	1	1.34mi
1310 W 89th St Unit 1310 Los Angeles, CA	2.0	1.0	1480	$2,400	$1.62	44d	1	1.35mi
1310 W 89th St Unit 1310-5 Los Angeles, CA	2.0	1.0	1480	$2,350	$1.59	13d	1	1.35mi

Listing history 18 events

1. 2026-06-21
   days on market $549,999 Active 10 DOM
2. 2026-06-18
   days on market $549,999 Active 7 DOM
3. 2026-06-17
   remarks 286-char remark
4. 2026-06-17
   days on market $549,999 Active 6 DOM
5. 2026-06-16
   days on market $549,999 Active 5 DOM
6. 2026-06-15
   days on market $549,999 Active 4 DOM
7. 2026-06-13
   remarks 209-char remark

   Show marketing remark (299 chars)

   This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

8. 2026-06-13
   pricedays on marketlisting id $549,999 Active 2 DOM

   Show marketing remark (299 chars)

   This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

9. 2026-06-09
   pricedays on market $559,999 Active 63 DOM
10. 2026-06-08
    days on market $599,999 Active 62 DOM

    Show marketing remark (299 chars)

    This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

11. 2026-06-07
    days on market $599,999 Active 61 DOM
12. 2026-06-04
    days on market $599,999 Active 58 DOM
13. 2026-06-03
    days on market $599,999 Active 57 DOM
14. 2026-06-02
    days on market $599,999 Active 56 DOM
15. 2026-06-01
    days on market $599,999 Active 55 DOM
16. 2026-05-31
    days on market $599,999 Active 54 DOM
17. 2026-04-30
    price $599,999 190-char remark

    Show marketing remark (299 chars)

    This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

18. 2026-04-07
    listed $659,999 Active 190-char remark

    Show marketing remark (299 chars)

    This property features a 2 bedroom unit in front with two one bedrooms and 2 two bath(duplex in back)City shows 3 bedroom 2 bath in back. Back needs some repair. Shared driveway. All information deemed reliable but not guaranteed. Owner in process of putting carpet, paint and flooring in back unit.

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $4,180 · $348/mo
• Expected delta: +$3,004/yr (+$250/mo · 255.4%)

ⓘ 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 ≥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: $59,556
• − Mortgage interest: −$30,808
• − Property taxes: −$1,176
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,764
• − Management: −$4,764
• − Depreciation: −$16,000
• Taxable loss: −$707
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $8,682/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

-16.7% since first listed

5 events — show timeline

• 2026-06-13 Price Changed $549,999 CRMLS
• 2026-06-11 Listed $549,999 CRMLS
• 2026-06-08 Price Changed $559,999 CRMLS
• 2026-04-30 Price Changed $599,999 CRMLS
• 2026-04-07 Listed $659,999 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $1,176 · +5.5% YoY. Source: county tax records.