1325 E Adams Blvd · Los Angeles, CA 90011

$1,095,000

42 bd · 36.0 ba · 2,838 sqft · MultiFamily · 57 Days on market

Built 1924 Good condition 6,315 sqft lot $386/sqft · 50% above area Est $732k · 50% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +0.5/5.0
• 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: 6 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

Huge ~200k Price Reduction! 6-unit value-add building with 12 parking spaces cash flowing at a 6% Cap Rate from day 1 with upside to an 11.3% Cap on Proforma! Fully Approved RTI plans to add 6 detached ADUs to achieve an incredible 12.9% Current Cap Rate, 16% Proforma Cap, and only 149k/unit after taking into account all the construction costs (~670k assuming $250/SF). 3 units have been renovated and boast updated cabinets, flooring, kitchen, bathrooms, exterior improvements, newer roof, new windows for all units, and more. Individually metered for gas, electricity, and tenants pay their own trash further minimizing the operating expenses. Prime location just minutes away from Downtown LA, USC, BMO Stadium, George Lucas' Billion Dollar Museum, and Exposition Park where 2028 Olympics will be held!

Key facts

• 6 unit building
• 6 detached adus
• Updated cabinets

Tags

• 6 UNIT BUILDING
• 12 PARKING SPACES
• FULLY APPROVED RTI PLANS
• 6 DETACHED ADUS
• 3 UNITS RENOVATED
• UPDATED CABINETS

What this means for you Summary

Snapshot

• This is a 6 × 7-bed/6.0-bath units multifamily listed at $1.09M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.09M).
• Recommended offer: $1.06M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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-, 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); 126 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,105/mo this rent would consume 368% 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 $8k of loan paydown is wiped out by about $33k 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 $307k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 5 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 1924 — 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 $1,062,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1924 — 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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $732,300
• List price: $1,095,000
• Delta: 49.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.65×
• Total profit: $198,775
• Equity at exit: $163,268

10-year hold

• IRR: 23.0%
• Equity multiple: 2.70×
• Total profit: $521,551
• Equity at exit: $94,676

Cash invested: $306,600 (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: 126
• Price-to-rent: 30.2×

Monthly cashflow live

• Estimated rent: $18,105 medium
• Mortgage (P&I): −$5,742
• Tax est. 1.5%: −$1,369 /mo · $16,425/yr
• Insurance: −$456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,802
• Net cashflow: $6,736

Break-even live

Break-even rent $9,579

Max offer price $1,095,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 6× units	7	6	$18,108
Total (6 units)			$18,105

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $1,095,000 Active 57 DOM
2. 2026-06-17
   days on market $1,095,000 Active 56 DOM
3. 2026-06-16
   days on market $1,095,000 Active 55 DOM
4. 2026-06-15
   days on market $1,095,000 Active 54 DOM
5. 2026-06-13
   days on market $1,095,000 Active 52 DOM
6. 2026-06-09
   days on market $1,095,000 Active 48 DOM
7. 2026-06-08
   days on market $1,095,000 Active 47 DOM
8. 2026-06-07
   days on market $1,095,000 Active 46 DOM
9. 2026-06-04
   days on market $1,095,000 Active 43 DOM
10. 2026-06-03
    days on market $1,095,000 Active 42 DOM
11. 2026-06-02
    days on market $1,095,000 Active 41 DOM
12. 2026-06-01
    days on market $1,095,000 Active 40 DOM
13. 2026-05-31
    days on market $1,095,000 Active 39 DOM
14. 2026-04-22
    listed $1,125,000 Active 807-char remark

    Show marketing remark (807 chars)

    Huge ~200k Price Reduction! 6-unit value-add building with 12 parking spaces cash flowing at a 6% Cap Rate from day 1 with upside to an 11.3% Cap on Proforma! Fully Approved RTI plans to add 6 detached ADUs to achieve an incredible 12.9% Current Cap Rate, 16% Proforma Cap, and only 149k/unit after taking into account all the construction costs (~670k assuming $250/SF). 3 units have been renovated and boast updated cabinets, flooring, kitchen, bathrooms, exterior improvements, newer roof, new windows for all units, and more. Individually metered for gas, electricity, and tenants pay their own trash further minimizing the operating expenses. Prime location just minutes away from Downtown LA, USC, BMO Stadium, George Lucas' Billion Dollar Museum, and Exposition Park where 2028 Olympics will be held!

15. 2026-03-25
    price
16. 2026-02-26
    listed Active
17. 2026-01-22
    price
18. 2025-12-16
    listed Active
19. 2025-12-12
    historical
20. 2025-11-13
    price
21. 2025-10-08
    listed Active
22. 2025-09-04
    price
23. 2025-07-31
    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 ≥91°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: $217,260
• − Mortgage interest: −$61,337
• − Property taxes: −$16,425
• − Insurance: −$5,475
• − Repairs & maintenance: −$17,381
• − Management: −$17,381
• − Depreciation: −$31,855
• Taxable income: $67,407
• Est. tax owed @ 24.0%: −$16,178
• After-tax cash flow: $64,650/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 · 1 photo

Good 75/100 Cosmetic rehab

This 6-unit multi-family property is in good condition with recent renovations and approved RTI plans for additional units, making it a strong investment opportunity.

Value-add opportunities

• Both Add 6 detached ADUs — Achieves higher cap rates and increased rental income
• Both Add parking spaces — Improves tenant satisfaction and parking availability

Renovation cost estimate screening

Value-add ROI direction

• Both Add 6 detached ADUs — Achieves higher cap rates and increased rental income ↑
• Both Add parking spaces — Improves tenant satisfaction and parking availability ↑

ⓘ 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): 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

10 events — show timeline

• 2026-04-22 Listed $1,125,000 TheMLS
• 2026-03-25 Price Changed — TheMLS
• 2026-02-26 Listed — TheMLS
• 2026-01-22 Price Changed — TheMLS
• 2025-12-16 Listed — TheMLS
• 2025-12-12 Delisted — TheMLS
• 2025-11-13 Price Changed — TheMLS
• 2025-10-08 Listed — TheMLS
• 2025-09-04 Price Changed — TheMLS
• 2025-07-31 Listed — TheMLS