7511 S Broadway · Los Angeles, CA 90003

$2,526,000

32 bd · 16.0 ba · 15,000 sqft · MultiFamily public records · 155 Days on market

Built 1960 0.44 ac lot $168/sqft · 27% below area Est $3985k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 (5+ Unit). Listing-text estimate: 11 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

7509–7521 S Broadway presents an opportunity to acquire a high-yielding asset in South Los Angeles at a newly adjusted basis that is difficult to replicate in today’s market. Offered at just $147 per square foot and $157,875 per unit, the property delivers a strong 7.35% cap rate and 7.87 GRM from day one, providing immediate cash flow with clear upside potential. The revised pricing creates a compelling entry point for investors seeking both stability and long-term growth in a market where well-priced deals are getting real traction. Beyond the in-place income, the property offers a clear path to further value creation through the potential addition of ADUs. With SB1211, a buyer can explore the opportunity to add up to eight units by utilizing the existing parking area, significantly increasing both income and overall asset value. Based on conservative assumptions, a fully executed ADU strategy could drive the property to a 5.96 GRM and an 11.36% cap rate. Positioned along the South Broadway corridor, the asset benefits from consistent rental demand, access to major transit routes, and ongoing investment throughout South Los Angeles, supporting both near- term performance and long-term appreciation.

Key facts

• Employment centers
• Multiple adus
• 0.44 acre lot

Tags

• CONVERT UNCOVERED PARKING
• MULTIPLE ADUS
• EMPLOYMENT CENTERS
• NEW DEVELOPMENT PROJECTS

What this means for you Summary

Snapshot

• This is a 11 × 3-bed/?-bath units multifamily listed at $2.53M.

Deal economics

• At list price, monthly cash flow is $11k ($127k/yr) — positive. Per door: $961/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $2.53M).
• Recommended offer: $2.22M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $35,728/mo this rent would consume 765% 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 $17k of loan paydown is wiped out by about $76k 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 + 0.1% rent growth), your $707k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($2.22M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $400k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $2,222,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $3,984,840
• List price: $2,526,000
• Delta: -36.61%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $163,526
• Equity at exit: $376,635

10-year hold

• IRR: 12.8%
• Equity multiple: 1.88×
• Total profit: $620,808
• Equity at exit: $218,402

Cash invested: $707,280 (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: 64.8×

Monthly cashflow live

• Estimated rent: $35,728 high
• Mortgage (P&I): −$13,247
• Tax from tax record: −$3,357 /mo · $40,281/yr
• Insurance: −$1,052
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,503
• Net cashflow: $10,569

Break-even live

Break-even rent $22,349

Max offer price $2,526,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 11× units	3	—	$35,728
Total (11 units)			$35,728

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: $631,500
• Closing costs: $75,780
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   days on market $2,526,000 Active 155 DOM
2. 2026-06-08
   days on market $2,526,000 Active 154 DOM
3. 2026-06-07
   days on market $2,526,000 Active 153 DOM
4. 2026-06-04
   days on market $2,526,000 Active 150 DOM
5. 2026-06-03
   days on market $2,526,000 Active 149 DOM
6. 2026-06-02
   days on market $2,526,000 Active 148 DOM
7. 2026-06-01
   days on market $2,526,000 Active 147 DOM
8. 2026-05-31
   days on market $2,526,000 Active 146 DOM
9. 2026-04-20
   price $2,526,000 1251-char remark

   Show marketing remark (1251 chars)

   7509–7521 S Broadway presents an opportunity to acquire a high-yielding asset in South Los Angeles at a newly adjusted basis that is difficult to replicate in today’s market. Offered at just $147 per square foot and $157,875 per unit, the property delivers a strong 7.35% cap rate and 7.87 GRM from day one, providing immediate cash flow with clear upside potential. The revised pricing creates a compelling entry point for investors seeking both stability and long-term growth in a market where well-priced deals are getting real traction. Beyond the in-place income, the property offers a clear path to further value creation through the potential addition of ADUs. With SB1211, a buyer can explore the opportunity to add up to eight units by utilizing the existing parking area, significantly increasing both income and overall asset value. Based on conservative assumptions, a fully executed ADU strategy could drive the property to a 5.96 GRM and an 11.36% cap rate. Positioned along the South Broadway corridor, the asset benefits from consistent rental demand, access to major transit routes, and ongoing investment throughout South Los Angeles, supporting both near- term performance and long-term appreciation.

10. 2026-03-30
    price $2,826,000 1251-char remark

    Show marketing remark (1251 chars)

    7509–7521 S Broadway presents an opportunity to acquire a high-yielding asset in South Los Angeles at a newly adjusted basis that is difficult to replicate in today’s market. Offered at just $147 per square foot and $157,875 per unit, the property delivers a strong 7.35% cap rate and 7.87 GRM from day one, providing immediate cash flow with clear upside potential. The revised pricing creates a compelling entry point for investors seeking both stability and long-term growth in a market where well-priced deals are getting real traction. Beyond the in-place income, the property offers a clear path to further value creation through the potential addition of ADUs. With SB1211, a buyer can explore the opportunity to add up to eight units by utilizing the existing parking area, significantly increasing both income and overall asset value. Based on conservative assumptions, a fully executed ADU strategy could drive the property to a 5.96 GRM and an 11.36% cap rate. Positioned along the South Broadway corridor, the asset benefits from consistent rental demand, access to major transit routes, and ongoing investment throughout South Los Angeles, supporting both near- term performance and long-term appreciation.

11. 2026-01-05
    listed $2,926,000 Active 1251-char remark

    Show marketing remark (1251 chars)

    7509–7521 S Broadway presents an opportunity to acquire a high-yielding asset in South Los Angeles at a newly adjusted basis that is difficult to replicate in today’s market. Offered at just $147 per square foot and $157,875 per unit, the property delivers a strong 7.35% cap rate and 7.87 GRM from day one, providing immediate cash flow with clear upside potential. The revised pricing creates a compelling entry point for investors seeking both stability and long-term growth in a market where well-priced deals are getting real traction. Beyond the in-place income, the property offers a clear path to further value creation through the potential addition of ADUs. With SB1211, a buyer can explore the opportunity to add up to eight units by utilizing the existing parking area, significantly increasing both income and overall asset value. Based on conservative assumptions, a fully executed ADU strategy could drive the property to a 5.96 GRM and an 11.36% cap rate. Positioned along the South Broadway corridor, the asset benefits from consistent rental demand, access to major transit routes, and ongoing investment throughout South Los Angeles, supporting both near- term performance and long-term appreciation.

12. 2017-11-29
    soldstatus $2,759,000
13. 2014-11-19
    soldstatus $1,920,000 Closed Sale 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

14. 2014-11-18
    soldstatus $1,920,000
15. 2014-04-30
    status Pending 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

16. 2014-04-14
    price $2,149,900 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

17. 2014-04-14
    status Active 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

18. 2014-04-11
    price $2,174,900 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

19. 2014-01-28
    listed $2,249,900 Active 422-char remark

    Show marketing remark (422 chars)

    Four two story buildings each containing four units on large lot across the street from 77th Precinct station. Unit mix includes 8 three bedroom 1 bath, 4 two bedroom one bath and 4 one bedroom one bath units. Two laundry rooms and a large parking lot for 20 cars. Units are fully occupied with low turnover. Seller reserves the right to elect 1031 tax deferred exchange. Buyer to cooperate at no additional cost to buyer.

20. 2005-03-10
    soldstatus $1,675,000
21. 2003-05-07
    soldstatus $1,100,000
22. 2003-02-11
    listed $1,100,000

ⓘ 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: $40,281 · $3,357/mo
• Projected year-2 tax: $40,281 · $3,357/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $428,736
• − Mortgage interest: −$141,495
• − Property taxes: −$40,281
• − Insurance: −$12,630
• − Repairs & maintenance: −$34,299
• − Management: −$34,299
• − Depreciation: −$73,484
• Taxable income: $92,248
• Est. tax owed @ 24.0%: −$22,140
• After-tax cash flow: $104,691/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

+129.6% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $2,526,000 CRMLS
• 2026-03-30 Price Changed $2,826,000 CRMLS
• 2026-01-05 Listed $2,926,000 CRMLS
• 2017-11-29 Sold (Public Records) $2,759,000 Public Records
• 2014-11-19 Sold (MLS) $1,920,000 CRMLS
• 2014-11-18 Sold (Public Records) $1,920,000 Public Records
• 2014-04-30 Pending — CRMLS
• 2014-04-14 Price Changed $2,149,900 CRMLS
• 2014-04-14 Relisted — CRMLS
• 2014-04-11 Price Changed $2,174,900 CRMLS
• 2014-01-28 Listed $2,249,900 CRMLS
• 2005-03-10 Sold (Public Records) $1,675,000 Public Records
• 2003-05-07 Sold (MLS) $1,100,000 CRMLS
• 2003-02-11 Listed $1,100,000 CRMLS

Property tax history

+5.1%/yr

Latest (2025): $40,281 · +1.5% YoY. Source: county tax records.