947 S Sunol Dr · East Los Angeles, CA 90023

$1,249,900

8 bd · 4.0 ba · 3,536 sqft · MultiFamily public records · 143 Days on market

Built 1973 5,971 sqft lot $353/sqft · 42% above area Est $880k · 42% over

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Why this score? — see what drove the D- 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 +16.3/30.0
• DSCR +5.1/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Investors’ Delight, Rare 4-Unit Opportunity in Los Angeles! Excellent income-producing property featuring four units with a versatile mix of layouts: (3) 2-bedroom units and (1) 1-bedroom unit. The units include: 2BD/2BA, 2BD/1.5BA, 2BD/1BA, and 1BD/2BA, each with inside laundry. Recent upgrades include fresh paint, new upgraded electrical panels on all four units, and new insulation throughout the ceiling areas, offering added value and efficiency. Enjoy convenient parking with 4 covered carports, a large driveway, and ample street parking. The property offers plenty of space and future upside, including potential for converting the carports into an additional ADU (buyer to verify with the City) making this an outstanding opportunity to expand rental income. Perfect for investors or first-time buyers looking to live in one unit and rent the others for strong income potential. Conveniently located near shopping, parks, schools, and Metro System to Downtown LA. Don’t miss this incredible opportunity to own a multi-unit property in the City of Los Angeles!

Key facts

• Covered carports
• Fresh paint
• 4 unit opportunity

Tags

• 4 UNIT OPPORTUNITY
• INSIDE LAUNDRY
• FRESH PAINT
• UPGRADED ELECTRICAL PANELS
• NEW INSULATION
• COVERED CARPORTS

What this means for you Summary

Snapshot

• This is a 1×2bd/2ba + 1×2bd/1.5ba + 1×2bd/1ba units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive. Per door: $174/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 $1.03M (17.9% below list).
• Recommended offer: $1.03M (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.7% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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; 57 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,262/mo this rent would consume 209% of the median local household income ($59k/yr) (locally 2670% 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 $9k of loan paydown is wiped out by about $37k 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

• It's been on market 143 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,026,200 (17.9% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 18% 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 1973 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $879,981
• List price: $1,249,900
• Delta: 42.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
660 S Eastman	0.47mi	8/5.0	3,368 (-5%)	6mo	$589,000	$175	61
925 S Mcdonnell Ave	0.61mi	7/7.5 (-1)	3,516 (-1%)	17mo	$715,000	$203	37

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.47×
• Total profit: $-186,878
• Equity at exit: $186,364

10-year hold

• IRR: -11.7%
• Equity multiple: 0.38×
• Total profit: $-216,900
• Equity at exit: $108,069

Cash invested: $349,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90023

• Rents YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 39.3×

Monthly cashflow live

• Estimated rent: $10,262 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$336 /mo · $4,035/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,155
• Net cashflow: $695

Break-even live

Break-even rent $9,382

Max offer price $1,249,900

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$2,653
1× unit	2	1.5	$2,653
1× unit	2	1	$2,653
1× unit	1	2	$2,304
Total (4 units)			$10,262

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: $312,475
• Closing costs: $37,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $1,249,900 Active 143 DOM
2. 2026-06-17
   days on market $1,249,900 Active 142 DOM
3. 2026-06-16
   days on market $1,249,900 Active 141 DOM
4. 2026-06-15
   days on market $1,249,900 Active 140 DOM
5. 2026-06-13
   days on market $1,249,900 Active 138 DOM
6. 2026-06-09
   days on market $1,249,900 Active 134 DOM
7. 2026-06-08
   days on market $1,249,900 Active 133 DOM
8. 2026-06-07
   days on market $1,249,900 Active 132 DOM
9. 2026-06-04
   days on market $1,249,900 Active 129 DOM
10. 2026-06-03
    days on market $1,249,900 Active 128 DOM
11. 2026-06-02
    days on market $1,249,900 Active 127 DOM
12. 2026-06-01
    days on market $1,249,900 Active 126 DOM
13. 2026-05-31
    days on market $1,249,900 Active 125 DOM
14. 2026-01-26
    listed $1,249,900 Active 1082-char remark

    Show marketing remark (1082 chars)

    Investors’ Delight, Rare 4-Unit Opportunity in Los Angeles! Excellent income-producing property featuring four units with a versatile mix of layouts: (3) 2-bedroom units and (1) 1-bedroom unit. The units include: 2BD/2BA, 2BD/1.5BA, 2BD/1BA, and 1BD/2BA, each with inside laundry. Recent upgrades include fresh paint, new upgraded electrical panels on all four units, and new insulation throughout the ceiling areas, offering added value and efficiency. Enjoy convenient parking with 4 covered carports, a large driveway, and ample street parking. The property offers plenty of space and future upside, including potential for converting the carports into an additional ADU (buyer to verify with the City) making this an outstanding opportunity to expand rental income. Perfect for investors or first-time buyers looking to live in one unit and rent the others for strong income potential. Conveniently located near shopping, parks, schools, and Metro System to Downtown LA. Don’t miss this incredible opportunity to own a multi-unit property in the City of Los Angeles!

15. 2025-11-10
    historical
16. 2025-07-14
    listed $1,225,000 Active
17. 2025-07-10
    historical
18. 2024-06-26
    historical Active Under Contract
19. 2024-06-02
    listed $1,225,000 Active

ⓘ 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: $4,035 · $336/mo
• Projected year-2 tax: $9,499 · $792/mo
• Expected delta: +$5,464/yr (+$455/mo · 135.4%)

ⓘ 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 6/10 Major 7 d/yr ≥93°F today · 21 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: $123,144
• − Mortgage interest: −$70,014
• − Property taxes: −$4,035
• − Insurance: −$6,250
• − Repairs & maintenance: −$9,852
• − Management: −$9,852
• − Depreciation: −$36,361
• Taxable loss: −$13,218
• Est. tax savings @ 24.0%: +$3,172
• After-tax cash flow: $11,516/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 43,857
• Household income: $59,057
• Rent vs Own: 74.7% rent · 25.3% own
• Severe rent burden: 2670.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 17% Native American 2% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1%
• Foreign-born: 41% · Canada, Jamaica
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -702.74%
• Current HPI: 430.9762
• Rent YoY: ▲ 0.21%
• 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

+2.0% since first listed

6 events — show timeline

• 2026-01-26 Listed $1,249,900 CRMLS
• 2025-11-10 Listing Removed — CRMLS
• 2025-07-14 Listed $1,225,000 CRMLS
• 2025-07-10 Listing Removed — CRMLS
• 2024-06-26 Contingent — CRMLS
• 2024-06-02 Listed $1,225,000 CRMLS

Property tax history

+3.6%/yr

Latest (2025): $4,035 · +9.4% YoY. Source: county tax records.