8820 Beach · Florence-Graham, CA 90002

$700,000

6 bd · 2.0 ba · 2,636 sqft · MultiFamily public records · 95 Days on market

Built 1997 6,335 sqft lot $266/sqft · 13% below area Est $805k · 13% under

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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 +19.3/30.0
• ARV discount +13.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +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

SPACIOUS DUPLEX WITH EACH UNIT OVER 1000 SQFT OF LIVING SPACE. IN NEED OF SOME TLC FOR THE EAGER BUYER WILLING TO CAPITALIZE ON THIS PROPERTY. IT HAS PARKING SPACE FOR UP TO 4 CARS AND OFF-STREET PARKING AS WELL. LOCATED NEAR METRO STATION, PARKS, AND SHOPPING. FREEWAY ACCESS ABOUT 10 MINUTES AWAY.

Key facts

• Off street parking
• Located near parks
• 6,335 sq ft lot

Tags

• PARKING SPACE FOR UP TO 4 CARS
• OFF STREET PARKING
• LOCATED NEAR METRO STATION
• LOCATED NEAR PARKS
• LOCATED NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive. Per door: $384/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 $659k (5.8% below list).
• Recommended offer: $637k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Florence-Graham — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 73 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $6,593/mo this rent would consume 134% of the median local household income ($59k/yr) (locally 2997% 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 $5k of loan paydown is wiped out by about $21k 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 95 days — a 9% lower offer ($637k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $195k; list at $700k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $637,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $804,978
• List price: $700,000
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9007 Beach St	0.11mi	7/5.0 (+1)	2,486 (-6%)	23mo	$1,000,000	$402	49
9704 Graham Ave	0.58mi	7/3.0 (+1)	2,446 (-7%)	10mo	$810,000	$331	44
9614 Graham Ave	0.53mi	7/4.0 (+1)	2,838 (+8%)	14mo	$785,000	$277	38
9706 Beach St	0.57mi	5/4.0 (-1)	2,360 (-10%)	14mo	$705,000	$299	31

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-64,635
• Equity at exit: $104,372

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $6,146
• Equity at exit: $60,523

Cash invested: $196,000 (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 90002

• Active inventory: 73
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $6,593 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$478 /mo · $5,730/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,385
• Net cashflow: $768

Break-even live

Break-even rent $5,620

Max offer price $700,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,165	-5% $967	+0% $768	+5% $570	+10% $372
Rent	-10% $248	-5% $508	+0% $768	+5% $1,029	+10% $1,289
Rate	-1.0pp $1,121	-0.5pp $946	base $768	+0.5pp $587	+1.0pp $402

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,594
Total (2 units)			$6,593

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 E 87th Pl Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	14d	1	0.27mi
1536 E 87th St Unit 87(1536B) Los Angeles, CA	5.0	3.0	1800	$4,000	$2.22	11d	1	0.31mi
1631 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,800	$2.15	25d	1	0.41mi
1633 E 85th St Los Angeles, CA	5.0	3.0	1764	$3,700	$2.10	0d	1	0.41mi
1122 E 94th St Los Angeles, CA	6.0	3.0	2000	$4,950	$2.48	25d	1	0.85mi
1000 E 84th St Los Angeles, CA	5.0	3.0	1772	$4,200	$2.37	3d	1	1.01mi
829 E 84th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	44d	1	1.12mi
8464 1/2 McKinley Ave Unit 1/2 Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	44d	1	1.13mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	44d	1	1.14mi
8414 McKinley Ave Los Angeles, CA	5.0	5.0	1900	$4,125	$2.17	44d	1	1.16mi
833 E 80th St Los Angeles, CA	5.0	3.0	1850	$3,700	$2.00	5d	1	1.25mi
616 E 84th Pl Unit 616 Los Angeles, CA	5.0	3.0	1800	$3,200	$1.78	25d	1	1.34mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	44d	1	1.45mi
755 E 76th Pl Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	44d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $700,000 Active 95 DOM
2. 2026-06-18
   days on market $700,000 Active 92 DOM
3. 2026-06-17
   days on market $700,000 Active 91 DOM
4. 2026-06-16
   days on market $700,000 Active 90 DOM
5. 2026-06-15
   days on market $700,000 Active 89 DOM
6. 2026-06-13
   days on market $700,000 Active 87 DOM
7. 2026-06-09
   days on market $700,000 Active 83 DOM
8. 2026-06-08
   days on market $700,000 Active 82 DOM
9. 2026-06-07
   days on market $700,000 Active 81 DOM
10. 2026-06-04
    days on market $700,000 Active 78 DOM
11. 2026-06-03
    days on market $700,000 Active 77 DOM
12. 2026-06-02
    days on market $700,000 Active 76 DOM
13. 2026-06-01
    days on market $700,000 Active 75 DOM
14. 2026-05-31
    days on market $700,000 Active 74 DOM
15. 2026-03-18
    listed $700,000 Active 299-char remark

    Show marketing remark (299 chars)

    SPACIOUS DUPLEX WITH EACH UNIT OVER 1000 SQFT OF LIVING SPACE. IN NEED OF SOME TLC FOR THE EAGER BUYER WILLING TO CAPITALIZE ON THIS PROPERTY. IT HAS PARKING SPACE FOR UP TO 4 CARS AND OFF-STREET PARKING AS WELL. LOCATED NEAR METRO STATION, PARKS, AND SHOPPING. FREEWAY ACCESS ABOUT 10 MINUTES AWAY.

16. 2026-03-07
    historical
17. 2026-01-03
    price $750,000
18. 2025-11-05
    price $770,000
19. 2025-10-06
    listed $799,000 Active
20. 1998-05-07
    soldstatus $195,000

ⓘ 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: $5,730 · $478/mo
• Projected year-2 tax: $5,730 · $478/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: $79,116
• − Mortgage interest: −$39,211
• − Property taxes: −$5,730
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,329
• − Management: −$6,329
• − Depreciation: −$20,364
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $9,784/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 — Florence-Graham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Florence-Graham, CA
• County: Los Angeles County · 9,444,647 people
• City population: 56,189
• 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

+259.0% since first listed

6 events — show timeline

• 2026-03-18 Listed $700,000 CRMLS
• 2026-03-07 Listing Removed — CRMLS
• 2026-01-03 Price Changed $750,000 CRMLS
• 2025-11-05 Price Changed $770,000 CRMLS
• 2025-10-06 Listed $799,000 CRMLS
• 1998-05-07 Sold (Public Records) $195,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,730 · +4.8% YoY. Source: county tax records.