1683 S Longwood · Los Angeles, CA 90019

$2,750,000

27 bd · 14.0 ba · 10,501 sqft · MultiFamily public records · 22 Days on market

Built 1964 0.26 ac lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 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

Longwood Terrace Apartments is a 14-unit multifamily property located at 1683 S. Longwood Avenue in the Mid-City / Mid-Wilshire adjacent area of Los Angeles. Originally constructed in approximately 1964, the property consists of approximately thirteen two-bedroom / one-bath units and one one-bedroom / one-bath unit, offering a functional unit mix within a centrally located Los Angeles rental market. The property contains approximately 10,501 square feet of building area situated on an approximately 11,325 square foot LARD 1.5-zoned lot. Longwood Terrace Apartments features approximately 27 parking spaces, providing a notable parking ratio for a property of this size within a dense urban set

Key facts

• Lard 1.5 zoned lot
• Laundry facility
• 27 parking spaces

Tags

• 14 UNIT MULTIFAMILY PROPERTY
• LAUNDRY FACILITY
• 27 PARKING SPACES
• LARD 1.5 ZONED LOT
• CENTRAL LOS ANGELES LOCATION

Property features AI

Finance

• Other: Actual monthly rent example: 1‑bed unit $1,400; 2‑bed units reported actual rent $1,660 (note: totals listed for 2‑bed units reflect combined rents)
• Financial info: Total building area 10,501; Total of 14 units; Gross scheduled income $277,584; Gross income $277,584; Net operating income $162,091; Operating expenses $107,165; Gross multiplier 9.91; Rent controlled
• HOA & community: Community apartment ownership

Exterior

• Parking: Gated parking; Total of 27 parking spaces
• Security: Gated parking access
• Utilities: Public sewer; District/public water; Separate gas meters for 14 units; Separate electric meters for 14 units
• Home design: Attached apartment community; Three stories
• Construction: One building
• Exterior features: No pool; Urban community setting; Lot between 10,000 and 19,999 sq ft

Interior

• Bedrooms: One 1‑bed unit; Thirteen 2‑bed units
• Bathrooms: One bathroom in 1‑bed units; One bathroom in 2‑bed units
• Interior features: Three or more levels; Entry on level 1
• Laundry & utility: On‑site laundry area

What this means for you Summary

Snapshot

• This is a 13×2bd/1ba + 1×1bd/1ba units multifamily listed at $2.75M.

Deal economics

• At list price, monthly cash flow is $10k ($118k/yr) — positive. Per door: $703/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($37k rent vs $2.75M).
• Recommended offer: $2.71M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 soft (-0.5%/yr); 204 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $36,676/mo this rent would consume 595% of the median local household income ($74k/yr) (locally 5272% 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 $19k of loan paydown is wiped out by about $82k 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 22 days — a 2% lower offer ($2.71M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $2.75M implies a 4131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,708,750 (1.5% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $74,696
• Equity at exit: $410,034

10-year hold

• IRR: 9.0%
• Equity multiple: 1.60×
• Total profit: $459,797
• Equity at exit: $237,770

Cash invested: $770,000 (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 90019

• Rents YoY: -0.5%
• Active inventory: 204
• Price-to-rent: 87.0×

Monthly cashflow live

• Estimated rent: $36,676 high
• Mortgage (P&I): −$14,421
• Tax est. 1.5%: −$3,438 /mo · $41,250/yr
• Insurance: −$1,146
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,702
• Net cashflow: $9,847

Break-even live

Break-even rent $24,211

Max offer price $2,750,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 13× units	2	1	$34,242
1× unit	1	1	$2,438
Total (14 units)			$36,676

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: $687,500
• Closing costs: $82,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $2,750,000 Active 22 DOM
2. 2026-06-17
   days on market $2,750,000 Active 21 DOM
3. 2026-06-16
   days on market $2,750,000 Active 20 DOM
4. 2026-06-15
   days on market $2,750,000 Active 19 DOM
5. 2026-06-13
   days on market $2,750,000 Active 17 DOM
6. 2026-06-09
   days on market $2,750,000 Active 13 DOM
7. 2026-06-08
   days on market $2,750,000 Active 12 DOM
8. 2026-06-07
   days on market $2,750,000 Active 11 DOM
9. 2026-06-04
   days on market $2,750,000 Active 8 DOM
10. 2026-06-03
    days on market $2,750,000 Active 7 DOM
11. 2026-06-02
    days on market $2,750,000 Active 6 DOM
12. 2026-06-01
    days on market $2,750,000 Active 5 DOM
13. 2026-05-31
    days on market $2,750,000 Active 4 DOM
14. 2026-05-27
    listed $2,750,000 Active
15. 1974-11-29
    soldstatus $65,000

ⓘ 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 9/10 Extreme FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°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: $440,112
• − Mortgage interest: −$154,043
• − Property taxes: −$41,250
• − Insurance: −$15,218
• − Repairs & maintenance: −$35,209
• − Management: −$35,209
• − Depreciation: −$80,000
• Taxable income: $79,184
• Est. tax owed @ 24.0%: −$19,004
• After-tax cash flow: $99,161/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): 59,548
• Household income: $73,934
• Rent vs Own: 76.2% rent · 23.8% own
• Severe rent burden: 5272.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% White 18% Black 17% Asian 17% Two or more races 13%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 45% English-only · Spanish 38% Korean 10% Tagalog/Filipino 1%

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: ▼ -1477.82%
• Current HPI: 425.5427
• Rent YoY: ▼ -0.50%
• 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

+4130.8% since first listed

2 events — show timeline

• 2026-05-27 Listed $2,750,000 CRMLS
• 1974-11-29 Sold (Public Records) $65,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,970 · +3.4% YoY. Source: county tax records.