833 N Poinsettia Pl · Los Angeles, CA 90046

$1,300,000

4 bd · 4.0 ba · 2,374 sqft · MultiFamily public records · 142 Days on market

Built 1940 7,351 sqft lot $548/sqft · 21% below area Est $1654k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0
• 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

We are pleased to present a very rare opportunity to acquire 833 N Poinsettia Pl, a West Hollywood-adjacent 4-Unit multifamily building. Available for the first time since 1988, the property is ideally situated between Santa Monica Blvd and Melrose Ave, within close distance to some of Los Angeles' most iconic dining, nightlife, and shopping destinations. 833 N Poinsettia Pl boasts a prime location with exceptionally high tenant demand and easy access to other coveted employer hubs including Beverly Hills, Century City, Hollywood, and the Miracle Mile. This property sits on a 7,349 Square Foot lot with 2,374 Square Feet of gross building area. The property consists of Four (1) One-Bedroom Units that are each individually metered for utilities. Tenants also benefit from Six (6) on-site private parking spots, Four (4) garage spots and Two (2)along the driveway, as well as dedicated storage areas. This is a rare opportunity to acquire a coveted asset in one of the most competitive rental submarkets in Los Angeles. With current rents approximately 58% below market, the property provides clear value-add potential for investors, while also offering significant existing cash flow and strong long-term appreciation potential.

Key facts

• Easy access
• Value add potential
• Prime location

Tags

• PRIME LOCATION
• HIGH TENANT DEMAND
• EASY ACCESS
• DEDICATED STORAGE AREAS
• COMPETITIVE RENTAL SUBMARKET
• VALUE ADD POTENTIAL

🏷️ Possibly a rental listed for sale. The $1,300,000 price doesn't fit this home's estimated sale value (~$1,654,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-623 ($-7k/yr) — negative. Per door: $-156/mo.
• To cash-flow at today's rent, offer at most $1.19M (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $936k (28.0% below list).
• Recommended offer: $936k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 soft (-1.5%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,360/mo this rent would consume 117% of the median local household income ($96k/yr) (locally 5563% 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 $39k 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 142 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $330k; list at $1.30M implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $936,000 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.72% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (median comp): $1,654,304
• List price: $1,300,000
• Delta: -21.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822-824 N Stanley	0.41mi	4/4.0	2,451 (+3%)	4mo	$2,100,000	$857	72
7621 Norton Ave	0.56mi	5/4.0 (+1)	2,353 (-1%)	2mo	$1,982,500	$843	66
506 N Poinsettia Pl	0.40mi	3/2.0 (-1)	2,303 (-3%)	3mo	$1,700,000	$738	61
616 N Vista St	0.32mi	4/2.0	2,277 (-4%)	14mo	$1,380,000	$606	59
828 N Sycamore Ave	0.37mi	4/2.0	2,388 (+1%)	19mo	$1,380,000	$578	58
539 N Poinsettia Pl	0.33mi	5/3.0 (+1)	2,602 (+10%)	9mo	$1,750,000	$673	52
812 N Genesee Ave	0.53mi	4/2.0	2,212 (-7%)	9mo	$1,520,000	$687	49
859 N Mansfield Ave	0.47mi	5/5.0 (+1)	2,419 (+2%)	21mo	$1,550,000	$641	49
812 N Mccadden Pl	0.68mi	4/2.0	2,437 (+3%)	10mo	$1,385,000	$568	47
951 N Martel Ave	0.21mi	4/2.0	2,058 (-13%)	18mo	$1,400,000	$680	45
7317 Fountain Ave	0.57mi	4/3.5	2,107 (-11%)	14mo	$3,300,000	$1,566	40
1301 N Orange Dr	0.70mi	5/3.0 (+1)	2,623 (+10%)	12mo	$1,046,000	$399	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-278,206
• Equity at exit: $193,834

10-year hold

• IRR: -26.0%
• Equity multiple: -0.10×
• Total profit: $-401,182
• Equity at exit: $112,400

Cash invested: $364,000 (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 90046

• Rents YoY: -1.5%
• Active inventory: 334
• Price-to-rent: 46.3×

Monthly cashflow live

• Estimated rent: $9,360 high
• Mortgage (P&I): −$6,817
• Tax from tax record: −$658 /mo · $7,898/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,966
• Net cashflow: $-623

Break-even live

Break-even rent $10,148

Max offer price $1,189,980

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,360
Total (4 units)			$9,360

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 N Poinsettia Pl #2 Los Angeles, CA	3.0	3.0	1623	$4,495	$2.77	43d	1	0.06mi
849 N Alta Vista Blvd Los Angeles, CA	4.0	3.5	2000	$7,500	$3.75	15d	1	0.08mi
846 N Alta Vista Blvd #106 Los Angeles, CA	3.0	2.5	2030	$6,495	$3.20	43d	1	0.11mi
846 N Alta Vista Blvd #105 Los Angeles, CA	3.0	3.0	1660	$6,250	$3.77	43d	1	0.11mi
712 N Vista St Los Angeles, CA	3.0	2.0	1608	$7,500	$4.66	19d	1	0.21mi
620 N Poinsettia Pl Los Angeles, CA	4.0	3.0	2000	$7,500	$3.75	43d	1	0.24mi
616 N Formosa Ave Los Angeles, CA	5.0	4.0	2898	$10,750	$3.71	22d	1	0.30mi
616 N Formosa Ave Los Angeles, CA	5.0	4.0	2898	$10,750	$3.71	24d	1	0.30mi
7316 Santa Monica Blvd West Hollywood, CA	3.0	1.0–3.0	1235	$4,550	$3.68	2d	1	0.31mi
835 N Sycamore Ave Los Angeles, CA	3.0	4.0	2172	$7,495	$3.45	43d	1	0.34mi
835 N Sycamore Ave Los Angeles, CA	3.0	4.0	2172	$6,750	$3.11	7d	1	0.34mi
521 N Martel Ave Los Angeles, CA	4.0	4.0	2100	$8,500	$4.05	43d	1	0.38mi
1123 Formosa Ave #3 West Hollywood, CA	3.0	3.0	1700	$5,795	$3.41	20d	1	0.40mi
542 N Sierra Bonita Ave Los Angeles, CA	5.0	4.0	2474	$7,500	$3.03	43d	1	0.42mi
923 N Stanley Ave Unit A+B West Hollywood, CA	5.0	3.0	2500	$8,395	$3.36	15d	1	0.46mi
923 N Stanley Ave Unit A+B West Hollywood, CA	5.0	3.0	2500	$5,695	$2.28	7d	1	0.46mi
1207 Greenacre Ave West Hollywood, CA	3.0	3.0	2000	$10,950	$5.47	16d	1	0.47mi
1144 N Detroit St #7 West Hollywood, CA	3.0	3.5	1690	$7,000	$4.14	43d	1	0.48mi
7621 Norton Ave West Hollywood, CA	3.0	2.5	1900	$6,200	$3.26	3d	1	0.57mi
450 N Orange Dr Unit U Los Angeles, CA	3.0	3.0	2140	$6,975	$3.26	7d	1	0.60mi
1214 N Sycamore Ave Los Angeles, CA	3.0	3.5	2000	$5,495	$2.75	43d	1	0.62mi
1228 N Sycamore Ave Los Angeles, CA	3.0	3.5	2000	$5,995	$3.00	24d	1	0.63mi
1318 N Vista St Los Angeles, CA	3.0	3.5	1741	$5,995	$3.44	43d	1	0.63mi
822 N Orange Grove Ave Los Angeles, CA	4.0	3.5	1938	$8,500	$4.39	24d	1	0.65mi
824 N Orange Grove Ave Los Angeles, CA	4.0	3.5	1938	$8,500	$4.39	24d	1	0.65mi
634 N Highland Ave Los Angeles, CA	3.0	3.0	2242	$9,500	$4.24	22d	1	0.65mi
1239 N Orange Dr Unit 1237 1/2 Los Angeles, CA	4.0	4.5	1933	$5,495	$2.84	43d	1	0.66mi
1239 N Orange Dr Unit 1237 Los Angeles, CA	4.0	4.5	1776	$5,729	$3.23	43d	1	0.66mi
1239 N Orange Dr Unit 1237 3/4 Los Angeles, CA	4.0	4.5	1600	$5,271	$3.29	43d	1	0.66mi
1237 N Orange Dr Unit B Los Angeles, CA	4.0	4.5	1933	$5,404	$2.80	7d	1	0.67mi
836 N McCadden Pl Los Angeles, CA	3.0	1.5	1966	$7,000	$3.56	15d	1	0.67mi
1400 N Fuller Ave #8 Los Angeles, CA	3.0	4.0	2195	$6,250	$2.85	16d	1	0.69mi
419 N Spaulding Ave Unit 427 Los Angeles, CA	3.0	2.0	1800	$4,250	$2.36	24d	1	0.70mi
1410 N Poinsettia Pl Los Angeles, CA	3.0	3.5	1837	$6,500	$3.54	4d	1	0.70mi
455 N Highland Ave Los Angeles, CA	5.0	4.0	2950	$13,695	$4.64	18d	1	0.71mi
342 N Orange Dr Los Angeles, CA	3.0	2.0	2323	$6,575	$2.83	43d	1	0.72mi
743 N Las Palmas Ave Los Angeles, CA	3.0	2.0	1910	$5,794	$3.03	44d	1	0.72mi
743 N Las Palmas Ave Los Angeles, CA	3.0	2.0	1910	$5,494	$2.88	43d	1	0.72mi
809 N Cherokee Ave Unit 1/2 Los Angeles, CA	4.0	4.0	2000	$5,495	$2.75	11d	1	0.78mi
137 N Poinsettia Pl Los Angeles, CA	4.0	4.0	2503	$9,000	$3.60	24d	1	0.78mi

Listing history 16 events

1. 2026-06-18
   days on market $1,300,000 Active 142 DOM
2. 2026-06-17
   days on market $1,300,000 Active 141 DOM
3. 2026-06-16
   days on market $1,300,000 Active 140 DOM
4. 2026-06-15
   days on market $1,300,000 Active 139 DOM
5. 2026-06-13
   days on market $1,300,000 Active 137 DOM
6. 2026-06-09
   days on market $1,300,000 Active 133 DOM
7. 2026-06-08
   days on market $1,300,000 Active 132 DOM
8. 2026-06-07
   days on market $1,300,000 Active 131 DOM
9. 2026-06-04
   days on market $1,300,000 Active 128 DOM
10. 2026-06-03
    days on market $1,300,000 Active 127 DOM
11. 2026-06-02
    days on market $1,300,000 Active 126 DOM
12. 2026-06-01
    days on market $1,300,000 Active 125 DOM
13. 2026-05-31
    days on market $1,300,000 Active 124 DOM
14. 2026-01-27
    listed $1,300,000 Active 1236-char remark

    Show marketing remark (1236 chars)

    We are pleased to present a very rare opportunity to acquire 833 N Poinsettia Pl, a West Hollywood-adjacent 4-Unit multifamily building. Available for the first time since 1988, the property is ideally situated between Santa Monica Blvd and Melrose Ave, within close distance to some of Los Angeles' most iconic dining, nightlife, and shopping destinations. 833 N Poinsettia Pl boasts a prime location with exceptionally high tenant demand and easy access to other coveted employer hubs including Beverly Hills, Century City, Hollywood, and the Miracle Mile. This property sits on a 7,349 Square Foot lot with 2,374 Square Feet of gross building area. The property consists of Four (1) One-Bedroom Units that are each individually metered for utilities. Tenants also benefit from Six (6) on-site private parking spots, Four (4) garage spots and Two (2)along the driveway, as well as dedicated storage areas. This is a rare opportunity to acquire a coveted asset in one of the most competitive rental submarkets in Los Angeles. With current rents approximately 58% below market, the property provides clear value-add potential for investors, while also offering significant existing cash flow and strong long-term appreciation potential.

15. 1988-11-18
    soldstatus $330,000
16. 1988-11-18
    soldstatus $330,000

ⓘ 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: $7,898 · $658/mo
• Projected year-2 tax: $9,880 · $823/mo
• Expected delta: +$1,982/yr (+$165/mo · 25.1%)

ⓘ 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 ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $112,320
• − Mortgage interest: −$72,820
• − Property taxes: −$7,898
• − Insurance: −$6,500
• − Repairs & maintenance: −$8,986
• − Management: −$8,986
• − Depreciation: −$37,818
• Taxable loss: −$30,688
• Est. tax savings @ 24.0%: +$7,365
• After-tax cash flow: $-109/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): 48,296
• Household income: $96,250
• Rent vs Own: 77.8% rent · 22.2% own
• Severe rent burden: 5563.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Romanian 4%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Russian/Polish/Slavic 8% Other Indo-European 3%

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: ▼ -571.28%
• Current HPI: 365.8036
• Rent YoY: ▼ -1.48%
• 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

+293.9% since first listed

3 events — show timeline

• 2026-01-27 Listed $1,300,000 TheMLS
• 1988-11-18 Sold (Public Records) $330,000 Public Records
• 1988-11-18 Sold (Public Records) $330,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,898 · +1.0% YoY. Source: county tax records.