700 W 53rd · Los Angeles, CA 90037

$798,500

16 bd · None ba · 3,000 sqft · MultiFamily · 43 Days on market

Built 1914 Fair condition 5,440 sqft lot $266/sqft · at area comps Est $783k · at est.

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +6.6/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• 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

Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

Key facts

• Mid-block location
• Huge upside
• Delivered empty

Tags

• MID-BLOCK LOCATION
• POTENTIAL FOR REDEVELOPMENT
• DELIVERED WITH NO TENANTS
• DELIVERED EMPTY
• NEEDS TO BE LEGALIZED
• HUGE UPSIDE

Property features AI

Finance

• Other: Two total units (multi-unit); One building; 2+ common walls; No ADU
• Financial info: Tenant pays all utilities; Total building area reported as 3,000 (multi-unit); Total expenses listed (example values provided in source): insurance and water/sewer among expenses
• HOA & community: Urban neighborhood with sidewalks; Rent control

Exterior

• Parking: Driveway and street parking; Accessible parking indicated
• Utilities: Public water (district); Public sewer / sewer connected; Electricity connected; 220V in laundry; Separate meters: 4 electric, 4 gas, 1 water
• Home design: Attached property; Single-story; Front entry
• Construction: Frame and stucco construction; Asphalt roof; Raised foundation; Property listed as a fixer
• Exterior features: Shed; TV antenna; Block wall, chain link and wire fencing; Fenced yard

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms (unit-level information indicates 2 beds)
• Heating & cooling: Central furnace
• Interior features: Formica counters; Window screens; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup; Laundry present

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $798k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $798k).
• Recommended offer: $775k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 rising (+1.7%/yr); 99 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,099/mo this rent would consume 189% of the median local household income ($58k/yr) (locally 4200% 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 $6k of loan paydown is wiped out by about $24k 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 43 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $52k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; list at $798k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $774,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $783,466
• List price: $798,500
• Delta: 1.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-34,733
• Equity at exit: $119,059

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $59,952
• Equity at exit: $69,040

Cash invested: $223,580 (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 90037

• Rents YoY: 1.7%
• Active inventory: 99
• Price-to-rent: 29.3×

Monthly cashflow live

• Estimated rent: $9,099 high
• Mortgage (P&I): −$4,187
• Tax est. 1.5%: −$998 /mo · $11,978/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,911
• Net cashflow: $1,670

Break-even live

Break-even rent $6,985

Max offer price $798,500

Occupancy floor 77%

Sensitivity live

Price	-10% $2,222	-5% $1,946	+0% $1,670	+5% $1,394	+10% $1,118
Rent	-10% $951	-5% $1,311	+0% $1,670	+5% $2,029	+10% $2,389
Rate	-1.0pp $2,072	-0.5pp $1,873	base $1,670	+0.5pp $1,463	+1.0pp $1,253

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,100
Total (4 units)			$9,099

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: $199,625
• Closing costs: $23,955
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-09
   days on market $798,500 Active 43 DOM
2. 2026-06-08
   days on market $798,500 Active 42 DOM
3. 2026-06-07
   days on market $798,500 Active 41 DOM
4. 2026-06-04
   days on market $798,500 Active 38 DOM
5. 2026-06-03
   days on market $798,500 Active 37 DOM
6. 2026-06-02
   days on market $798,500 Active 36 DOM
7. 2026-06-01
   days on market $798,500 Active 35 DOM
8. 2026-05-31
   days on market $798,500 Active 34 DOM
9. 2026-05-13
   price $798,500 1087-char remark
10. 2026-04-27
    listed $850,000 Active 1087-char remark
11. 2026-02-04
    historical
12. 2026-01-15
    listed $850,000 Active
13. 2024-07-26
    soldstatus $500,000 Closed Sale

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

14. 2024-07-23
    status Pending Sale

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

15. 2024-06-09
    historical Active Under Contract

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

16. 2024-05-09
    price $558,900

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

17. 2024-04-17
    price $585,000

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

18. 2024-03-04
    listed $645,000 Active

    Show marketing remark (308 chars)

    Priced to sell! COMPLETE REHAB to come in correct permit violations and add rear garage into legal ADU OF 2 BED 1 BATH. Property has 3 electrical meters and 3 gas meters. Agent makes no guarantee of any details regarding property condition potential buyers to due their due diligence. Property is SOLD AS-IS.

19. 2017-02-16
    soldstatus $260,000 Closed Sale
20. 2016-10-20
    status Pending Sale
21. 2016-09-06
    historical Active Under Contract
22. 2016-08-29
    listed $340,000 Active
23. 2010-09-22
    soldstatus $150,000 Closed
24. 2010-09-02
    status Active
25. 2010-02-06
    historical Hold
26. 2010-01-29
    listed $130,000 Active
27. 2000-02-15
    soldstatus $169,800
28. 1999-11-11
    listed $169,800

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°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: $109,188
• − Mortgage interest: −$44,728
• − Property taxes: −$11,978
• − Insurance: −$3,992
• − Repairs & maintenance: −$8,735
• − Management: −$8,735
• − Depreciation: −$23,229
• Taxable income: $7,790
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $18,170/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This four-unit property requires significant exterior and interior updates, including painting, roof replacement, and landscaping improvements. These updates will significantly increase its value for both resale and rental.

Repairs flagged

• Major exterior walls — The exterior walls appear weathered and stained, indicating significant damage.
• Major roof — The roof looks aged and may need replacement.
• Major landscaping — The landscaping is sparse and unkempt, indicating a need for significant improvement.

Value-add opportunities

• Both paint exterior walls — Painting the exterior walls can improve the home's curb appeal and increase its value for both resale and rental.
• Both replace roof — Replacing the roof will address a major issue and improve the home's overall condition, making it more attractive for buyers and renters.
• Both landscaping — Improving the landscaping will enhance the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · The exterior walls appear weathered and stained, indicating significant damage.	Major	$15,000–50,000
roof · The roof looks aged and may need replacement.	Major	$15,000–50,000
landscaping · The landscaping is sparse and unkempt, indicating a need for significant improvement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior walls — Painting the exterior walls can improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both replace roof — Replacing the roof will address a major issue and improve the home's overall condition, making it more attractive for buyers and renters. ↑
• Both landscaping — Improving the landscaping will enhance the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 65,482
• Household income: $57,622
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4200.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 15% Black 15% Native American 3% White 2% Asian 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: British 1%
• Foreign-born: 44% · Canada, South Korea
• Languages at home: 23% English-only · Spanish 74% Korean 1% French/Haitian/Cajun 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: ▼ -639.09%
• Current HPI: 467.0371
• Rent YoY: ▲ 1.69%
• 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

+370.3% since first listed

21 events — show timeline

• 2026-06-11 Listing Removed — CRMLS
• 2026-05-13 Price Changed $798,500 CRMLS
• 2026-04-27 Listed $850,000 CRMLS
• 2026-02-04 Listing Removed — CRMLS
• 2026-01-15 Listed $850,000 CRMLS
• 2024-07-26 Sold (MLS) $500,000 CRMLS
• 2024-07-23 Pending — CRMLS
• 2024-06-09 Contingent — CRMLS
• 2024-05-09 Price Changed $558,900 CRMLS
• 2024-04-17 Price Changed $585,000 CRMLS
• 2024-03-04 Listed $645,000 CRMLS
• 2017-02-16 Sold (MLS) $260,000 CRMLS
• 2016-10-20 Pending — CRMLS
• 2016-09-06 Contingent — CRMLS
• 2016-08-29 Listed $340,000 CRMLS
• 2010-09-22 Sold (MLS) $150,000 CRMLS
• 2010-09-02 Relisted — CRMLS
• 2010-02-06 Delisted — CRMLS
• 2010-01-29 Listed $130,000 CRMLS
• 2000-02-15 Sold (MLS) $169,800 CRMLS
• 1999-11-11 Listed $169,800 CRMLS