731 W 54th · Los Angeles, CA 90037

$499,000

2 bd · 2.0 ba · 1,156 sqft · MultiFamily public records · 17 Days on market

Built 1915 2,065 sqft lot Est $624k · 20% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• 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

DUPLEX - NEEDS SOME TLC - SEE AGENT REMARKS FOR SHOWING AND OFFER INSTRUCTIONS.

Key facts

• 2,065 sq ft lot
• 2 parking spots
• Built 1915

Property features AI

Finance

• Financial info: Total building area reported as 1,156; Gross scheduled income: $12,600; Gross income: $11,970; Net operating income: $9,900; Operating expenses: $2,700 (includes $1,800 water/sewer and $900 trash); Property is rent controlled; Two rental units with reported rents: one unit at $350 and one unit at $700

Exterior

• Parking: Two parking spaces (includes 2 carport spaces)
• Utilities: Public sewer; District/Public water; Two separate water meters; Two separate gas meters; Two separate electric meters
• Home design: Single-story building; No shared/common walls; No accessory dwelling unit (ADU)
• Construction: Year built reported from assessor; One building
• Exterior features: No pool; Street lighting and sidewalks in the neighborhood; Lot characterized as 0-1 Unit/Acre

Interior

• Bedrooms: Two 1-bedroom units (each unit listed as 1 bed)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: No heating/cooling details provided
• Interior features: Front door entry
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive. Per door: $126/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 $407k (18.5% below list).
• Recommended offer: $407k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-, crime F, cost of living 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.
• Zoned schools: Fifty-Second Street Elementary (619 students, 98% FRL); John Muir Middle (693 students, 99% FRL); Augustus Hawkins High (math 17% / reading 27%, grade F, #950 of 1,170 statewide, top 82%, 1,179 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Los Angeles Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 17 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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.
• Current owner paid $129k; list at $499k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $406,700 (18.5% 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $624,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
457 W 46th St	0.66mi	2/2.0	1,260 (+9%)	11mo	$680,000	$540	45

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-70,330
• Equity at exit: $74,403

10-year hold

• IRR: -7.5%
• Equity multiple: 0.55×
• Total profit: $-62,680
• Equity at exit: $43,144

Cash invested: $139,720 (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: 104
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $4,067 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $252

Break-even live

Break-even rent $3,748

Max offer price $499,000

Occupancy floor 89%

Sensitivity live

Price	-10% $535	-5% $393	+0% $252	+5% $111	+10% $-30
Rent	-10% $-69	-5% $92	+0% $252	+5% $413	+10% $573
Rate	-1.0pp $503	-0.5pp $379	base $252	+0.5pp $123	+1.0pp $-9

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,066
Total (2 units)			$4,067

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 W 54th St Los Angeles, CA	3.0	2.0	900	$2,895	$3.22	18d	1	0.16mi
860 W 56th St Unit 1 Los Angeles, CA	3.0	1.0	1344	$2,995	$2.23	18d	1	0.22mi
860 W 56th St Los Angeles, CA	3.0	1.0	1344	$2,849	$2.12	1d	1	0.22mi
5847 Denver Ave Los Angeles, CA	2.0	1.0	844	$2,150	$2.55	45d	1	0.34mi
5900 S Hoover St Apt 1 Los Angeles, CA	2.0	2.0	1096	$2,700	$2.46	45d	1	0.40mi
326 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	7d	1	0.44mi
326 W 51st St Los Angeles, CA	3.0	1.5	1100	$2,450	$2.23	7d	1	0.44mi
324 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	45d	1	0.44mi
1050 57th St Unit 105025 Los Angeles, CA	3.0	1.0	1000	$2,933	$2.93	18d	1	0.46mi
1050 57th St Unit 25 Los Angeles, CA	3.0	1.0	1000	$2,566	$2.57	1d	1	0.46mi
720 W 47th St Los Angeles, CA	1.0	1.0	810	$1,950	$2.41	45d	1	0.51mi
1138 W 52nd St Los Angeles, CA	2.0	1.5	750	$2,500	$3.33	26d	1	0.53mi
235 W 58th St Los Angeles, CA	3.0	2.0	1225	$4,250	$3.47	45d	1	0.54mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	45d	1	0.59mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	9d	1	0.59mi
241 W 49th St Los Angeles, CA	3.0	2.0	1200	$2,900	$2.42	14d	1	0.61mi
4506 1/2 S Hoover St Los Angeles, CA	1.0	1.0	750	$1,795	$2.39	21d	1	0.64mi
6010 Kansas Ave Los Angeles, CA	1.0	1.0	789	$1,980	$2.51	45d	1	0.68mi
1050 W 60th Pl Unit 1050 1/2 Los Angeles, CA	2.0	1.0	800	$1,795	$2.24	26d	1	0.70mi
1052 W 60th Pl Los Angeles, CA	2.0	1.0	850	$1,995	$2.35	26d	1	0.71mi
917 W 62nd Pl Unit 917 Los Angeles, CA	3.0	1.0	1000	$4,800	$4.80	45d	1	0.72mi
708 W Vernon Ave Los Angeles, CA	2.0	1.0	900	$2,295	$2.55	45d	1	0.73mi
1033 W 62nd St Los Angeles, CA	2.0	1.0	725	$2,500	$3.45	26d	1	0.76mi
458 W Vernon Ave Unit 458 Los Angeles, CA	1.0	1.0	900	$1,825	$2.03	45d	1	0.76mi
458 W Vernon Ave Unit 460 Los Angeles, CA	2.0	1.0	960	$2,250	$2.34	45d	1	0.76mi
629 W Vernon Ave Unit 2 Los Angeles, CA	3.0	1.0	1000	$2,500	$2.50	12d	1	0.77mi
847 W Gage Ave Unit 1 Los Angeles, CA	3.0	2.0	1224	$3,200	$2.61	45d	1	0.77mi
847 W Gage Ave Los Angeles, CA	3.0	2.0	1224	$3,200	$2.61	26d	1	0.77mi
1049 W 62nd St Unit 1049 Los Angeles, CA	3.0	2.0	1129	$3,695	$3.27	5d	1	0.78mi
850 W Gage Ave Unit 850 Los Angeles, CA	3.0	2.0	1281	$3,199	$2.50	7d	1	0.80mi
850 W Gage Ave Unit 852 Los Angeles, CA	3.0	2.0	1201	$3,071	$2.56	9d	1	0.80mi
850 W Gage Ave Unit 850 Los Angeles, CA	3.0	2.0	1281	$2,999	$2.34	1d	1	0.80mi
4502 S Broadway Unit 3 Los Angeles, CA	2.0	1.0	718	$1,950	$2.72	45d	1	0.80mi
1217 W 60th Pl Los Angeles, CA	2.0	1.0	864	$2,800	$3.24	45d	1	0.81mi
6336 Denver Ave Unit 3 Los Angeles, CA	2.0	1.0	858	$1,995	$2.33	9d	1	0.82mi
1219 W 47th St Los Angeles, CA	2.0	1.0	750	$2,500	$3.33	45d	1	0.82mi
841 W 64th St Unit 8415 Los Angeles, CA	3.0	2.0	800	$2,725	$3.41	26d	1	0.83mi
855 W 43rd Pl Los Angeles, CA	2.0	1.0	1150	$2,349	$2.04	9d	1	0.83mi
855 1/2 W 43rd Pl Los Angeles, CA	2.0	1.0	1150	$2,399	$2.09	7d	1	0.84mi
807 W 43rd St Unit 811 Los Angeles, CA	3.0	1.0	1200	$2,850	$2.38	26d	1	0.88mi

Listing history 8 events

1. 2026-06-17
   days on market $499,000 Active 17 DOM
2. 2026-06-16
   days on market $499,000 Active 16 DOM
3. 2026-06-15
   days on market $499,000 Active 15 DOM
4. 2026-06-13
   days on market $499,000 Active 13 DOM
5. 2026-06-09
   days on market $499,000 Active 9 DOM
6. 2026-06-08
   days on market $499,000 Active 8 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $499,000 Active 7 DOM

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $3,792 · $316/mo
• Expected delta: +$2,160/yr (+$180/mo · 132.3%)

ⓘ 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 ≥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: $48,804
• − Mortgage interest: −$27,952
• − Property taxes: −$1,633
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,904
• − Management: −$3,904
• − Depreciation: −$14,516
• Taxable loss: −$5,600
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $4,370/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): 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

+349.5% since first listed

33 events — show timeline

• 2026-06-05 Relisted — CRMLS
• 2026-05-16 Listed $499,000 CRMLS
• 2026-05-14 Coming Soon $499,000 CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2025-10-28 Listed $649,000 CRMLS
• 2009-12-15 Sold (Public Records) $129,000 Public Records
• 2009-12-15 Sold (MLS) $128,900 CRMLS
• 2009-11-18 Pending — CRMLS
• 2009-11-04 Relisted — CRMLS
• 2009-11-04 Pending — CRMLS
• 2009-10-29 Price Changed $128,900 CRMLS
• 2009-10-29 Relisted — CRMLS
• 2009-10-25 Pending — CRMLS
• 2009-10-20 Pending — CRMLS
• 2009-09-30 Price Changed $136,900 CRMLS
• 2009-09-30 Relisted — CRMLS
• 2009-09-08 Pending — CRMLS
• 2009-08-06 Listed $153,900 CRMLS
• 2009-03-04 Listing Removed — CRMLS
• 2008-12-03 Listed $199,999 CRMLS
• 2008-12-01 Listing Removed — CRMLS
• 2008-03-24 Listed $242,857 CRMLS
• 2007-07-03 Sold (MLS) $455,000 TheMLS
• 2007-07-02 Sold (Public Records) $455,000 Public Records
• 2007-04-25 Delisted — TheMLS
• 2007-01-08 Listed $449,000 TheMLS
• 2007-01-08 Delisted — TheMLS
• 2006-08-24 Listing Removed — CRMLS
• 2006-06-23 Listed $489,000 CRMLS
• 2006-05-09 Listed — TheMLS
• 2006-01-09 Sold (Public Records) $350,000 Public Records
• 2004-10-12 Sold (Public Records) $338,000 Public Records
• 2004-05-11 Sold (Public Records) $111,000 Public Records

Property tax history

-6.2%/yr

Latest (2025): $1,633 · +2.1% YoY. Source: county tax records.