2637 S Redondo Blvd · Los Angeles, CA 90016

$1,695,000

2 bd · 2.0 ba · 904 sqft · MultiFamily public records · 119 Days on market

Built 1923 7,210 sqft lot $1875/sqft · 452% above area Est $1229k · 38% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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 MLS

2637 S Redondo Blvd is a well maintained 8-unit garden-style apartment building located in the West Adams neighborhood of Los Angeles. The property's unit mix consists of eight open concept 1+1's, seven of which have been extensively remodeled to include new paint, laminate flooring, windows, kitchens, and bathrooms. The exterior of the building has also been painted and re-landscaped. Each unit has its own water heater and is individually metered for gas and electricity. Located just minutes away from Culver City, Mid City, and the University of Southern California, 2637 S Redondo Blvd provides residents with a central starting point for commuting. The property boasts a fantastic 84 walk score and is located just 0.7 miles away from the Expo/La Brea Metro station and 0.5 miles from the nearest I-10 freeway on-ramp. Tenants can enjoy a variety of new area amenities featured in the ever-evolving West Adams neighborhood. Tenants with children have numerous nearby parks and schools to choose from, including Rancho Cienega Recreation Center and Cienega Elementary School. With 2637 S Redondo Blvd, investors can hedge against inflation, leverage tax advantages, and add more value.

Key facts

• 84 walk score
• Laminate flooring
• Individually metered

Tags

• EXTENSIVELY REMODELED
• NEW PAINT
• LAMINATE FLOORING
• INDIVIDUALLY METERED
• 84 WALK SCORE
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $461/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.70M).
• Recommended offer: $1.54M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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-, 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 (+1.1%/yr); 149 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); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,600/mo this rent would consume 304% of the median local household income ($74k/yr) (locally 3450% 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 $12k of loan paydown is wiped out by about $51k 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 119 days — a 9% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $1.15M; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,542,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,228,617
• List price: $1,695,000
• Delta: 37.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-74,288
• Equity at exit: $252,730

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $100,896
• Equity at exit: $146,553

Cash invested: $474,600 (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 90016

• Rents YoY: 1.1%
• Active inventory: 149
• Price-to-rent: 60.8×

Monthly cashflow live

• Estimated rent: $18,600 high
• Mortgage (P&I): −$8,889
• Tax from tax record: −$1,408 /mo · $16,898/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,906
• Net cashflow: $3,691

Break-even live

Break-even rent $13,928

Max offer price $1,695,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$18,600
Total (8 units)			$18,600

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5218 1/2 Westhaven St Unit 27005 Los Angeles, CA	2.0	1.0	1000	$2,300	$2.30	44d	1	0.08mi
5217 W Adams Blvd Los Angeles, CA	1.0–2.0	1.0–2.0	807	$3,550	$4.40	8d	20	0.14mi
2826 Alsace Ave Los Angeles, CA	2.0	1.5	950	$3,200	$3.37	44d	1	0.14mi
2831 S Sycamore Ave Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	44d	1	0.16mi
5181 W Adams Blvd Los Angeles, CA	1.0	1.0	665	$2,895	$4.35	8d	3	0.18mi
2841 S Sycamore Ave Unit 3 Los Angeles, CA	2.0	1.0	900	$2,495	$2.77	2d	1	0.18mi
2841 S Sycamore Ave Unit 3 Los Angeles, CA	2.0	1.0	900	$2,500	$2.78	44d	1	0.18mi
2815 S Redondo Blvd Los Angeles, CA	2.0	1.0	700	$3,249	$4.64	17d	1	0.23mi
2841 S Redondo Blvd Unit 2841 Los Angeles, CA	2.0	2.0	1100	$2,895	$2.63	44d	1	0.27mi
5246 Blackwelder St Unit 8 Los Angeles, CA	2.0	1.0	850	$2,595	$3.05	44d	1	0.29mi
5347 Blackwelder St Apt 3 Los Angeles, CA	2.0	1.0	700	$2,695	$3.85	17d	1	0.33mi
5459 Carlin St Unit 3 Los Angeles, CA	2.0	1.0	850	$2,295	$2.70	3d	1	0.33mi
5459 Carlin St Unit 3 Los Angeles, CA	2.0	1.0	630	$2,395	$3.80	25d	1	0.33mi
2431 S Ridgeley Dr Los Angeles, CA	2.0	1.0	549	$2,172	$3.96	2d	3	0.34mi
2419 S Ridgeley Dr Los Angeles, CA	2.0	1.0	540	$2,195	$4.06	17d	1	0.34mi
2419 S Ridgeley Dr Los Angeles, CA	2.0	1.0	540	$2,195	$4.06	25d	1	0.34mi
2401 S Sycamore Ave Unit 6 Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	8d	1	0.36mi
2529 Hauser Blvd Unit 2529 1/2 Los Angeles, CA	1.0	1.0	650	$2,450	$3.77	25d	1	0.37mi
2529 Hauser Blvd Los Angeles, CA	1.0	1.0	650	$2,450	$3.77	22d	1	0.37mi
2325 1/2 S Sycamore Ave Los Angeles, CA	2.0	1.0	672	$2,650	$3.94	15d	1	0.37mi
2635 Hauser Blvd Rm 5 Los Angeles, CA	1.0	1.0	1000	$950	$0.95	25d	1	0.38mi
2246 Ridgeley Dr Unit 3 Los Angeles, CA	3.0	2.0	1013	$3,000	$2.96	25d	1	0.39mi
5413 Homeside Ave Los Angeles, CA	2.0	1.5	800	$3,495	$4.37	44d	1	0.39mi
5458 Smiley Dr Unit 2 Los Angeles, CA	2.0	1.0	700	$2,600	$3.71	18d	1	0.40mi
2233 S Ridgeley Dr Los Angeles, CA	2.0	1.5	950	$2,550	$2.68	25d	1	0.43mi
2233 S Ridgeley Dr Los Angeles, CA	2.0	1.5	950	$2,395	$2.52	44d	1	0.43mi
2233 S Ridgeley Dr Los Angeles, CA	2.0	2.0	1000	$2,895	$2.90	13d	1	0.43mi
2922 Hauser Blvd Los Angeles, CA	3.0	2.0	925	$2,895	$3.13	44d	1	0.50mi
2210 S Sycamore Ave Unit 3 Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	44d	1	0.51mi
2501 S West View St Los Angeles, CA	1.0	1.0	625	$2,345	$3.75	19d	2	0.53mi
2010 Hauser Blvd Los Angeles, CA	3.0	1.0	950	$2,595	$2.73	2d	1	0.56mi
2500 Clyde Ave Los Angeles, CA	2.0	1.5	930	$2,450	$2.63	44d	1	0.57mi
2741 S Palm Grove Ave Los Angeles, CA	3.0	2.0	1122	$4,400	$3.92	25d	1	0.59mi
1933 Carmona Ave Unit 1937 Los Angeles, CA	2.0	1.0	750	$2,295	$3.06	44d	1	0.62mi
2542 Thurman Ave Los Angeles, CA	2.0	1.0	800	$1,999	$2.50	10d	1	0.62mi
5225 20th St Unit 1/2 Los Angeles, CA	1.0	1.0	580	$2,350	$4.05	8d	1	0.67mi
1835 Carmona Ave Los Angeles, CA	3.0	2.0	1000	$2,750	$2.75	44d	1	0.70mi
3561 Cochran Ave Unit 1/2 Los Angeles, CA	1.0	1.0	553	$2,800	$5.06	44d	1	0.70mi
2653 Vineyard Ave Los Angeles, CA	2.0	2.5	745	$2,995	$4.02	8d	1	0.71mi
4861 W 23rd St Los Angeles, CA	1.0	1.0	700	$2,000	$2.86	44d	1	0.72mi

Listing history 25 events

1. 2026-06-18
   days on market $1,695,000 Active 119 DOM
2. 2026-06-17
   days on market $1,695,000 Active 118 DOM
3. 2026-06-16
   days on market $1,695,000 Active 117 DOM
4. 2026-06-15
   days on market $1,695,000 Active 116 DOM
5. 2026-06-13
   days on market $1,695,000 Active 114 DOM
6. 2026-06-09
   days on market $1,695,000 Active 110 DOM
7. 2026-06-08
   days on market $1,695,000 Active 109 DOM
8. 2026-06-07
   days on market $1,695,000 Active 108 DOM
9. 2026-06-04
   days on market $1,695,000 Active 105 DOM
10. 2026-06-03
    days on market $1,695,000 Active 104 DOM
11. 2026-06-02
    days on market $1,695,000 Active 103 DOM
12. 2026-06-01
    days on market $1,695,000 Active 102 DOM
13. 2026-05-31
    days on market $1,695,000 Active 101 DOM
14. 2026-02-19
    listed $1,695,000 Active 1193-char remark

    Show marketing remark (1193 chars)

    2637 S Redondo Blvd is a well maintained 8-unit garden-style apartment building located in the West Adams neighborhood of Los Angeles. The property's unit mix consists of eight open concept 1+1's, seven of which have been extensively remodeled to include new paint, laminate flooring, windows, kitchens, and bathrooms. The exterior of the building has also been painted and re-landscaped. Each unit has its own water heater and is individually metered for gas and electricity. Located just minutes away from Culver City, Mid City, and the University of Southern California, 2637 S Redondo Blvd provides residents with a central starting point for commuting. The property boasts a fantastic 84 walk score and is located just 0.7 miles away from the Expo/La Brea Metro station and 0.5 miles from the nearest I-10 freeway on-ramp. Tenants can enjoy a variety of new area amenities featured in the ever-evolving West Adams neighborhood. Tenants with children have numerous nearby parks and schools to choose from, including Rancho Cienega Recreation Center and Cienega Elementary School. With 2637 S Redondo Blvd, investors can hedge against inflation, leverage tax advantages, and add more value.

15. 2024-04-10
    listed Active
16. 2020-11-16
    price
17. 2020-11-04
    listed Active
18. 2020-03-06
    listed Active
19. 2016-09-25
    soldstatus $1,150,000 Closed
20. 2016-09-25
    soldstatus $1,150,000
21. 2016-09-01
    soldstatus $1,150,000
22. 2016-06-07
    status Pending
23. 2016-05-20
    listed $1,100,000 Active
24. 2016-05-19
    listed $1,100,000
25. 1976-07-26
    soldstatus $38,000

ⓘ 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: $16,898 · $1,408/mo
• Projected year-2 tax: $16,898 · $1,408/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 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $223,200
• − Mortgage interest: −$94,946
• − Property taxes: −$16,898
• − Insurance: −$8,475
• − Repairs & maintenance: −$17,856
• − Management: −$17,856
• − Depreciation: −$49,309
• Taxable income: $17,859
• Est. tax owed @ 24.0%: −$4,286
• After-tax cash flow: $40,003/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): 46,457
• Household income: $73,516
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 3450.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% Black 27% Two or more races 18% White 12% Asian 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: British 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 47% French/Haitian/Cajun 1% Chinese 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: ▼ -991.94%
• Current HPI: 584.0673
• Rent YoY: ▲ 1.12%
• 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

+4360.5% since first listed

12 events — show timeline

• 2026-02-19 Listed $1,695,000 TheMLS
• 2024-04-10 Listed — TheMLS
• 2020-11-16 Price Changed — TheMLS
• 2020-11-04 Listed — TheMLS
• 2020-03-06 Listed — TheMLS
• 2016-09-25 Sold (MLS) $1,150,000 SDMLS
• 2016-09-25 Sold (MLS) $1,150,000 TheMLS
• 2016-09-01 Sold (Public Records) $1,150,000 Public Records
• 2016-06-07 Pending — TheMLS
• 2016-05-20 Listed $1,100,000 TheMLS
• 2016-05-19 Listed $1,100,000 SDMLS
• 1976-07-26 Sold (Public Records) $38,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $16,898 · +1.2% YoY. Source: county tax records.