10108 S Figueroa · Los Angeles, CA 90003

$1,800,000

144 bd · 144.0 ba · 5,523 sqft · MultiFamily · 129 Days on market

Built 1953 0.35 ac lot $326/sqft · 56% above area

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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

The Subject property is a 12 Unit apartment building located at 10108 S Figueroa, just west of the 110 Freeway and south of Century Blvd. The structure is a wood frame and stucco. The building was built in 1953 and consists of 5523 Sq Ft of leasable area and sits on a 15,121 Sq Ft Lot zoned LA C2. The unit mix consists of (12) 1-Bed/1-Bath units.

Key facts

• 0.35 acre lot
• 12 parking spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.80M).
• Recommended offer: $1.58M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 flat; 161 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $23,024/mo this rent would consume 493% of the median local household income ($56k/yr) (locally 4550% 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 $54k 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 129 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $880k; list at $1.80M implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,584,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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 1953 — 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,156,713
• List price: $1,800,000
• Delta: 55.61%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $9,792
• Equity at exit: $268,386

10-year hold

• IRR: 7.0%
• Equity multiple: 1.46×
• Total profit: $229,451
• Equity at exit: $155,631

Cash invested: $504,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 78.2×

Monthly cashflow live

• Estimated rent: $23,024 high
• Mortgage (P&I): −$9,439
• Tax est. 1.5%: −$2,250 /mo · $27,000/yr
• Insurance: −$750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,835
• Net cashflow: $5,750

Break-even live

Break-even rent $15,746

Max offer price $1,800,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$23,028
Total (12 units)			$23,024

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,800,000 Active 129 DOM
2. 2026-06-17
   days on market $1,800,000 Active 128 DOM
3. 2026-06-16
   days on market $1,800,000 Active 127 DOM
4. 2026-06-15
   days on market $1,800,000 Active 126 DOM
5. 2026-06-13
   days on market $1,800,000 Active 124 DOM
6. 2026-06-09
   days on market $1,800,000 Active 120 DOM
7. 2026-06-08
   days on market $1,800,000 Active 119 DOM
8. 2026-06-07
   days on market $1,800,000 Active 118 DOM
9. 2026-06-04
   days on market $1,800,000 Active 115 DOM
10. 2026-06-03
    days on market $1,800,000 Active 114 DOM
11. 2026-06-02
    days on market $1,800,000 Active 113 DOM
12. 2026-06-01
    days on market $1,800,000 Active 112 DOM
13. 2026-05-31
    days on market $1,800,000 Active 111 DOM
14. 2026-02-09
    listed $1,800,000 Active 348-char remark

    Show marketing remark (348 chars)

    The Subject property is a 12 Unit apartment building located at 10108 S Figueroa, just west of the 110 Freeway and south of Century Blvd. The structure is a wood frame and stucco. The building was built in 1953 and consists of 5523 Sq Ft of leasable area and sits on a 15,121 Sq Ft Lot zoned LA C2. The unit mix consists of (12) 1-Bed/1-Bath units.

15. 2014-07-21
    soldstatus $880,000 774-char remark

    Show marketing remark (774 chars)

    Great investment opportunity in Los Angeles, in the Vermont Vista neighborhood. Property is located aproximately 5 miles from USC. Leased to long-term tenants, 12 units, building size 5,523 SF on 15121 SF lot. 11 units currently leased, 1 unit used for office space. The property has had a complete makeover: tented for termites(termite damage repaired), drive way repaved and painted, two patios, individual fenced back yard added, newly painted exterior, upgraded electrical, lighting, plumbing(not all areas), A/C added to office, remodeled showers/cabinets in units, surround security cameras, and electric security fence. One property with 2 parcels : APN # 6054-034-023 & 024. Facing major traffic, easy access to FWY 110 & FWY 105. Zoned: LAC2, Motel

16. 2014-07-20
    historical 774-char remark

    Show marketing remark (774 chars)

    Great investment opportunity in Los Angeles, in the Vermont Vista neighborhood. Property is located aproximately 5 miles from USC. Leased to long-term tenants, 12 units, building size 5,523 SF on 15121 SF lot. 11 units currently leased, 1 unit used for office space. The property has had a complete makeover: tented for termites(termite damage repaired), drive way repaved and painted, two patios, individual fenced back yard added, newly painted exterior, upgraded electrical, lighting, plumbing(not all areas), A/C added to office, remodeled showers/cabinets in units, surround security cameras, and electric security fence. One property with 2 parcels : APN # 6054-034-023 & 024. Facing major traffic, easy access to FWY 110 & FWY 105. Zoned: LAC2, Motel

17. 2014-05-21
    listed $999,000 774-char remark

    Show marketing remark (774 chars)

    Great investment opportunity in Los Angeles, in the Vermont Vista neighborhood. Property is located aproximately 5 miles from USC. Leased to long-term tenants, 12 units, building size 5,523 SF on 15121 SF lot. 11 units currently leased, 1 unit used for office space. The property has had a complete makeover: tented for termites(termite damage repaired), drive way repaved and painted, two patios, individual fenced back yard added, newly painted exterior, upgraded electrical, lighting, plumbing(not all areas), A/C added to office, remodeled showers/cabinets in units, surround security cameras, and electric security fence. One property with 2 parcels : APN # 6054-034-023 & 024. Facing major traffic, easy access to FWY 110 & FWY 105. Zoned: LAC2, Motel

18. 2012-05-02
    soldstatus $550,000 Closed
19. 2012-02-08
    listed $698,000 Active
20. 2011-12-07
    historical
21. 2011-06-08
    listed $499,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $276,288
• − Mortgage interest: −$100,828
• − Property taxes: −$27,000
• − Insurance: −$9,000
• − Repairs & maintenance: −$22,103
• − Management: −$22,103
• − Depreciation: −$52,364
• Taxable income: $42,890
• Est. tax owed @ 24.0%: −$10,294
• After-tax cash flow: $58,701/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+260.0% since first listed

8 events — show timeline

• 2026-02-09 Listed $1,800,000 CRMLS
• 2014-07-21 Sold (MLS) $880,000 CRMLS
• 2014-07-20 Listing Removed — CRMLS
• 2014-05-21 Listed $999,000 CRMLS
• 2012-05-02 Sold (MLS) $550,000 CRMLS
• 2012-02-08 Listed $698,000 CRMLS
• 2011-12-07 Listing Removed — CRMLS
• 2011-06-08 Listed $499,950 CRMLS