211 E 55th St · Los Angeles, CA 90011

$1,295,000

9 bd · 9.0 ba · 4,660 sqft · MultiFamily public records · 104 Days on market

Built 1912 4,888 sqft lot $278/sqft · 12% above area Est $1160k · 12% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 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

Large price improvement! Bring ALL offers on this well-kept and recently remodeled 9-unit apartment building located in the rapidly improving South Los Angeles pocket. The property is being offered at a lucrative $143k Price Per Unit with a desirable and balanced unit mix of (3) 2 Bed/1 Bath, (4) 1 Bed/1 Bath & (2) Large Studio Units, with on-site parking for 4 units. 6 of 9 units were recently remodeled, with 5 of 6 of those units getting in-place market rents. (1) recently renovated 1 Bed/1 Bath unit is vacant and move-in-ready for market rent, and another (1) 1 Bed/1 Bath unit is vacant and remodel ready for market rent. 8,06% current cap rate and 7.52x current GRM once the two vacant units are leased. 2 units are below market and offer approximately 140% future rental upside. All units are separately metered for gas & electricity. In addition to renovated units, the common area hallways have been renovated, the exterior has been repainted with new trim, electrical repairs, 9A work completed, and more. 211 E 55th St offers a central urban setting just minutes south of Downtown Los Angeles. The surrounding area features a mix of residential streets, local markets and neighborhood restaurants. South Los Angeles benefits from its strategic location with easy access to major freeways such as the I-10, I-110, and I-405, providing seamless connectivity to Downtown, employment hubs, and the greater Los Angeles area. The property is less than 2 miles from Exposition Park, the Natural History Museum, and the upcoming $1B Lucas Museum of Narrative Art (opening September 2026), 2.25 miles from USC, and just over 3 miles from Crypto.com Arena and the LA Convention Center, placing tenants close to some of Los Angeles' most iconic cultural and entertainment destinations.

Key facts

• Renovated units
• Recently remodeled
• On-site parking

Tags

• ON-SITE PARKING
• RECENTLY REMODELED
• RENOVATED UNITS
• COMMON AREA HALLWAYS RENOVATED
• EXTERIOR REPAINTED
• EASY ACCESS TO MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 6×1bd/1ba units multifamily listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $750/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.29M).
• Recommended offer: $1.18M (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $19,260/mo this rent would consume 392% of the median local household income ($59k/yr) (locally 5930% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $363k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y ago; this cycle's ask has dropped $200k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $950k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $1,178,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1912 — 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: 1.49% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $1,160,081
• List price: $1,295,000
• Delta: 11.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E 55th St	0.08mi	8/7.0 (-1)	4,222 (-9%)	3mo	$1,160,000	$275	65
128 E 54th St	0.09mi	8/4.0 (-1)	4,186 (-10%)	23mo	$610,000	$146	40

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: 11.8%
• Equity multiple: 1.45×
• Total profit: $163,889
• Equity at exit: $193,089

10-year hold

• IRR: 18.3%
• Equity multiple: 2.32×
• Total profit: $478,476
• Equity at exit: $111,968

Cash invested: $362,600 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 48.7×

Monthly cashflow live

• Estimated rent: $19,260 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$1,130 /mo · $13,564/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,045
• Net cashflow: $6,754

Break-even live

Break-even rent $10,710

Max offer price $1,295,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,645
▸ 6× units	1	1	$12,618
Total (9 units)			$19,260

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-05-31
   days on market $1,295,000 Active 104 DOM
2. 2026-04-17
   price $1,295,000 1802-char remark

   Show marketing remark (1802 chars)

   Large price improvement! Bring ALL offers on this well-kept and recently remodeled 9-unit apartment building located in the rapidly improving South Los Angeles pocket. The property is being offered at a lucrative $143k Price Per Unit with a desirable and balanced unit mix of (3) 2 Bed/1 Bath, (4) 1 Bed/1 Bath & (2) Large Studio Units, with on-site parking for 4 units. 6 of 9 units were recently remodeled, with 5 of 6 of those units getting in-place market rents. (1) recently renovated 1 Bed/1 Bath unit is vacant and move-in-ready for market rent, and another (1) 1 Bed/1 Bath unit is vacant and remodel ready for market rent. 8,06% current cap rate and 7.52x current GRM once the two vacant units are leased. 2 units are below market and offer approximately 140% future rental upside. All units are separately metered for gas & electricity. In addition to renovated units, the common area hallways have been renovated, the exterior has been repainted with new trim, electrical repairs, 9A work completed, and more. 211 E 55th St offers a central urban setting just minutes south of Downtown Los Angeles. The surrounding area features a mix of residential streets, local markets and neighborhood restaurants. South Los Angeles benefits from its strategic location with easy access to major freeways such as the I-10, I-110, and I-405, providing seamless connectivity to Downtown, employment hubs, and the greater Los Angeles area. The property is less than 2 miles from Exposition Park, the Natural History Museum, and the upcoming $1B Lucas Museum of Narrative Art (opening September 2026), 2.25 miles from USC, and just over 3 miles from Crypto.com Arena and the LA Convention Center, placing tenants close to some of Los Angeles' most iconic cultural and entertainment destinations.

3. 2026-03-13
   price $1,425,000 1802-char remark

   Show marketing remark (1802 chars)

   Large price improvement! Bring ALL offers on this well-kept and recently remodeled 9-unit apartment building located in the rapidly improving South Los Angeles pocket. The property is being offered at a lucrative $143k Price Per Unit with a desirable and balanced unit mix of (3) 2 Bed/1 Bath, (4) 1 Bed/1 Bath & (2) Large Studio Units, with on-site parking for 4 units. 6 of 9 units were recently remodeled, with 5 of 6 of those units getting in-place market rents. (1) recently renovated 1 Bed/1 Bath unit is vacant and move-in-ready for market rent, and another (1) 1 Bed/1 Bath unit is vacant and remodel ready for market rent. 8,06% current cap rate and 7.52x current GRM once the two vacant units are leased. 2 units are below market and offer approximately 140% future rental upside. All units are separately metered for gas & electricity. In addition to renovated units, the common area hallways have been renovated, the exterior has been repainted with new trim, electrical repairs, 9A work completed, and more. 211 E 55th St offers a central urban setting just minutes south of Downtown Los Angeles. The surrounding area features a mix of residential streets, local markets and neighborhood restaurants. South Los Angeles benefits from its strategic location with easy access to major freeways such as the I-10, I-110, and I-405, providing seamless connectivity to Downtown, employment hubs, and the greater Los Angeles area. The property is less than 2 miles from Exposition Park, the Natural History Museum, and the upcoming $1B Lucas Museum of Narrative Art (opening September 2026), 2.25 miles from USC, and just over 3 miles from Crypto.com Arena and the LA Convention Center, placing tenants close to some of Los Angeles' most iconic cultural and entertainment destinations.

4. 2026-02-16
   listed $1,495,000 Active 1802-char remark

   Show marketing remark (1802 chars)

   Large price improvement! Bring ALL offers on this well-kept and recently remodeled 9-unit apartment building located in the rapidly improving South Los Angeles pocket. The property is being offered at a lucrative $143k Price Per Unit with a desirable and balanced unit mix of (3) 2 Bed/1 Bath, (4) 1 Bed/1 Bath & (2) Large Studio Units, with on-site parking for 4 units. 6 of 9 units were recently remodeled, with 5 of 6 of those units getting in-place market rents. (1) recently renovated 1 Bed/1 Bath unit is vacant and move-in-ready for market rent, and another (1) 1 Bed/1 Bath unit is vacant and remodel ready for market rent. 8,06% current cap rate and 7.52x current GRM once the two vacant units are leased. 2 units are below market and offer approximately 140% future rental upside. All units are separately metered for gas & electricity. In addition to renovated units, the common area hallways have been renovated, the exterior has been repainted with new trim, electrical repairs, 9A work completed, and more. 211 E 55th St offers a central urban setting just minutes south of Downtown Los Angeles. The surrounding area features a mix of residential streets, local markets and neighborhood restaurants. South Los Angeles benefits from its strategic location with easy access to major freeways such as the I-10, I-110, and I-405, providing seamless connectivity to Downtown, employment hubs, and the greater Los Angeles area. The property is less than 2 miles from Exposition Park, the Natural History Museum, and the upcoming $1B Lucas Museum of Narrative Art (opening September 2026), 2.25 miles from USC, and just over 3 miles from Crypto.com Arena and the LA Convention Center, placing tenants close to some of Los Angeles' most iconic cultural and entertainment destinations.

5. 2025-06-11
   price
6. 2025-05-05
   price
7. 2025-04-21
   status Active
8. 2025-01-21
   listed Active
9. 2024-03-29
   soldstatus $950,000 Sold
10. 2024-03-29
    soldstatus $479,500
11. 2023-10-15
    status Pending
12. 2023-09-21
    historical Backup Offers Accepted
13. 2023-08-29
    listed $1,195,000 Active
14. 2012-08-05
    soldstatus $576,000 Closed
15. 2012-07-26
    soldstatus $576,000
16. 2012-07-02
    status Pending
17. 2012-06-20
    listed $588,000 Active
18. 2011-10-03
    historical Cancelled
19. 2011-09-08
    listed Active
20. 2008-09-11
    historical
21. 2008-06-10
    listed
22. 2004-11-01
    historical
23. 2004-02-03
    listed
24. 2003-03-23
    historical
25. 2003-03-23
    historical
26. 2002-09-23
    listed
27. 2002-09-23
    listed $675,000
28. 2002-09-21
    historical
29. 2002-09-21
    historical
30. 2002-03-21
    listed
31. 2002-03-21
    listed $449,000
32. 2001-12-24
    historical
33. 2001-06-25
    listed
34. 1998-03-27
    soldstatus $180,000
35. 1995-01-30
    soldstatus $185,000
36. 1984-10-23
    soldstatus $115,000

ⓘ 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: $13,564 · $1,130/mo
• Projected year-2 tax: $13,564 · $1,130/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 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: $231,120
• − Mortgage interest: −$72,540
• − Property taxes: −$13,564
• − Insurance: −$6,475
• − Repairs & maintenance: −$18,490
• − Management: −$18,490
• − Depreciation: −$37,673
• Taxable income: $63,889
• Est. tax owed @ 24.0%: −$15,333
• After-tax cash flow: $65,719/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+1026.1% since first listed

35 events — show timeline

• 2026-04-17 Price Changed $1,295,000 TheMLS
• 2026-03-13 Price Changed $1,425,000 TheMLS
• 2026-02-16 Listed $1,495,000 TheMLS
• 2025-06-11 Price Changed — TheMLS
• 2025-05-05 Price Changed — TheMLS
• 2025-04-21 Relisted — TheMLS
• 2025-01-21 Listed — TheMLS
• 2024-03-29 Sold (Public Records) $479,500 Public Records
• 2024-03-29 Sold (MLS) $950,000 TheMLS
• 2023-10-15 Pending — TheMLS
• 2023-09-21 Contingent — TheMLS
• 2023-08-29 Listed $1,195,000 TheMLS
• 2012-08-05 Sold (MLS) $576,000 CRMLS
• 2012-07-26 Sold (Public Records) $576,000 Public Records
• 2012-07-02 Pending — CRMLS
• 2012-06-20 Listed $588,000 CRMLS
• 2011-10-03 Delisted — TheMLS
• 2011-09-08 Listed — TheMLS
• 2008-09-11 Delisted — TheMLS
• 2008-06-10 Listed — TheMLS
• 2004-11-01 Delisted — TheMLS
• 2004-02-03 Listed — TheMLS
• 2003-03-23 Listing Removed — SDMLS
• 2003-03-23 Delisted — TheMLS
• 2002-09-23 Listed $675,000 SDMLS
• 2002-09-23 Listed — TheMLS
• 2002-09-21 Listing Removed — SDMLS
• 2002-09-21 Delisted — TheMLS
• 2002-03-21 Listed $449,000 SDMLS
• 2002-03-21 Listed — TheMLS
• 2001-12-24 Delisted — TheMLS
• 2001-06-25 Listed — TheMLS
• 1998-03-27 Sold (Public Records) $180,000 Public Records
• 1995-01-30 Sold (Public Records) $185,000 Public Records
• 1984-10-23 Sold (Public Records) $115,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $13,564 · +45.1% YoY. Source: county tax records.