1136 Arapahoe · Los Angeles, CA 90006

$1,400,000

4 bd · 8.0 ba · 5,040 sqft · MultiFamily public records · 132 Days on market

Built 1923 7,252 sqft lot $278/sqft · at area comps Est $1438k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

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

Opportunity Zone!Rarely to find! 8-Unit investment opportunity !Very good return of less care property. Every unit has own electricity meter and own Laundry. located in the highly coveted Korea-Town neighborhood of Los Angeles. Built in 1923, this property totals 5,040 SF on a 7,250 SF R3 Zoned lot in the heart of Koreatown. 2 story income property updated in 2010 by city & building code. 4 units are 1 bed+1 Bath, other 4 units are studio with long term tenants. Sold with tenants in place. This property well-maintained with a secure, gated. Located next to many shops and restaurants in Koreatown. Close to DTLA and 10,110,101 FWY. please do not disturb tenants. Subject to interior inspection. Stable Income and no Vacancy. No problem to find new Tenants at at all.

Key facts

• R3 zoned lot
• Updated in 2010
• Own laundry

Tags

• 8-UNIT INVESTMENT OPPORTUNITY
• OWN ELECTRICITY METER
• OWN LAUNDRY
• R3 ZONED LOT
• 2 STORY INCOME PROPERTY
• UPDATED IN 2010

What this means for you Summary

Snapshot

• This is a 4×4bd/1.0ba + 4×1bd/1.0ba units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $11k ($135k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $1.40M).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: Leo Politi Elementary (572 students, 97% FRL); Berendo Middle (623 students, 98% FRL); Ramon C. Cortines School of Visual And Performing Arts (math 18% / reading 62%, grade F, #514 of 1,170 statewide, top 44%, 1,171 students, 69% FRL) — zoned schools average 88% FRL vs 67% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $26,187/mo this rent would consume 604% of the median local household income ($52k/yr) (locally 5727% 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 $10k of loan paydown is wiped out by about $42k 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 $392k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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.

Risks & watch-outs

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

Recommended offer $1,232,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 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: 1.87% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $1,438,204
• List price: $1,400,000
• Delta: -2.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.05×
• Total profit: $411,989
• Equity at exit: $208,745

10-year hold

• IRR: 32.2%
• Equity multiple: 3.51×
• Total profit: $984,332
• Equity at exit: $121,046

Cash invested: $392,000 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 165
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $26,187 high
• Mortgage (P&I): −$7,342
• Tax from tax record: −$1,531 /mo · $18,375/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,499
• Net cashflow: $11,231

Break-even live

Break-even rent $11,970

Max offer price $1,400,000

Occupancy floor 52%

Sensitivity live

Price	-10% $12,024	-5% $11,628	+0% $11,231	+5% $10,835	+10% $10,439
Rent	-10% $9,163	-5% $10,197	+0% $11,231	+5% $12,266	+10% $13,300
Rate	-1.0pp $11,936	-0.5pp $11,587	base $11,231	+0.5pp $10,869	+1.0pp $10,500

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$19,632
▸ 4× units	1	1	$6,556
Total (8 units)			$26,187

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 Valencia St Unit 1347 Los Angeles, CA	4.0	8.0	3724	$2,499	$0.67	45d	1	0.73mi
695 S Vermont Ave Los Angeles, CA	3.0	1.0–3.0	6378	$5,167	$0.81	22d	29	0.80mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2625	$25,000	$9.52	26d	7	1.10mi
900 W Olympic Blvd Los Angeles, CA	1.0–3.0	2.0–4.0	2620	$25,000	$9.54	7d	9	1.10mi
1200 S Figueroa St Los Angeles, CA	1.0–3.0	1.0–4.0	2305	$23,215	$10.07	0d	42	1.22mi

Listing history 44 events

1. 2026-06-21
   days on market $1,400,000 Active 132 DOM
2. 2026-06-18
   days on market $1,400,000 Active 129 DOM
3. 2026-06-17
   days on market $1,400,000 Active 128 DOM
4. 2026-06-16
   days on market $1,400,000 Active 127 DOM
5. 2026-06-15
   days on market $1,400,000 Active 126 DOM
6. 2026-06-13
   days on market $1,400,000 Active 124 DOM
7. 2026-06-09
   days on market $1,400,000 Active 120 DOM
8. 2026-06-08
   days on market $1,400,000 Active 119 DOM
9. 2026-06-07
   days on market $1,400,000 Active 118 DOM
10. 2026-06-04
    days on market $1,400,000 Active 115 DOM
11. 2026-06-03
    days on market $1,400,000 Active 114 DOM
12. 2026-06-02
    days on market $1,400,000 Active 113 DOM
13. 2026-06-01
    days on market $1,400,000 Active 112 DOM
14. 2026-05-31
    days on market $1,400,000 Active 111 DOM
15. 2026-02-09
    listed $1,400,000 Active 778-char remark

    Show marketing remark (778 chars)

    Opportunity Zone!Rarely to find! 8-Unit investment opportunity !Very good return of less care property. Every unit has own electricity meter and own Laundry. located in the highly coveted Korea-Town neighborhood of Los Angeles. Built in 1923, this property totals 5,040 SF on a 7,250 SF R3 Zoned lot in the heart of Koreatown. 2 story income property updated in 2010 by city & building code. 4 units are 1 bed+1 Bath, other 4 units are studio with long term tenants. Sold with tenants in place. This property well-maintained with a secure, gated. Located next to many shops and restaurants in Koreatown. Close to DTLA and 10,110,101 FWY. please do not disturb tenants. Subject to interior inspection. Stable Income and no Vacancy. No problem to find new Tenants at at all.

16. 2025-09-15
    historical
17. 2025-06-03
    listed $1,400,000 Active
18. 2025-02-13
    historical
19. 2024-11-01
    listed $1,399,000 Active
20. 2024-06-04
    historical
21. 2024-03-15
    listed $1,549,999 Active
22. 2021-02-17
    soldstatus $1,338,000 Sold
23. 2021-02-17
    soldstatus $1,338,000
24. 2021-01-19
    status Pending
25. 2020-11-19
    price $1,390,000
26. 2020-10-10
    status Active
27. 2020-09-30
    historical Backup Offers Accepted
28. 2020-07-28
    price $1,449,000
29. 2020-06-19
    listed $1,495,000 Active
30. 2020-03-26
    price
31. 2020-03-08
    listed Active
32. 2008-01-22
    soldstatus $800,000
33. 2008-01-18
    soldstatus $800,000
34. 2007-11-12
    historical
35. 2007-10-23
    listed $850,000
36. 2007-10-16
    historical
37. 2007-06-28
    listed
38. 2004-04-05
    listed $850,000
39. 2004-04-05
    historical
40. 2001-10-12
    soldstatus $242,000
41. 2001-10-12
    soldstatus $242,000
42. 2001-06-28
    historical
43. 2001-03-20
    listed $249,000
44. 1985-03-05
    soldstatus $100,000

ⓘ 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: $18,375 · $1,531/mo
• Projected year-2 tax: $18,375 · $1,531/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 ≥90°F today · 21 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: $314,244
• − Mortgage interest: −$78,422
• − Property taxes: −$18,375
• − Insurance: −$7,000
• − Repairs & maintenance: −$25,140
• − Management: −$25,140
• − Depreciation: −$40,727
• Taxable income: $119,441
• Est. tax owed @ 24.0%: −$28,666
• After-tax cash flow: $106,111/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+1300.0% since first listed

30 events — show timeline

• 2026-02-09 Listed $1,400,000 CRMLS
• 2025-09-15 Listing Removed — CRMLS
• 2025-06-03 Listed $1,400,000 CRMLS
• 2025-02-13 Listing Removed — CRMLS
• 2024-11-01 Listed $1,399,000 CRMLS
• 2024-06-04 Listing Removed — CRMLS
• 2024-03-15 Listed $1,549,999 CRMLS
• 2021-02-17 Sold (Public Records) $1,338,000 Public Records
• 2021-02-17 Sold (MLS) $1,338,000 TheMLS
• 2021-01-19 Pending — TheMLS
• 2020-11-19 Price Changed $1,390,000 TheMLS
• 2020-10-10 Relisted — TheMLS
• 2020-09-30 Contingent — TheMLS
• 2020-07-28 Price Changed $1,449,000 TheMLS
• 2020-06-19 Listed $1,495,000 TheMLS
• 2020-03-26 Price Changed — TheMLS
• 2020-03-08 Listed — TheMLS
• 2008-01-22 Sold (MLS) $800,000 TheMLS
• 2008-01-18 Sold (Public Records) $800,000 Public Records
• 2007-11-12 Delisted — TheMLS
• 2007-10-23 Listed $850,000 TheMLS
• 2007-10-16 Delisted — TheMLS
• 2007-06-28 Listed — TheMLS
• 2004-04-05 Listing Removed — CRMLS
• 2004-04-05 Listed $850,000 CRMLS
• 2001-10-12 Sold (Public Records) $242,000 Public Records
• 2001-10-12 Sold (MLS) $242,000 TheMLS
• 2001-06-28 Delisted — TheMLS
• 2001-03-20 Listed $249,000 TheMLS
• 1985-03-05 Sold (Public Records) $100,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $18,375 · +1.3% YoY. Source: county tax records.