139 E 36th Pl · Los Angeles, CA 90011

$695,000

1 bd · 1.0 ba · 480 sqft · MultiFamily public records · 40 Days on market

Built 1922 6,232 sqft lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

Key facts

• One bedroom units
• Unique unit mix
• 6,232 sq ft lot

Tags

• TWO STORY FRONT HOUSE
• ONE BEDROOM UNITS
• UNIQUE UNIT MIX
• IMMEDIATE ADU POTENTIAL
• AMPLE PARKING AVAILABILITY

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 3×1bd/1.0ba units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $695k).
• Recommended offer: $674k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 125 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $7,557/mo this rent would consume 154% 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 $5k of loan paydown is wiped out by about $21k 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 40 days — a 3% lower offer ($674k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1922 — 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 $674,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-55,715
• Equity at exit: $103,627

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-32,121
• Equity at exit: $60,091

Cash invested: $194,600 (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: 125
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $7,557 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$796 /mo · $9,548/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,587
• Net cashflow: $1,240

Break-even live

Break-even rent $5,987

Max offer price $695,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,634	-5% $1,437	+0% $1,240	+5% $1,043	+10% $847
Rent	-10% $643	-5% $942	+0% $1,240	+5% $1,539	+10% $1,837
Rate	-1.0pp $1,590	-0.5pp $1,417	base $1,240	+0.5pp $1,060	+1.0pp $877

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,294
▸ 3× units	1	1	$5,262
Total (4 units)			$7,557

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 E 25th St Los Angeles, CA	1.0	1.0	250	$1,000	$4.00	25d	1	0.72mi
225 W 25th St Los Angeles, CA	2.0	1.0	405	$1,800	$4.44	14d	11	0.78mi
239 W 25th St Unit 4 Los Angeles, CA	—	1.0	300	$1,350	$4.50	17d	1	0.79mi
239 W 25th St Unit 6 Los Angeles, CA	—	1.0	360	$1,350	$3.75	21d	1	0.79mi
960 E Jefferson Blvd Apt 19 Los Angeles, CA	—	1.0	190	$994	$5.23	25d	1	0.83mi
701 W 42nd St Unit 1/2 Los Angeles, CA	—	1.0	200	$1,325	$6.62	44d	1	0.96mi
1039 E 28th St Unit 301 Los Angeles, CA	1.0	1.0	330	$1,895	$5.74	25d	1	0.98mi
1120 E 25th St Unit 200 Los Angeles, CA	1.0	1.0	245	$1,920	$7.84	0d	1	1.12mi
1120 E 25th St Unit 200 Los Angeles, CA	—	1.0	245	$1,920	$7.84	25d	1	1.12mi
1120 E 25th St Unit 102 Los Angeles, CA	1.0	1.0	360	$1,700	$4.72	25d	1	1.12mi
949 W Adams Blvd Los Angeles, CA	2.0	1.0–2.0	517	$2,622	$5.07	44d	1	1.21mi
1366 E 23rd St Los Angeles, CA	—	1.0	200	$1,500	$7.50	5d	1	1.23mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$2,862	$1.94	0d	1	1.25mi
1984 Park Grove Ave Los Angeles, CA	1.0	1.0	350	$1,675	$4.79	25d	2	1.27mi
2331 Portland St Los Angeles, CA	2.0	1.0–2.0	380	$1,542	$4.06	44d	3	1.29mi
1342 W 29th St Los Angeles, CA	—	1.0	300	$1,650	$5.50	8d	1	1.30mi
1235 W 37th Pl Los Angeles, CA	1.0–6.0	1.0–6.0	210	$1,150	$5.48	2d	6	1.33mi
1185 E Vernon Ave Unit 20 Los Angeles, CA	—	1.0	300	$1,350	$4.50	25d	1	1.34mi
2666 Ellendale Pl Unit 102 Los Angeles, CA	—	1.0	365	$1,700	$4.66	25d	1	1.35mi
2666 Ellendale Pl Los Angeles, CA	—	1.0	365	$1,750	$4.79	3d	3	1.35mi
2666 Ellendale Pl Unit 105 Los Angeles, CA	—	1.0	365	$1,800	$4.93	44d	1	1.35mi
1200 W 35th St Los Angeles, CA	1.0–4.0	1.0–3.0	925	$1,150	$1.24	44d	1	1.36mi
1137 W 25th St Los Angeles, CA	—	1.0	365	$1,925	$5.27	44d	4	1.41mi
1254 W 36th St Los Angeles, CA	1.0	1.0	250	$1,475	$5.90	44d	6	1.41mi
1149 W 25th St Los Angeles, CA	1.0	1.0	240	$1,375	$5.73	44d	1	1.42mi
5117-5123 S Avalon Blvd Los Angeles, CA	—	1.0	190	$1,055	$5.55	23d	1	1.44mi
1333 W 37th Dr Los Angeles, CA	1.0–6.0	1.0–6.0	542	$1,304	$2.41	4d	4	1.48mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-03-18
   listed $695,000 Active
3. 2022-07-21
   soldstatus $805,000 Closed Sale 383-char remark

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

4. 2022-07-21
   soldstatus $730,000

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

5. 2022-07-18
   status Pending Sale 383-char remark

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

6. 2022-07-11
   soldstatus $805,000 Closed Sale 383-char remark

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

7. 2022-05-25
   status Pending Sale 383-char remark

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

8. 2022-05-12
   listed $780,000 Active 383-char remark

   Show marketing remark (383 chars)

   Once in a lifetime opportunity to own this 4-unit income property in Downtown LA/USC Area! The 2-story front house includes a 2 bedroom and 1 bathroom. Next to it is a one-story 1 bedroom +1 bath house. There are two additional units which are each 1 bedroom and 1 bathroom. Ample parking is available on site for 4 to 5 cars behind the unit. Each unit has a separate electric meter.

9. 1977-02-25
   soldstatus $21,000

ⓘ 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: $9,548 · $796/mo
• Projected year-2 tax: $9,548 · $796/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: $90,684
• − Mortgage interest: −$38,931
• − Property taxes: −$9,548
• − Insurance: −$3,475
• − Repairs & maintenance: −$7,255
• − Management: −$7,255
• − Depreciation: −$20,218
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $13,921/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

+3209.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — TheMLS
• 2026-03-18 Listed $695,000 TheMLS
• 2022-07-21 Sold (Public Records) $730,000 Public Records
• 2022-07-21 Sold (MLS) $805,000 CRMLS
• 2022-07-18 Pending — CRMLS
• 2022-07-11 Sold (MLS) $805,000 CRMLS
• 2022-05-25 Pending — CRMLS
• 2022-05-12 Listed $780,000 CRMLS
• 1977-02-25 Sold (Public Records) $21,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $9,548 · +1.5% YoY. Source: county tax records.