1502 S Redondo Blvd · Los Angeles, CA 90019

$1,050,000

5 bd · 4.0 ba · 2,513 sqft · MultiFamily public records · 106 Days on market

Built 1940 5,715 sqft lot Est $1234k · 15% under

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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
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Great investment opportunity on this 4 plex in an up and coming area! Current loan may be assumable by VA. This 4 unit income property is located in one of the most desirable areas in West LA. Property is centrally located to many popular destinations like Santa Monica, Venice Beach, Downtown Los Angeles, Hollywood, and Beverly Hills. Benefit from long term tenants with great payment history. Two of the one-bedroom units and the two-bedroom unit have been renovated, however this property does need more work. The 2 bedroom includes a garage with a laundry room. There are two additional garages that cannot be used for parking.

Key facts

• Renovated units
• Walking distance
• 4 plex

Tags

• INVESTMENT OPPORTUNITY
• 4 PLEX
• INCOME PROPERTY
• RENOVATED UNITS
• PRIVACY FENCE
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.05M).
• Recommended offer: $956k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 soft (-0.5%/yr); 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,264/mo this rent would consume 232% of the median local household income ($74k/yr) (locally 5272% 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 $7k of loan paydown is wiped out by about $32k 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 $294k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($956k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 29y ago; this cycle's ask has dropped $1198.95M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $725k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $955,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1940 — 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: 1.36% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $1,233,883
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 S Redondo Blvd	0.31mi	6/5.0 (+1)	2,601 (+4%)	0mo	$1,650,000	$634	70
1360 S Mansfield Ave	0.30mi	5/3.0	2,560 (+2%)	13mo	$1,327,000	$518	68
1612 S Sierra Bonita Ave	0.60mi	5/3.0	2,506 (-0%)	16mo	$1,379,000	$550	54
1371 Masselin Ave	0.56mi	4/2.0 (-1)	2,525 (+0%)	11mo	$1,150,000	$455	51
1228 S Citrus Ave	0.59mi	4/2.0 (-1)	2,508 (-0%)	11mo	$1,000,000	$399	50
1920 S Rimpau Blvd	0.61mi	5/3.0	2,832 (+13%)	1mo	$827,000	$292	46
1744 N Carmona Ave	0.65mi	5/3.0	2,716 (+8%)	9mo	$1,100,000	$405	45
1428 Ellsmere Ave	0.66mi	4/2.0 (-1)	2,272 (-10%)	4mo	$1,051,000	$463	37
2045 S Palm Grove Ave	0.73mi	4/2.0 (-1)	2,420 (-4%)	14mo	$1,096,500	$453	35
1574 S Curson Ave	0.64mi	4/2.0 (-1)	2,238 (-11%)	8mo	$1,098,000	$491	32
1254 S Tremaine Ave	0.70mi	4/2.0 (-1)	2,154 (-14%)	2mo	$1,400,000	$650	29
1240 S Stanley Ave	0.74mi	4/2.0 (-1)	2,852 (+14%)	15mo	$1,635,000	$573	17

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: 6.4%
• Equity multiple: 1.24×
• Total profit: $70,315
• Equity at exit: $156,558

10-year hold

• IRR: 13.0%
• Equity multiple: 1.89×
• Total profit: $263,018
• Equity at exit: $90,785

Cash invested: $294,000 (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 90019

• Rents YoY: -0.5%
• Active inventory: 204
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $14,264 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$892 /mo · $10,708/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,995
• Net cashflow: $4,432

Break-even live

Break-even rent $8,653

Max offer price $1,050,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$14,264
Total (4 units)			$14,264

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 S Longwood Ave Los Angeles, CA	5.0	3.5	2000	$5,395	$2.70	5d	1	0.39mi
5024 W 20th St Los Angeles, CA	5.0	2.0	1996	$5,250	$2.63	43d	1	0.45mi
1372 Carmona Ave Los Angeles, CA	4.0	4.0	2182	$7,395	$3.39	16d	1	0.47mi
5223 20th St Los Angeles, CA	4.0	3.5	1869	$5,250	$2.81	7d	1	0.48mi
1212 S Cloverdale Ave Los Angeles, CA	4.0	2.5	2000	$7,500	$3.75	43d	1	0.49mi
2010 S Dunsmuir Ave Unit 2010 Los Angeles, CA	4.0	4.5	1833	$4,487	$2.45	43d	1	0.54mi
2012 S Dunsmuir Ave Unit B Los Angeles, CA	4.0	4.5	1833	$4,579	$2.50	43d	1	0.54mi
2012 S Dunsmuir Ave Unit A Los Angeles, CA	5.0	5.5	2266	$5,312	$2.34	43d	1	0.54mi
2123 Cloverdale Ave Unit 1 Los Angeles, CA	4.0	4.0	2000	$4,995	$2.50	24d	1	0.58mi
1734 Carmona Ave Unit 1734 Los Angeles, CA	5.0	5.0	1789	$4,217	$2.36	21d	1	0.61mi
2133 S Longwood Ave Los Angeles, CA	5.0	4.0	2376	$5,499	$2.31	43d	1	0.63mi
2125 S West View St Los Angeles, CA	6.0	5.0	2546	$5,500	$2.16	43d	1	0.66mi
2152 S West View St Los Angeles, CA	5.0	5.0	1819	$5,600	$3.08	20d	1	0.71mi
2150 S West View St Los Angeles, CA	5.0	5.0	2439	$6,400	$2.62	19d	1	0.72mi
1022 Cloverdale Ave Los Angeles, CA	4.0	2.0	2000	$5,000	$2.50	11d	1	0.74mi
2319 S Redondo Blvd Los Angeles, CA	4.0	3.0	1750	$3,895	$2.23	12d	1	0.74mi
1856 S Curson Ave Unit 1 Los Angeles, CA	4.0	4.0	1900	$4,775	$2.51	43d	1	0.77mi
2114 S Ridgeley Dr Los Angeles, CA	4.0	3.0	1800	$4,300	$2.39	43d	1	0.78mi
2324 S Dunsmuir Ave Unit 2 Los Angeles, CA	5.0	5.5	2300	$5,775	$2.51	43d	1	0.79mi
1145 S Longwood Ave Los Angeles, CA	4.0	3.0	2700	$14,900	$5.52	43d	1	0.83mi
1145 S Longwood Ave Los Angeles, CA	4.0	3.0	2700	$14,900	$5.52	24d	1	0.83mi
1112 S Highland Ave Los Angeles, CA	4.0	4.0	2100	$6,900	$3.29	1d	1	0.84mi
1112 S Highland Ave Los Angeles, CA	4.0	4.0	2100	$6,999	$3.33	43d	1	0.84mi
4507 Lomita St Unit 4507 1/2 Los Angeles, CA	4.0	3.5	1886	$4,700	$2.49	5d	1	0.84mi
4507 Lomita St Los Angeles, CA	4.0	3.5	1886	$4,700	$2.49	13d	1	0.84mi
2020 Hillcrest Dr Unit 2 Los Angeles, CA	4.0	4.0	2200	$5,500	$2.50	43d	1	0.85mi
2414 S West View St Unit 24165 Los Angeles, CA	4.0	4.0	1783	$4,135	$2.32	1d	1	0.85mi
1100 S Highland Ave Los Angeles, CA	4.0	3.0	1820	$5,000	$2.75	14d	1	0.86mi
2521 S Orange Dr Los Angeles, CA	5.0	5.5	2397	$6,450	$2.69	43d	1	0.88mi
1820 Thurman Ave Unit 1818 1/8 Los Angeles, CA	4.0	4.0	1770	$4,766	$2.69	2d	1	0.89mi
1820 Thurman Ave Unit 1818 1/2 Los Angeles, CA	4.0	4.0	1770	$4,762	$2.69	2d	1	0.89mi
2517 Alsace Ave Los Angeles, CA	4.0	4.0	2100	$4,799	$2.29	12d	1	0.91mi
2204 1/2 Carmona Ave Los Angeles, CA	4.0	4.0	2002	$5,200	$2.60	7d	1	0.92mi
1155 S Rimpau Blvd Los Angeles, CA	4.0	4.0	2802	$10,000	$3.57	15d	1	0.96mi
2657 1/2 S Longwood Ave Unit 1/2 Los Angeles, CA	6.0	5.0	2295	$5,957	$2.60	43d	1	1.03mi
956 S Longwood Ave Los Angeles, CA	4.0	4.0	3034	$20,000	$6.59	43d	1	1.04mi
1658 S Hayworth Ave Unit 1/4 Los Angeles, CA	5.0	5.0	2036	$5,688	$2.79	43d	1	1.07mi
1656 S Hayworth Ave Unit 1658 1/2 Los Angeles, CA	4.0	5.5	2036	$5,688	$2.79	43d	1	1.08mi
1521 S Hayworth Ave #102 Los Angeles, CA	4.0	3.5	1800	$4,995	$2.77	15d	1	1.08mi
2525 Hauser Blvd Unit A Los Angeles, CA	4.0	4.0	1950	$4,124	$2.11	43d	1	1.13mi

Listing history 42 events

1. 2025-12-30
   status Pending
2. 2025-12-14
   status Active
3. 2025-10-03
   price $1,050,000
4. 2025-09-11
   price $1,200,000
5. 2025-09-11
   listed $1,200,000,000 Active
6. 2025-01-22
   historical
7. 2024-11-18
   price $1,225,000
8. 2024-10-15
   price $1,275,000
9. 2024-08-17
   listed $1,300,000 Active
10. 2024-07-29
    listed Active
11. 2015-08-24
    historical
12. 2015-08-21
    soldstatus $725,000 Closed Sale
13. 2015-08-21
    soldstatus $725,000
14. 2015-08-21
    soldstatus $725,000
15. 2015-05-20
    historical Active Under Contract
16. 2015-04-21
    price $749,999
17. 2015-04-17
    listed $750,000 Active
18. 2015-04-17
    listed $749,999
19. 2015-04-17
    historical
20. 2015-03-11
    listed $750,000 Active
21. 2014-09-14
    historical
22. 2014-06-18
    listed $775,000 Active
23. 2010-04-05
    soldstatus $256,000 Closed
24. 2010-03-30
    status Pending
25. 2010-01-22
    price $450,000
26. 2010-01-15
    price $499,000
27. 2009-11-29
    listed $525,000 Active
28. 2009-10-24
    historical Withdrawn
29. 2009-10-23
    listed Active
30. 2009-04-22
    historical
31. 2009-01-14
    price
32. 2008-12-06
    historical
33. 2008-10-22
    listed
34. 2007-08-14
    listed
35. 2006-08-15
    historical
36. 2006-06-08
    listed $950,000
37. 2002-08-05
    soldstatus $286,888
38. 2001-05-03
    listed $275,999
39. 1997-03-10
    soldstatus $150,000
40. 1997-02-28
    historical
41. 1997-02-05
    listed $149,900
42. 1987-03-23
    soldstatus $154,000

ⓘ 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: $10,708 · $892/mo
• Projected year-2 tax: $10,708 · $892/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 ≥89°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: $171,168
• − Mortgage interest: −$58,816
• − Property taxes: −$10,708
• − Insurance: −$5,250
• − Repairs & maintenance: −$13,693
• − Management: −$13,693
• − Depreciation: −$30,545
• Taxable income: $38,462
• Est. tax owed @ 24.0%: −$9,231
• After-tax cash flow: $43,959/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): 59,548
• Household income: $73,934
• Rent vs Own: 76.2% rent · 23.8% own
• Severe rent burden: 5272.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% White 18% Black 17% Asian 17% Two or more races 13%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 45% English-only · Spanish 38% Korean 10% 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: ▼ -1477.82%
• Current HPI: 425.5427
• Rent YoY: ▼ -0.50%
• 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

+581.8% since first listed

42 events — show timeline

• 2025-12-30 Pending — TheMLS
• 2025-12-14 Relisted — TheMLS
• 2025-10-03 Price Changed $1,050,000 TheMLS
• 2025-09-11 Price Changed $1,200,000 TheMLS
• 2025-09-11 Listed $1,200,000,000 TheMLS
• 2025-01-22 Listing Removed — CRMLS
• 2024-11-18 Price Changed $1,225,000 CRMLS
• 2024-10-15 Price Changed $1,275,000 CRMLS
• 2024-08-17 Listed $1,300,000 CRMLS
• 2024-07-29 Listed — TheMLS
• 2015-08-24 Listing Removed — CRMLS
• 2015-08-21 Sold (Public Records) $725,000 Public Records
• 2015-08-21 Sold (MLS) $725,000 SDMLS
• 2015-08-21 Sold (MLS) $725,000 CRMLS
• 2015-05-20 Contingent — CRMLS
• 2015-04-21 Price Changed $749,999 CRMLS
• 2015-04-17 Listed $750,000 CRMLS
• 2015-04-17 Listing Removed — CRMLS
• 2015-04-17 Listed $749,999 SDMLS
• 2015-03-11 Listed $750,000 CRMLS
• 2014-09-14 Listing Removed — CRMLS
• 2014-06-18 Listed $775,000 CRMLS
• 2010-04-05 Sold (MLS) $256,000 CRMLS
• 2010-03-30 Pending — CRMLS
• 2010-01-22 Price Changed $450,000 CRMLS
• 2010-01-15 Price Changed $499,000 CRMLS
• 2009-11-29 Listed $525,000 CRMLS
• 2009-10-24 Delisted — TheMLS
• 2009-10-23 Listed — TheMLS
• 2009-04-22 Delisted — TheMLS
• 2009-01-14 Price Changed — TheMLS
• 2008-12-06 Delisted — TheMLS
• 2008-10-22 Listed — TheMLS
• 2007-08-14 Listed — TheMLS
• 2006-08-15 Listing Removed — CRMLS
• 2006-06-08 Listed $950,000 CRMLS
• 2002-08-05 Sold (MLS) $286,888 CRMLS
• 2001-05-03 Listed $275,999 CRMLS
• 1997-03-10 Sold (MLS) $150,000 TheMLS
• 1997-02-28 Delisted — TheMLS
• 1997-02-05 Listed $149,900 TheMLS
• 1987-03-23 Sold (Public Records) $154,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $10,708 · +1.3% YoY. Source: county tax records.