2530 Hyperion · Los Angeles, CA 90027

$1,500,000

13 bd · 8.0 ba · 4,200 sqft · MultiFamily · 40 Days on market

Built 1936 Fair condition 7,896 sqft lot $357/sqft · 21% below area Est $1.906M · 21% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Schools +6.9/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• 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

Rare mixed-use investment and owner-user opportunity with flexible LAC2 zoning (Mixed Use Commercial/Office/Residential). This unique freestanding property consists of two separate structures connected by a steel catwalk, offering exceptional versatility for a variety of commercial, office, residential, wellness, recovery, retail, or professional uses (buyer to verify all permitted uses with local authorities). The property features approximately 17 total rooms, including 12–13 private rooms/offices, 2–3 dedicated office spaces, a reception/frontage area, 3 full bathrooms, multiple utility rooms, a laundry room, and a spacious common/family gathering area.

Key facts

• Outdoor fireplace
• Flexible zoning
• Tile flooring

Tags

• MIXED USE INVESTMENT
• FLEXIBLE ZONING
• TWO SEPARATE STRUCTURES
• COMMERCIAL GRADE KITCHEN
• TILE FLOORING
• OUTDOOR FIREPLACE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $1.50M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $624/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Recommended offer: $1.46M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Ivanhoe Elementary (429 students, 12% FRL); Thomas Starr King Middle School Film And Media Magnet (1,722 students, 72% FRL); John Marshall Senior High (math 57% / reading 80%, grade B, #133 of 1,170 statewide, top 11%, 1,950 students, 72% FRL) — zoned schools average 52% FRL vs 67% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 42% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Los Angeles Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 163 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,071/mo per unit this rent would consume 52% of the median local household income ($95k/yr) — 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 $45k 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 ($1.46M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,455,000 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $1,906,246
• List price: $1,500,000
• Delta: -21.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 N Kingsley	2.23mi	11/6.5 (-2)	4,543 (+8%)	2mo	$1,200,000	$264	34
4202 Lexington Ave	1.03mi	12/6.0 (-1)	4,264 (+2%)	50mo	$1,785,000	$419	30
639 Robinson St	1.77mi	11/6.0 (-2)	4,073 (-3%)	16mo	$2,710,000	$665	29
803 N Kingsley Dr	2.23mi	14/16.0 (+1)	5,390 (+28%)	8mo	$2,215,820	$411	13
2350 Teviot St	0.97mi	12/7.0 (-1)	5,146 (+22%)	44mo	$1,999,999	$389	11
820 Coronado Ter	1.99mi	12/12.0 (-1)	4,619 (+10%)	46mo	$2,125,000	$460	8
619 N La Fayette Park Pl	1.93mi	11/6.0 (-2)	3,694 (-12%)	52mo	$2,825,000	$765	7
1245 N Harvard Blvd	1.94mi	11/7.0 (-2)	5,000 (+19%)	37mo	$1,750,000	$350	6
543 N Virgil Ave	1.85mi	11/9.0 (-2)	4,888 (+16%)	52mo	$2,900,000	$593	6
1256 Mariposa St	2.19mi	11/11.0 (-2)	4,711 (+12%)	44mo	$2,250,000	$478	5
1236 N Edgemont St	1.52mi	11/5.0 (-2)	4,820 (+15%)	55mo	$2,300,000	$477	0
4342 Burns Ave	1.51mi	12/12.0 (-1)	5,386 (+28%)	50mo	$2,175,000	$404	0

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-94,824
• Equity at exit: $223,655

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $78,453
• Equity at exit: $129,693

Cash invested: $420,000 (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 90027

• Rents YoY: 2.3%
• Active inventory: 163
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $16,283 high
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,419
• Net cashflow: $2,497

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$16,284
Total (4 units)			$16,283

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 80%

Sensitivity live

Price	-10% $3,534	-5% $3,016	+0% $2,497	+5% $1,979	+10% $1,461
Rent	-10% $1,211	-5% $1,854	+0% $2,497	+5% $3,141	+10% $3,784
Rate	-1.0pp $3,253	-0.5pp $2,879	base $2,497	+0.5pp $2,109	+1.0pp $1,713

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: $375,000
• Closing costs: $45,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2383 Panorama Ter Los Angeles, CA	5.0	3.0	3200	$15,000	$4.69	51d	1	0.22mi
4075 Los Nietos Dr Los Angeles, CA	6.0	5.0	2969	$13,000	$4.38	93d	1	0.47mi
1954 Redesdale Ave Los Angeles, CA	5.0	4.0	4973	$14,999	$3.02	25d	1	0.81mi
1781 N Benton Way Los Angeles, CA	5.0	3.0	2904	$7,500	$2.58	93d	1	1.20mi
1949 N Catalina St Los Angeles, CA	6.0	5.0	3881	$13,300	$3.43	93d	1	1.29mi
2441 Glendower Ave Los Angeles, CA	5.0	4.0	3374	$11,995	$3.56	67d	1	1.31mi

Property features AI

Finance

• Other: Total of 2 separate unitsCommon wall: 1 common wallNo ADU

Exterior

• Utilities: Public sewerDistrict/public waterOne separate water meterOne separate gas meterOne separate electric meter
• Home design: Attached propertySingle-story (1 total story)Entry level: 1
• Construction: Two buildingsTotal building area approximately 4,200
• Exterior features: No poolStreet lighting in the communityIrregular-shaped lot

Interior

• Bedrooms: Unit 1: 6 bedroomsUnit 2: 7 bedrooms
• Bathrooms: Unit 1: 4 bathrooms (2 full, 2 three-quarter)Unit 2: 4 bathrooms (3 full, 1 three-quarter)
• Heating & cooling: Forced air heating
• Interior features: One-level homeEntry on main levelForced air heating
• Laundry & utility: Laundry available (see remarks)

Listing history 30 events

1. 2026-07-10
   days on market $1,500,000 Active 40 DOM
2. 2026-07-09
   days on market $1,500,000 Active 39 DOM
3. 2026-07-07
   days on market $1,500,000 Active 37 DOM
4. 2026-07-06
   days on market $1,500,000 Active 36 DOM
5. 2026-07-06
   days on market $1,500,000 Active 35 DOM
6. 2026-07-05
   days on market $1,500,000 Active 34 DOM
7. 2026-07-03
   days on market $1,500,000 Active 33 DOM
8. 2026-07-02
   days on market $1,500,000 Active 32 DOM
9. 2026-07-01
   days on market $1,500,000 Active 31 DOM
10. 2026-06-30
    days on market $1,500,000 Active 30 DOM
11. 2026-06-29
    days on market $1,500,000 Active 29 DOM
12. 2026-06-28
    days on market $1,500,000 Active 28 DOM
13. 2026-06-27
    days on market $1,500,000 Active 27 DOM
14. 2026-06-26
    days on market $1,500,000 Active 26 DOM
15. 2026-06-24
    days on market $1,500,000 Active 24 DOM
16. 2026-06-22
    days on market $1,500,000 Active 22 DOM
17. 2026-06-21
    days on market $1,500,000 Active 21 DOM
18. 2026-06-18
    days on market $1,500,000 Active 18 DOM
19. 2026-06-17
    days on market $1,500,000 Active 17 DOM
20. 2026-06-16
    days on market $1,500,000 Active 16 DOM
21. 2026-06-15
    days on market $1,500,000 Active 15 DOM
22. 2026-06-13
    days on market $1,500,000 Active 13 DOM
23. 2026-06-09
    days on market $1,500,000 Active 9 DOM
24. 2026-06-08
    days on market $1,500,000 Active 8 DOM
25. 2026-06-07
    days on market $1,500,000 Active 7 DOM
26. 2026-06-04
    days on market $1,500,000 Active 4 DOM
27. 2026-06-03
    days on market $1,500,000 Active 3 DOM
28. 2026-06-02
    days on market $1,500,000 Active 2 DOM
29. 2026-06-01
    remarks 687-char remark
30. 2026-06-01
    listed $1,500,000 Active 1 DOM

ⓘ 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: $195,396
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$15,632
• − Management: −$15,632
• − Depreciation: −$43,636
• Taxable income: $6,473
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $28,415/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $105,000–$189,000 screening

The property requires significant repairs and updates to its exterior and interior, including roof, siding, landscaping, and interior finishes. These improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Significant damage visible in the independent image.
• Major exterior siding — Significant wear and tear visible in the independent image.
• Major landscaping — Overgrown and in need of maintenance as shown in the independent image.
• Major interior walls/paint — No photos provided, but the exterior suggests a need for significant interior updates.
• Major HVAC/mechanicals — No photos provided, but the exterior suggests a need for significant interior updates.
• Major flooring — No photos provided, but the exterior suggests a need for significant interior updates.
• Major windows — No photos provided, but the exterior suggests a need for significant interior updates.

Value-add opportunities

• Both roof repair — Fixing the roof will improve both resale and rental value. ↑
• Both exterior siding repair — Repairing the siding will improve both resale and rental value. ↑
• Both landscaping — A well-maintained landscape will improve both resale and rental value. ↑
• Both interior paint and updates — Updating the interior will improve both resale and rental value. ↑
• Both HVAC/mechanical upgrades — Upgrading the HVAC system will improve both resale and rental value. ↑
• Both flooring replacement — Replacing the flooring will improve both resale and rental value. ↑
• Both window replacements — Replacing the windows will improve both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Ivanhoe Elementary Middle Thomas Starr King Middle School Film And Media Magnet High John Marshall Senior High B CA #133/1,170 Nat'l #2,397/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,558
• Household income: $94,521
• Rent vs Own: 80.0% rent · 20.0% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 23% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 3% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 28% · Canada, South Korea, China
• Languages at home: 60% English-only · Spanish 17% Other Indo-European 11% Russian/Polish/Slavic 3%

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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: ▼ -427.46%
• Current HPI: 494.8966
• Rent YoY: ▲ 2.32%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Total of 2 separate unitsCommon wall: 1 common wallNo ADU

Exterior

• Utilities: Public sewerDistrict/public waterOne separate water meterOne separate gas meterOne separate electric meter
• Home design: Attached propertySingle-story (1 total story)Entry level: 1
• Construction: Two buildingsTotal building area approximately 4,200
• Exterior features: No poolStreet lighting in the communityIrregular-shaped lot

Interior

• Bedrooms: Unit 1: 6 bedroomsUnit 2: 7 bedrooms
• Bathrooms: Unit 1: 4 bathrooms (2 full, 2 three-quarter)Unit 2: 4 bathrooms (3 full, 1 three-quarter)
• Heating & cooling: Forced air heating
• Interior features: One-level homeEntry on main levelForced air heating
• Laundry & utility: Laundry available (see remarks)

Price history

1 event — show timeline

• 2026-05-31 Listed $1,500,000 CRMLS