328 N Alexandria Ave · Los Angeles, CA 90004

$1,200,000

4 bd · 8.0 ba · 3,833 sqft · MultiFamily public records · 57 Days on market

Built 1929 6,900 sqft lot $313/sqft · at area comps Est $1254k · at est.

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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 +26.5/30.0
• ARV discount +9.4/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

We are pleased to offer for sale 328 North Alexandria Avenue, an 8-unit apartment property located just north of Beverly Boulevard in the East Hollywood submarket of Los Angeles, bordering Koreatown to the south. The subject property offers easy access to Downtown Los Angeles, Hollywood, and the Mid-Wilshire corridor, with the Metro Red Line's Vermont/Beverly Station located within walking distance. East Hollywood is one of the most centrally located and culturally diverse neighborhoods in Los Angeles. Residents enjoy a dense mix of restaurants, cafes, and retail along Vermont Avenue and Melrose Avenue, with Thai Town, Little Armenia, and the dining and nightlife corridors of Koreatown all within close reach. Situated on a 6,900-square-foot parcel, the property is comprised of 3 studios and 5 one-bedroom units totaling 3,833 rentable square feet. Built in 1929, the asset reflects the classic architectural character of the neighborhood. The property has 53% remaining rental upside achievable through interior renovations and exterior curb-appeal improvements. 328 North Alexandria Avenue offers investors an opportunity to acquire a value-add asset in one of the most central infill submarkets of Los Angeles. The combination of in-place cash flow and substantial mark-to-market potential make 328 North Alexandria Avenue a compelling acquisition opportunity.

Key facts

• Interior renovations
• Value add asset
• 6,900 sq ft lot

Tags

• 8 UNIT APARTMENT PROPERTY
• INTERIOR RENOVATIONS
• VALUE ADD ASSET

What this means for you Summary

Snapshot

• This is a 4-bed/8.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (-1.7%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $14,468/mo this rent would consume 268% of the median local household income ($65k/yr) (locally 6512% 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 $8k of loan paydown is wiped out by about $36k 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 57 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 1929 — 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 $1,164,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,254,294
• List price: $1,200,000
• Delta: -4.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N Alexandria	0.17mi	5/3.0 (+1)	3,464 (-10%)	1mo	$1,130,000	$326	55
4307 Clinton St	0.29mi	4/4.0	4,044 (+6%)	18mo	$1,000,000	$247	46
763 N Heliotrope Dr	0.58mi	4/4.0	3,992 (+4%)	10mo	$950,000	$238	42
606 N Normandie Ave	0.32mi	4/2.5	3,382 (-12%)	5mo	$1,000,000	$296	41

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-35,465
• Equity at exit: $178,924

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $65,143
• Equity at exit: $103,754

Cash invested: $336,000 (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 90004

• Rents YoY: -1.7%
• Active inventory: 137
• Price-to-rent: 55.3×

Monthly cashflow live

• Estimated rent: $14,468 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,478 /mo · $17,737/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,038
• Net cashflow: $3,159

Break-even live

Break-even rent $10,470

Max offer price $1,200,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$14,472
Total (8 units)			$14,468

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 S Kingsley Dr Los Angeles, CA	5.0	3.0	4224	$9,998	$2.37	43d	1	0.70mi
695 S Vermont Ave Los Angeles, CA	3.0	1.0–3.0	6378	$5,167	$0.81	20d	29	1.21mi
317 S Norton Ave Los Angeles, CA	5.0	3.5	3000	$8,999	$3.00	43d	1	1.27mi
2801 Sunset Pl Los Angeles, CA	3.0	1.0–3.0	1680	$14,711	$8.76	1d	33	1.35mi

Listing history 24 events

1. 2026-06-18
   days on market $1,200,000 Active 57 DOM
2. 2026-06-17
   days on market $1,200,000 Active 56 DOM
3. 2026-06-16
   days on market $1,200,000 Active 55 DOM
4. 2026-06-15
   days on market $1,200,000 Active 54 DOM
5. 2026-06-13
   days on market $1,200,000 Active 52 DOM
6. 2026-06-09
   days on market $1,200,000 Active 48 DOM
7. 2026-06-08
   days on market $1,200,000 Active 47 DOM
8. 2026-06-07
   days on market $1,200,000 Active 46 DOM
9. 2026-06-04
   days on market $1,200,000 Active 43 DOM
10. 2026-06-03
    days on market $1,200,000 Active 42 DOM
11. 2026-06-02
    days on market $1,200,000 Active 41 DOM
12. 2026-06-01
    days on market $1,200,000 Active 40 DOM
13. 2026-05-31
    days on market $1,200,000 Active 39 DOM
14. 2026-04-22
    listed $1,200,000 Active 1373-char remark

    Show marketing remark (1373 chars)

    We are pleased to offer for sale 328 North Alexandria Avenue, an 8-unit apartment property located just north of Beverly Boulevard in the East Hollywood submarket of Los Angeles, bordering Koreatown to the south. The subject property offers easy access to Downtown Los Angeles, Hollywood, and the Mid-Wilshire corridor, with the Metro Red Line's Vermont/Beverly Station located within walking distance. East Hollywood is one of the most centrally located and culturally diverse neighborhoods in Los Angeles. Residents enjoy a dense mix of restaurants, cafes, and retail along Vermont Avenue and Melrose Avenue, with Thai Town, Little Armenia, and the dining and nightlife corridors of Koreatown all within close reach. Situated on a 6,900-square-foot parcel, the property is comprised of 3 studios and 5 one-bedroom units totaling 3,833 rentable square feet. Built in 1929, the asset reflects the classic architectural character of the neighborhood. The property has 53% remaining rental upside achievable through interior renovations and exterior curb-appeal improvements. 328 North Alexandria Avenue offers investors an opportunity to acquire a value-add asset in one of the most central infill submarkets of Los Angeles. The combination of in-place cash flow and substantial mark-to-market potential make 328 North Alexandria Avenue a compelling acquisition opportunity.

15. 2022-05-11
    listed Active
16. 2022-03-03
    listed Active
17. 2019-08-22
    soldstatus $1,285,000 Sold
18. 2019-08-22
    soldstatus $1,285,000
19. 2019-08-22
    soldstatus $1,285,000
20. 2019-07-23
    historical Backup Offers Accepted
21. 2019-05-13
    listed $1,350,000 Active
22. 2019-05-13
    listed $1,350,000
23. 2018-11-16
    soldstatus $990,000
24. 1967-06-07
    soldstatus $40,500

ⓘ 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: $17,737 · $1,478/mo
• Projected year-2 tax: $17,737 · $1,478/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 ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $173,616
• − Mortgage interest: −$67,219
• − Property taxes: −$17,737
• − Insurance: −$6,000
• − Repairs & maintenance: −$13,889
• − Management: −$13,889
• − Depreciation: −$34,909
• Taxable income: $19,973
• Est. tax owed @ 24.0%: −$4,794
• After-tax cash flow: $33,111/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): 58,484
• Household income: $64,826
• Rent vs Own: 83.8% rent · 16.2% own
• Severe rent burden: 6512.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 25% White 21% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 1% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, South Korea, China
• Languages at home: 34% English-only · Spanish 40% Korean 10% Tagalog/Filipino 8%

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: ▼ -896.52%
• Current HPI: 421.3689
• Rent YoY: ▼ -1.71%
• 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

+2863.0% since first listed

11 events — show timeline

• 2026-04-22 Listed $1,200,000 TheMLS
• 2022-05-11 Listed — TheMLS
• 2022-03-03 Listed — TheMLS
• 2019-08-22 Sold (Public Records) $1,285,000 Public Records
• 2019-08-22 Sold (MLS) $1,285,000 SDMLS
• 2019-08-22 Sold (MLS) $1,285,000 TheMLS
• 2019-07-23 Contingent — TheMLS
• 2019-05-13 Listed $1,350,000 SDMLS
• 2019-05-13 Listed $1,350,000 TheMLS
• 2018-11-16 Sold (Public Records) $990,000 Public Records
• 1967-06-07 Sold (Public Records) $40,500 Public Records

Property tax history

+15.0%/yr

Latest (2025): $17,737 · +1.1% YoY. Source: county tax records.