5914 S Hoover · Los Angeles, CA 90044

$1,100,000

12 bd · 6.0 ba · 3,444 sqft · MultiFamily public records · 2 Days on market

Built 1957 4,733 sqft lot $319/sqft · 27% above area Est $870k · 27% over

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Excellent investment opportunity with this 6-unit multifamily property located at 5914 S Hoover Ave. The property features six well-designed units, each offering 2 bedrooms and 1 bathroom, along with one assigned parking space per unit — a major value add in the area. 1 unit potential for owner-occupants or investors looking to set market rent. The remaining units offer a solid layout ideal for long-term tenancy. Centrally located with close proximity to major freeways, Downtown Los Angeles, SoFi Stadium, and the Intuit Dome, making this a highly desirable rental location with strong demand. A great opportunity to acquire a stable income property in a prime Los Angeles location with upside potential.

Key facts

• Multifamily property
• Centrally located
• 4,733 sq ft lot

Tags

• MULTIFAMILY PROPERTY
• ASSIGNED PARKING SPACE
• CENTRALLY LOCATED
• STABLE INCOME PROPERTY
• PRIME LOS ANGELES LOCATION

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $459/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.10M).
• Cap rate 9.3% 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-, 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 (-2.5%/yr); 172 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,069/mo this rent would consume 294% of the median local household income ($53k/yr) (locally 7490% 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 $33k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $150k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $1,100,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $869,523
• List price: $1,100,000
• Delta: 43.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 W 53rd St	0.50mi	12/6.0	3,715 (+8%)	12mo	$1,400,000	$377	53
609 W 54th St	0.48mi	12/6.0	3,715 (+8%)	18mo	$1,325,000	$357	50
822 W 60th St	0.13mi	13/9.0 (+1)	2,957 (-14%)	22mo	$900,000	$304	35

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-40,955
• Equity at exit: $164,014

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $42,918
• Equity at exit: $95,108

Cash invested: $308,000 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $13,069 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,343 /mo · $16,122/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,744
• Net cashflow: $2,754

Break-even live

Break-even rent $9,583

Max offer price $1,100,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$13,068
Total (6 units)			$13,069

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $1,100,000 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $1,100,000 Active 1 DOM
3. 2026-06-09
   days on market $1,250,000 Active 131 DOM
4. 2026-06-08
   days on market $1,250,000 Active 130 DOM
5. 2026-06-07
   days on market $1,250,000 Active 129 DOM
6. 2026-06-04
   days on market $1,250,000 Active 126 DOM
7. 2026-06-03
   days on market $1,250,000 Active 125 DOM
8. 2026-06-02
   days on market $1,250,000 Active 124 DOM
9. 2026-06-01
   days on market $1,250,000 Active 123 DOM
10. 2026-05-31
    days on market $1,250,000 Active 122 DOM
11. 2026-01-29
    listed $1,250,000 Active 715-char remark

    Show marketing remark (715 chars)

    Excellent investment opportunity with this 6-unit multifamily property located at 5914 S Hoover Ave. The property features six well-designed units, each offering 2 bedrooms and 1 bathroom, along with one assigned parking space per unit — a major value add in the area. 1 unit potential for owner-occupants or investors looking to set market rent. The remaining units offer a solid layout ideal for long-term tenancy. Centrally located with close proximity to major freeways, Downtown Los Angeles, SoFi Stadium, and the Intuit Dome, making this a highly desirable rental location with strong demand. A great opportunity to acquire a stable income property in a prime Los Angeles location with upside potential.

12. 2026-01-15
    historical $1,250,000 715-char remark

    Show marketing remark (715 chars)

    Excellent investment opportunity with this 6-unit multifamily property located at 5914 S Hoover Ave. The property features six well-designed units, each offering 2 bedrooms and 1 bathroom, along with one assigned parking space per unit — a major value add in the area. 1 unit potential for owner-occupants or investors looking to set market rent. The remaining units offer a solid layout ideal for long-term tenancy. Centrally located with close proximity to major freeways, Downtown Los Angeles, SoFi Stadium, and the Intuit Dome, making this a highly desirable rental location with strong demand. A great opportunity to acquire a stable income property in a prime Los Angeles location with upside potential.

13. 2025-12-31
    historical
14. 2025-09-20
    status Active
15. 2025-09-19
    price $1,250,000
16. 2025-06-21
    price $1,350,000
17. 2025-02-28
    listed $1,450,000 Active
18. 2022-03-31
    soldstatus $1,200,000 Closed Sale
19. 2022-03-31
    soldstatus $1,200,000
20. 2022-03-01
    status Pending Sale
21. 2021-11-29
    price $1,270,000
22. 2021-11-01
    listed $1,295,000 Active
23. 2020-11-25
    soldstatus $1,055,000
24. 2017-07-25
    historical
25. 2017-07-17
    status Pending Sale
26. 2017-06-28
    soldstatus $805,000 Closed Sale
27. 2017-06-28
    soldstatus $805,000 Closed Sale
28. 2017-06-28
    soldstatus $805,000
29. 2017-06-27
    soldstatus $805,000
30. 2017-05-27
    status Pending Sale
31. 2017-05-27
    status Active
32. 2017-05-19
    historical Hold Do Not Show
33. 2017-05-17
    listed $707,888 Active
34. 2017-05-16
    listed $707,888
35. 1990-08-21
    soldstatus $275,000

ⓘ 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: $16,122 · $1,343/mo
• Projected year-2 tax: $16,122 · $1,343/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 5/10 Major 7 d/yr ≥88°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: $156,828
• − Mortgage interest: −$61,617
• − Property taxes: −$16,122
• − Insurance: −$5,500
• − Repairs & maintenance: −$12,546
• − Management: −$12,546
• − Depreciation: −$32,000
• Taxable income: $16,497
• Est. tax owed @ 24.0%: −$3,959
• After-tax cash flow: $29,091/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+354.5% since first listed

25 events — show timeline

• 2026-01-29 Listed $1,250,000 CRMLS
• 2026-01-15 Coming Soon $1,250,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-09-20 Relisted — CRMLS
• 2025-09-19 Price Changed $1,250,000 CRMLS
• 2025-06-21 Price Changed $1,350,000 CRMLS
• 2025-02-28 Listed $1,450,000 CRMLS
• 2022-03-31 Sold (Public Records) $1,200,000 Public Records
• 2022-03-31 Sold (MLS) $1,200,000 CRMLS
• 2022-03-01 Pending — CRMLS
• 2021-11-29 Price Changed $1,270,000 CRMLS
• 2021-11-01 Listed $1,295,000 CRMLS
• 2020-11-25 Sold (Public Records) $1,055,000 Public Records
• 2017-07-25 Listing Removed — CRMLS
• 2017-07-17 Pending — CRMLS
• 2017-06-28 Sold (MLS) $805,000 SDMLS
• 2017-06-28 Sold (MLS) $805,000 CRMLS
• 2017-06-28 Sold (MLS) $805,000 CRMLS
• 2017-06-27 Sold (Public Records) $805,000 Public Records
• 2017-05-27 Pending — CRMLS
• 2017-05-27 Relisted — CRMLS
• 2017-05-19 Delisted — CRMLS
• 2017-05-17 Listed $707,888 CRMLS
• 2017-05-16 Listed $707,888 SDMLS
• 1990-08-21 Sold (Public Records) $275,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $16,122 · +1.2% YoY. Source: county tax records.