673 E 50th St · Los Angeles, CA 90011

$959,000

4 bd · 4.0 ba · 3,972 sqft · MultiFamily public records · 85 Days on market

Built 1924 8,261 sqft lot $241/sqft · 6% above area Est $901k · 6% over

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Why this score? — see what drove the D 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• ARV discount +4.6/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Bread and butter 4 units next to Elementary School. Huge potential with upside and great investment. You can live in one and get rent to pay for mortgage. Good location and across South Park. Large units each at around 1000 sq ft each. One bedroom with den. Den being used as 2nd bedroom. Lot is huge at over 8000 sq ft. Each unit has space for 2 or more parking space currently. Space for 1 or 2 ADUs for extra income potential. DO NOT DISTURB TENANTS. SHOWINGS WITH AN ACCEPTED OFFER. OFFER SUBJECT TO INSPECTION.

Key facts

• Space for adus
• Huge lot
• 8,261 sq ft lot

Tags

• NEXT TO ELEMENTARY SCHOOL
• HUGE LOT
• SPACE FOR ADUS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $959k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $921k (3.9% below list).
• Recommended offer: $901k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Forty-Ninth Street Elementary (568 students, 98% FRL); George Washington Carver Middle (712 students, 99% FRL); Santee Education Complex (math 17% / reading 47%, grade F, #674 of 1,170 statewide, top 59%, 1,753 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-8.2%/yr); 125 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $9,212/mo this rent would consume 187% 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 $7k of loan paydown is wiped out by about $29k 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 85 days — a 6% lower offer ($901k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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.
• Current owner paid $440k; list at $959k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $901,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $901,226
• List price: $959,000
• Delta: 6.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-115,156
• Equity at exit: $142,990

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-118,334
• Equity at exit: $82,917

Cash invested: $268,520 (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: 34.7×

Monthly cashflow live

• Estimated rent: $9,212 high
• Mortgage (P&I): −$5,029
• Tax from tax record: −$791 /mo · $9,496/yr
• Insurance: −$400
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,935
• Net cashflow: $1,057

Break-even live

Break-even rent $7,873

Max offer price $959,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,600	-5% $1,329	+0% $1,057	+5% $786	+10% $515
Rent	-10% $330	-5% $694	+0% $1,057	+5% $1,421	+10% $1,785
Rate	-1.0pp $1,540	-0.5pp $1,301	base $1,057	+0.5pp $809	+1.0pp $556

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,212
Total (4 units)			$9,212

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: $239,750
• Closing costs: $28,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	45d	1	1.16mi
145 E 36th St Unit 145 Los Angeles, CA	5.0	3.0	4500	$5,400	$1.20	26d	1	1.36mi
715 W 58th St Los Angeles, CA	5.0	3.0	3500	$4,000	$1.14	26d	1	1.39mi
1635 E 33rd St Los Angeles, CA	5.0	4.0	3000	$750	$0.25	26d	1	1.44mi

Listing history 48 events

1. 2026-06-21
   days on market $959,000 Active 85 DOM
2. 2026-06-18
   days on market $959,000 Active 82 DOM
3. 2026-06-17
   days on market $959,000 Active 81 DOM
4. 2026-06-16
   days on market $959,000 Active 80 DOM
5. 2026-06-15
   days on market $959,000 Active 79 DOM
6. 2026-06-13
   days on market $959,000 Active 77 DOM
7. 2026-06-09
   days on market $959,000 Active 73 DOM
8. 2026-06-08
   days on market $959,000 Active 72 DOM
9. 2026-06-07
   days on market $959,000 Active 71 DOM
10. 2026-06-04
    days on market $959,000 Active 68 DOM
11. 2026-06-03
    days on market $959,000 Active 67 DOM
12. 2026-06-02
    days on market $959,000 Active 66 DOM
13. 2026-06-01
    days on market $959,000 Active 65 DOM
14. 2026-05-31
    days on market $959,000 Active 64 DOM
15. 2026-03-28
    listed $959,000 Active 515-char remark

    Show marketing remark (515 chars)

    Bread and butter 4 units next to Elementary School. Huge potential with upside and great investment. You can live in one and get rent to pay for mortgage. Good location and across South Park. Large units each at around 1000 sq ft each. One bedroom with den. Den being used as 2nd bedroom. Lot is huge at over 8000 sq ft. Each unit has space for 2 or more parking space currently. Space for 1 or 2 ADUs for extra income potential. DO NOT DISTURB TENANTS. SHOWINGS WITH AN ACCEPTED OFFER. OFFER SUBJECT TO INSPECTION.

16. 2024-06-14
    price
17. 2024-05-27
    listed Active
18. 2017-06-26
    historical
19. 2017-06-22
    listed $1,650
20. 2016-05-13
    historical Cancelled
21. 2016-05-13
    historical
22. 2016-04-26
    listed Active
23. 2016-04-25
    listed $669,500
24. 2015-12-29
    historical
25. 2015-12-14
    historical Cancelled
26. 2015-12-10
    price
27. 2015-10-02
    price
28. 2015-09-02
    price
29. 2015-09-02
    price
30. 2015-08-11
    price
31. 2015-07-16
    price
32. 2015-07-03
    listed Active
33. 2015-07-03
    listed $575,000
34. 2014-08-12
    soldstatus $440,000 Closed
35. 2014-08-12
    soldstatus $440,000
36. 2014-08-12
    status Pending
37. 2014-06-03
    listed $475,000 Active
38. 2013-12-20
    price $480,000
39. 2013-12-20
    historical
40. 2013-11-22
    listed $499,000 Active
41. 2007-09-20
    historical
42. 2007-04-20
    listed $670,000
43. 2007-04-06
    historical
44. 2006-10-24
    listed $670,000
45. 2004-09-30
    soldstatus $415,000
46. 2004-09-30
    soldstatus $415,000
47. 2004-07-01
    listed $415,000
48. 1985-06-21
    soldstatus $91,000

ⓘ 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: $9,496 · $791/mo
• Projected year-2 tax: $9,496 · $791/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 ≥91°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: $110,544
• − Mortgage interest: −$53,719
• − Property taxes: −$9,496
• − Insurance: −$4,795
• − Repairs & maintenance: −$8,844
• − Management: −$8,844
• − Depreciation: −$27,898
• Taxable loss: −$3,051
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $13,422/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

+953.8% since first listed

34 events — show timeline

• 2026-03-28 Listed $959,000 TheMLS
• 2024-06-14 Price Changed — TheMLS
• 2024-05-27 Listed — TheMLS
• 2017-06-26 Listing Removed — SDMLS
• 2017-06-22 Listed $1,650 SDMLS
• 2016-05-13 Listing Removed — SDMLS
• 2016-05-13 Delisted — TheMLS
• 2016-04-26 Listed — TheMLS
• 2016-04-25 Listed $669,500 SDMLS
• 2015-12-29 Listing Removed — SDMLS
• 2015-12-14 Delisted — TheMLS
• 2015-12-10 Price Changed — TheMLS
• 2015-10-02 Price Changed — TheMLS
• 2015-09-02 Price Changed — TheMLS
• 2015-09-02 Price Changed — TheMLS
• 2015-08-11 Price Changed — TheMLS
• 2015-07-16 Price Changed — TheMLS
• 2015-07-03 Listed — TheMLS
• 2015-07-03 Listed $575,000 SDMLS
• 2014-08-12 Sold (Public Records) $440,000 Public Records
• 2014-08-12 Sold (MLS) $440,000 CRMLS
• 2014-08-12 Pending — CRMLS
• 2014-06-03 Listed $475,000 CRMLS
• 2013-12-20 Price Changed $480,000 CRMLS
• 2013-12-20 Listing Removed — CRMLS
• 2013-11-22 Listed $499,000 CRMLS
• 2007-09-20 Listing Removed — CRMLS
• 2007-04-20 Listed $670,000 CRMLS
• 2007-04-06 Listing Removed — CRMLS
• 2006-10-24 Listed $670,000 CRMLS
• 2004-09-30 Sold (Public Records) $415,000 Public Records
• 2004-09-30 Sold (MLS) $415,000 CRMLS
• 2004-07-01 Listed $415,000 CRMLS
• 1985-06-21 Sold (Public Records) $91,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $9,496 · +1.7% YoY. Source: county tax records.