1646 W 52nd · Los Angeles, CA 90062

$1,050,000

3 bd · 2.0 ba · 1,638 sqft · MultiFamily public records · 20 Days on market

Built 1922 6,502 sqft lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 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

Income Fourplex near USC with ADU & Rental Upside! Fantastic 4-unit investment in South LA's Vermont Square. Features 2,824 SF of living space on a 6,502 SF lot. Includes a detached, unassigned 4-car garage presenting an exceptional value-add opportunity for an ADU conversion. Delivered fully occupied with reliable cash flow under LA City RSO (rent control), leaving excellent long-term rental upside for the next owner. Located in a designated Opportunity Zone. Minutes from USC, Exposition Park, the Metro, and 10/110 freeways.

Key facts

• Fourplex
• Adu
• Opportunity zone

Tags

• FOURPLEX
• ADU
• RENTAL UPSIDE
• DETACHED UNASSIGNED GARAGE
• OPPORTUNITY ZONE
• MINUTES FROM USC

Property features AI

Finance

• Other: Property contains four total units; No ADU on the property
• Financial info: Total building area 2,824; Total scheduled gross income approximately $71,832; Gross income reported $5,986; Net operating income approximately $70,632; Operating expenses approximately $12,000; Insurance expense approximately $4,800; Water/sewer expense approximately $7,200; Rent control applies; Tenants pay gas, trash, phone, cable TV and electricity

Exterior

• Parking: Four garage parking spaces (total); Four parking spaces (total)
• Utilities: Public sewer; District/public water; Four separate gas meters; Four separate electric meters
• Home design: Attached property; Single-story building; Four separate buildings on the parcel; Two- to five-units-per-acre lot character
• Construction: Year built per assessor; One common wall
• Exterior features: No pool; Street lighting and sidewalks in the neighborhood

Interior

• Bedrooms: Four one-bedroom units; One two-bedroom unit
• Bathrooms: Three units with one full bathroom
• Heating & cooling: Electric heating
• Interior features: Front entry; Single-story entry
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/2.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $897/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.05M).
• Recommended offer: $1.03M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 rising fast (+14.5%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $12,517/mo this rent would consume 222% of the median local household income ($68k/yr) (locally 1890% 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 + 8.0% rent growth), your $294k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $219k; list at $1.05M implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $1,034,250 (1.5% below list)

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 1922 — 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: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $691,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1543 W 52nd St	0.13mi	4/2.0 (+1)	1,600 (-2%)	14mo	$675,000	$422	73
1649 W 56th St	0.23mi	3/2.0	1,448 (-12%)	4mo	$515,000	$356	67
5214 Cimarron St #5216	0.55mi	2/2.0 (-1)	1,600 (-2%)	1mo	$580,000	$363	65
1416 W 51st Pl	0.31mi	4/3.0 (+1)	1,686 (+3%)	9mo	$912,000	$541	64
1530 W 54th St	0.21mi	4/3.0 (+1)	1,727 (+5%)	11mo	$620,000	$359	63
5600 S Manhattan Pl	0.32mi	4/2.0 (+1)	1,860 (+14%)	5mo	$785,000	$422	53
5112 S Van Ness	0.62mi	2/2.0 (-1)	1,760 (+7%)	2mo	$480,000	$273	52
5735 S St Andrews Pl	0.47mi	4/2.0 (+1)	1,792 (+9%)	8mo	$700,000	$391	51
1132 W 56th	0.70mi	4/3.0 (+1)	1,758 (+7%)	1mo	$644,000	$366	45
1449--1451 W 45th St	0.61mi	4/2.0 (+1)	1,494 (-9%)	8mo	$850,000	$569	45
4406 S Gramercy Pl	0.72mi	4/2.0 (+1)	1,693 (+3%)	15mo	$775,000	$458	44
1722 W 60th Pl	0.70mi	4/4.0 (+1)	1,742 (+6%)	7mo	$820,000	$471	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.42×
• Total profit: $124,242
• Equity at exit: $156,558

10-year hold

• IRR: 22.8%
• Equity multiple: 3.39×
• Total profit: $702,044
• 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 90062

• Rents YoY: 14.5%
• Active inventory: 85
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $12,517 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$355 /mo · $4,258/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,629
• Net cashflow: $3,590

Break-even live

Break-even rent $7,973

Max offer price $1,050,000

Occupancy floor 66%

Sensitivity live

Price	-10% $4,184	-5% $3,887	+0% $3,590	+5% $3,293	+10% $2,995
Rent	-10% $2,601	-5% $3,095	+0% $3,590	+5% $4,084	+10% $4,579
Rate	-1.0pp $4,119	-0.5pp $3,857	base $3,590	+0.5pp $3,318	+1.0pp $3,041

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	2	$12,516
Total (4 units)			$12,517

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
1726 W 55th St Los Angeles, CA	3.0	3.0	1291	$3,000	$2.32	45d	1	0.22mi
5200 S St Andrews Pl Los Angeles, CA	3.0	2.0	1300	$3,295	$2.53	0d	1	0.29mi
5507 S Manhattan Pl Unit 5509 Los Angeles, CA	3.0	2.0	1200	$3,125	$2.60	45d	1	0.33mi
1415 W 49th St Los Angeles, CA	2.0	1.0	1634	$2,200	$1.35	15d	1	0.42mi
1512 W 45th St Los Angeles, CA	3.0	2.5	1549	$3,500	$2.26	26d	1	0.53mi
1416 W 46th St Los Angeles, CA	2.0	1.0	1301	$2,400	$1.84	23d	1	0.55mi
1424 W 45th St Los Angeles, CA	3.0	1.5	1450	$3,750	$2.59	45d	1	0.59mi
4523 Arlington Ave Los Angeles, CA	4.0	2.0	1276	$3,850	$3.02	9d	1	0.86mi
5850 Arlington Ave Los Angeles, CA	2.0	1.0	1281	$2,500	$1.95	45d	1	0.87mi
4167 Denker Ave Los Angeles, CA	2.0	1.0	1100	$3,200	$2.91	0d	1	0.89mi
4312 Walton Ave Unit 1/2 back Los Angeles, CA	2.0	1.0	1100	$2,800	$2.55	45d	1	0.95mi
2710 W 54th St Unit 1/2 Los Angeles, CA	3.0	2.0	1100	$3,250	$2.95	26d	1	0.98mi
1541 W 65th St Los Angeles, CA	2.0	2.0	1100	$4,000	$3.64	45d	1	0.99mi
860 W 56th St Unit 1 Los Angeles, CA	3.0	1.0	1344	$2,995	$2.23	18d	1	1.00mi
860 W 56th St Los Angeles, CA	3.0	1.0	1344	$2,849	$2.12	0d	1	1.00mi
1049 W 62nd St Unit 1049 Los Angeles, CA	3.0	2.0	1129	$3,695	$3.27	4d	1	1.08mi
1233 W 41st St Unit 1233 Los Angeles, CA	2.0	2.0	1100	$2,800	$2.55	26d	1	1.11mi
2014 W 41st Dr Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	45d	1	1.11mi
5324 8th Ave Los Angeles, CA	2.0	2.0	1088	$3,299	$3.03	26d	1	1.12mi
3987 Dalton Ave Unit 1-4 Los Angeles, CA	4.0	4.5	1650	$4,650	$2.82	45d	1	1.14mi
3978 S Hobart Blvd Los Angeles, CA	4.0	2.0	1100	$3,700	$3.36	45d	1	1.16mi
4062 S Budlong Ave Unit MAIN Los Angeles, CA	3.0	1.0	2000	$2,950	$1.48	45d	1	1.16mi
4508 7th Ave Los Angeles, CA	2.0	1.0	1948	$2,995	$1.54	4d	1	1.17mi
855 1/2 W 43rd Pl Los Angeles, CA	2.0	1.0	1150	$2,399	$2.09	6d	1	1.18mi
855 W 43rd Pl Los Angeles, CA	2.0	1.0	1150	$2,349	$2.04	9d	1	1.18mi
3962 1/4 S Hobart Blvd Los Angeles, CA	3.0	1.0	1250	$3,150	$2.52	45d	1	1.19mi
1309 1/2 W Martin Luther King Junior Blvd Los Angeles, CA	2.0	1.0	1134	$2,195	$1.94	45d	1	1.19mi
1307 W Martin Luther King Junior Blvd Unit 1309 Los Angeles, CA	2.0	1.0	1134	$2,195	$1.94	45d	1	1.20mi
620 W 52nd St Los Angeles, CA	4.0	2.0	1777	$3,450	$1.94	26d	1	1.21mi
5900 S Hoover St Apt 1 Los Angeles, CA	2.0	2.0	1096	$2,700	$2.46	45d	1	1.22mi
1261 Browning Blvd Los Angeles, CA	3.0	3.0	1232	$3,208	$2.60	26d	1	1.24mi
3961 Halldale Ave Unit 1 Los Angeles, CA	3.0	2.0	1300	$3,100	$2.38	45d	1	1.25mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	45d	1	1.25mi
831 W 43rd St Los Angeles, CA	3.0	1.0	1350	$2,495	$1.85	6d	1	1.25mi
1265 Browning Blvd Unit 1/2 Los Angeles, CA	4.0	4.0	1816	$3,666	$2.02	26d	1	1.26mi
1263 Browning Blvd Los Angeles, CA	3.0	3.0	1232	$3,208	$2.60	26d	1	1.26mi
601 W 49th St Unit 601 Los Angeles, CA	4.0	2.0	1150	$2,995	$2.60	45d	1	1.28mi
4914 10th Ave Los Angeles, CA	2.0	1.0	1150	$2,850	$2.48	45d	1	1.28mi
811 W 43rd St Los Angeles, CA	3.0	1.0	1100	$2,850	$2.59	12d	1	1.28mi
618 1/4 W 46th St Los Angeles, CA	4.0	3.0	1178	$3,500	$2.97	26d	1	1.28mi

Listing history 13 events

1. 2026-06-21
   days on market $1,050,000 Active 20 DOM
2. 2026-06-18
   days on market $1,050,000 Active 17 DOM
3. 2026-06-17
   days on market $1,050,000 Active 16 DOM
4. 2026-06-16
   days on market $1,050,000 Active 15 DOM
5. 2026-06-15
   days on market $1,050,000 Active 14 DOM
6. 2026-06-13
   days on market $1,050,000 Active 12 DOM
7. 2026-06-09
   days on market $1,050,000 Active 8 DOM
8. 2026-06-08
   days on market $1,050,000 Active 7 DOM
9. 2026-06-07
   days on market $1,050,000 Active 6 DOM
10. 2026-06-04
    days on market $1,050,000 Active 3 DOM
11. 2026-06-03
    days on market $1,050,000 Active 2 DOM
12. 2026-06-02
    remarks 534-char remark
13. 2026-06-02
    listed $1,050,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,258 · $355/mo
• Projected year-2 tax: $7,980 · $665/mo
• Expected delta: +$3,722/yr (+$310/mo · 87.4%)

ⓘ 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 ≥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: $150,204
• − Mortgage interest: −$58,816
• − Property taxes: −$4,258
• − Insurance: −$5,250
• − Repairs & maintenance: −$12,016
• − Management: −$12,016
• − Depreciation: −$30,545
• Taxable income: $27,302
• Est. tax owed @ 24.0%: −$6,552
• After-tax cash flow: $36,525/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): 32,715
• Household income: $67,701
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1890.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 26% Two or more races 15% White 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: British 3%
• Foreign-born: 38% · Canada, South Korea, Guatemala
• Languages at home: 36% English-only · Spanish 61% Korean 1% French/Haitian/Cajun 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: ▼ -670.48%
• Current HPI: 500.9289
• Rent YoY: ▲ 14.48%
• 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

+644.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $1,050,000 CRMLS
• 2001-07-02 Sold (Public Records) $219,000 Public Records
• 2001-06-20 Delisted — TheMLS
• 2001-02-20 Listed — TheMLS
• 2000-12-18 Delisted — TheMLS
• 2000-07-18 Listed — TheMLS
• 1985-11-18 Sold (Public Records) $141,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $4,258 · +1.7% YoY. Source: county tax records.