1136 W 10th · Los Angeles, CA 90731

$1,349,000

6 bd · 4.0 ba · 3,065 sqft · MultiFamily public records · 32 Days on market

Built 1950 6,752 sqft lot Est $1110k · 22% 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• 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

Owners unit (2 bedroom unit) will be delivered vacant July 1st! Fantastic 4-unit income property ideally located in the heart of San Pedro’s highly desirable Vista Del Oro neighborhood with a 5% cap rate. This well-maintained multifamily offering features a strong unit mix of two 1-bedroom apartments and two 2-bedroom apartments, providing excellent rental versatility and income potential. The property includes four on-site parking spaces located at the rear, community laundry, and individual secure storage areas for each unit. The two rear units have been recently renovated. The end unit offers charming wood-beam ceilings, a fireplace, forced heating and air conditioning, a tankless

Key facts

• Secure storage areas
• Community laundry
• Wood-beam ceilings

Tags

• VISTA DEL ORO NEIGHBORHOOD
• ON-SITE PARKING SPACES
• COMMUNITY LAUNDRY
• SECURE STORAGE AREAS
• RECENTLY RENOVATED
• WOOD-BEAM CEILINGS

Property features AI

Finance

• Other: Property is subject to rent control; Number of leased units: 3
• Financial info: Gross scheduled income $99,168; Gross income $99,168; Total actual rent $5,844; Net operating income $63,569; Operating expenses $35,598 (includes insurance, water/sewer, maintenance, electric, gardener, fuel)
• HOA & community: Community features include curbs, biking paths, street lighting, and a park

Exterior

• Parking: Garage parking (4 total spaces; each unit includes 1 garage space)
• Utilities: Standard electric; Natural gas connected; Sewer connected (public sewer); District/public water; Separate meters: 4 gas meters, 4 electric meters, 1 water meter
• Home design: Multi-unit building (1 building, 4 total units); Two stories; Entry level 1
• Construction: Year built per assessor; Parcel number 7458009016
• Exterior features: No pool; 2–5 units per acre lot density; Attached property with 2+ common walls; Paved road frontage with city street access

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Bathrooms: Four full bathrooms (one per unit)
• Interior features: Two levels; Ground-level entry; Carbon monoxide and smoke detectors
• Laundry & utility: Individual laundry room; Community laundry access

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $474/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.35M).
• Recommended offer: $1.31M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Seventh Street Elementary Arts Integration Magnet (320 students, 71% FRL); Richard Henry Dana Middle (1,424 students, 82% FRL); San Pedro Senior High (math 30% / reading 50%, grade F, #520 of 1,170 statewide, top 45%, 2,582 students, 67% FRL).
• Market conditions: Rents soft (-1.4%/yr); 123 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 $13,700/mo this rent would consume 215% of the median local household income ($76k/yr) (locally 4568% 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 $9k of loan paydown is wiped out by about $40k 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 32 days — a 3% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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 $1.16M; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,308,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.02% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $1,109,530
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
983 W 10th St	0.20mi	6/3.0	2,890 (-6%)	13mo	$1,000,000	$346	66
1025 W 12th	0.21mi	6/5.5	2,760 (-10%)	4mo	$1,150,000	$417	64
1210 S Leland St	0.18mi	6/3.0	3,384 (+10%)	10mo	$1,225,000	$362	62
939-941 W 17th	0.53mi	6/3.5	2,804 (-8%)	2mo	$1,075,000	$383	58
670 W 15th St	0.67mi	6/5.0	3,118 (+2%)	9mo	$940,000	$301	54
975 17th St W	0.51mi	7/4.0 (+1)	3,304 (+8%)	13mo	$960,000	$291	47
1151 S Averill Ave	0.37mi	5/3.5 (-1)	3,405 (+11%)	15mo	$1,375,000	$404	45

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-137,905
• Equity at exit: $201,140

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-119,750
• Equity at exit: $116,637

Cash invested: $377,720 (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 90731

• Rents YoY: -1.4%
• Active inventory: 123
• Price-to-rent: 32.8×

Monthly cashflow live

• Estimated rent: $13,700 medium
• Mortgage (P&I): −$7,074
• Tax from tax record: −$1,289 /mo · $15,465/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,877
• Net cashflow: $1,898

Break-even live

Break-even rent $11,298

Max offer price $1,349,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,662	-5% $2,280	+0% $1,898	+5% $1,516	+10% $1,134
Rent	-10% $816	-5% $1,357	+0% $1,898	+5% $2,439	+10% $2,980
Rate	-1.0pp $2,577	-0.5pp $2,241	base $1,898	+0.5pp $1,548	+1.0pp $1,193

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$13,700
Total (4 units)			$13,700

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: $337,250
• Closing costs: $40,470
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $1,349,000 Active 32 DOM
2. 2026-06-18
   days on market $1,349,000 Active 29 DOM
3. 2026-06-17
   days on market $1,349,000 Active 28 DOM
4. 2026-06-16
   days on market $1,349,000 Active 27 DOM
5. 2026-06-15
   days on market $1,349,000 Active 26 DOM
6. 2026-06-13
   days on market $1,349,000 Active 24 DOM
7. 2026-06-09
   days on market $1,349,000 Active 20 DOM
8. 2026-06-08
   days on market $1,349,000 Active 19 DOM
9. 2026-06-07
   days on market $1,349,000 Active 18 DOM
10. 2026-06-04
    days on market $1,349,000 Active 15 DOM
11. 2026-06-03
    days on market $1,349,000 Active 14 DOM
12. 2026-06-02
    days on market $1,349,000 Active 13 DOM
13. 2026-06-01
    days on market $1,349,000 Active 12 DOM
14. 2026-05-31
    days on market $1,349,000 Active 11 DOM
15. 2026-01-30
    listed $1,349,000 Active 1459-char remark
16. 2024-03-18
    historical $2,350
17. 2024-02-02
    price $2,350
18. 2024-01-26
    price $2,395
19. 2024-01-18
    price $2,450
20. 2024-01-12
    listed $2,495
21. 2023-05-18
    historical
22. 2023-05-15
    listed $1,495,000 Active
23. 2022-08-07
    price $1,695
24. 2021-04-21
    soldstatus $1,155,000 Closed Sale
25. 2021-04-21
    soldstatus $1,155,000
26. 2021-03-01
    status Pending Sale
27. 2021-02-25
    listed $1,155,000 Active
28. 2019-09-19
    soldstatus $1,070,000
29. 2019-09-19
    soldstatus $1,070,000 Closed Sale
30. 2019-09-18
    soldstatus $1,070,000
31. 2019-09-16
    status Pending Sale
32. 2019-08-22
    historical Active Under Contract
33. 2019-07-18
    status Active
34. 2019-07-13
    historical Active Under Contract
35. 2019-07-02
    price $1,095,000
36. 2019-06-13
    listed $1,095,000
37. 2019-06-13
    listed $1,125,000 Active
38. 2019-05-22
    historical
39. 2019-05-22
    historical
40. 2019-04-30
    listed $1,025,000 Active
41. 2019-04-30
    listed $1,025,000
42. 2019-01-04
    historical
43. 2019-01-04
    historical
44. 2018-10-25
    listed $1,100,000
45. 2018-10-25
    listed $1,100,000 Active
46. 2010-09-08
    soldstatus $599,500 Closed
47. 2010-09-08
    soldstatus $599,500
48. 2010-08-24
    status Pending
49. 2010-07-28
    status Backup Offers Accepted
50. 2010-07-12
    price $580,000

ⓘ 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: $15,465 · $1,289/mo
• Projected year-2 tax: $15,465 · $1,289/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 3/10 Moderate 7 d/yr ≥85°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $164,400
• − Mortgage interest: −$75,565
• − Property taxes: −$15,465
• − Insurance: −$6,745
• − Repairs & maintenance: −$13,152
• − Management: −$13,152
• − Depreciation: −$39,244
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $22,516/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+259.7% since first listed

41 events — show timeline

• 2026-05-20 Listing Removed — CRMLS
• 2026-05-20 Listed $1,349,000 CRMLS
• 2026-01-30 Listed $1,349,000 CRMLS
• 2024-03-18 Rental Removed $2,350 APPFOLIO
• 2024-02-02 Price Changed $2,350 APPFOLIO
• 2024-01-26 Price Changed $2,395 APPFOLIO
• 2024-01-18 Price Changed $2,450 APPFOLIO
• 2024-01-12 Listed for Rent $2,495 APPFOLIO
• 2023-05-18 Listing Removed — CRMLS
• 2023-05-15 Listed $1,495,000 CRMLS
• 2022-08-07 Price Changed $1,695 RENT.
• 2021-04-21 Sold (Public Records) $1,155,000 Public Records
• 2021-04-21 Sold (MLS) $1,155,000 CRMLS
• 2021-03-01 Pending — CRMLS
• 2021-02-25 Listed $1,155,000 CRMLS
• 2019-09-19 Sold (MLS) $1,070,000 SDMLS
• 2019-09-19 Sold (MLS) $1,070,000 CRMLS
• 2019-09-18 Sold (Public Records) $1,070,000 Public Records
• 2019-09-16 Pending — CRMLS
• 2019-08-22 Contingent — CRMLS
• 2019-07-18 Relisted — CRMLS
• 2019-07-13 Contingent — CRMLS
• 2019-07-02 Price Changed $1,095,000 CRMLS
• 2019-06-13 Listed $1,095,000 SDMLS
• 2019-06-13 Listed $1,125,000 CRMLS
• 2019-05-22 Listing Removed — SDMLS
• 2019-05-22 Listing Removed — CRMLS
• 2019-04-30 Listed $1,025,000 SDMLS
• 2019-04-30 Listed $1,025,000 CRMLS
• 2019-01-04 Listing Removed — CRMLS
• 2019-01-04 Listing Removed — SDMLS
• 2018-10-25 Listed $1,100,000 CRMLS
• 2018-10-25 Listed $1,100,000 SDMLS
• 2010-09-08 Sold (Public Records) $599,500 Public Records
• 2010-09-08 Sold (MLS) $599,500 CRMLS
• 2010-08-24 Pending — CRMLS
• 2010-07-28 Pending — CRMLS
• 2010-07-12 Price Changed $580,000 CRMLS
• 2010-07-12 Listed $570,000 CRMLS
• 1991-11-27 Sold (Public Records) $1,341,830 Public Records
• 1991-03-22 Sold (Public Records) $375,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $15,465 · +1.2% YoY. Source: county tax records.