10800 S San Pedro St · Los Angeles, CA 90061

$825,000

6 bd · 4.0 ba · 2,640 sqft · MultiFamily public records · 48 Days on market

Built 2005 4,092 sqft lot $312/sqft · at area comps Est $792k · at est.

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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 +13.0/30.0
• ARV discount +5.6/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

Key facts

• Rear parking
• Investment potential
• Billboard lease

Tags

• INVESTMENT POTENTIAL
• VACANT UNIT
• LEASED UNIT
• BILLBOARD LEASE
• REAR PARKING
• SEPARATELY METERED GAS

Property features AI

Finance

• Financial info: Gross income reported at $69,300; Net operating income reported at $47,730; Total annual expenses reported at $21,570; Cap rate 5.79%; Gross rent multiplier 11.9; Actual rent for one unit: $2,975 (projected $3,000); Other unit projected rent: $3,000
• HOA & community: Complex contains 2 total units

Exterior

• Parking: Total of 5 parking spaces; 2 covered parking spaces; 3 uncovered/open spaces; Gated parking
• Security: Gated
• Utilities: Utilities details not provided
• Home design: Residential income property; Two-level building; One building containing two units
• Construction: Construction details not provided
• Exterior features: No other structures

Interior

• Kitchen: Range/Oven
• Bedrooms: Two units with 3 bedrooms each (one 3-bed unit on each level)
• Bathrooms: Two 2-bath units (each unit has 2 bathrooms)
• Heating & cooling: Wall gas heat; No central or other cooling
• Interior features: Wall gas heating; No cooling
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $-47 ($-564/yr) — negative. Per door: $-24/mo.
• To cash-flow at today's rent, offer at most $817k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $673k (18.4% below list).
• Recommended offer: $673k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 36 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $6,733/mo this rent would consume 132% of the median local household income ($61k/yr) (locally 1975% 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 $6k of loan paydown is wiped out by about $25k 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 48 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $580k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $673,300 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.82% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $791,702
• List price: $825,000
• Delta: 4.21%
• 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
440 E 106th	0.24mi	6/4.0	2,400 (-9%)	0mo	$610,000	$254	74
114 E 102nd St	0.43mi	7/3.0 (+1)	2,864 (+8%)	4mo	$625,000	$218	53
11214 S Main St	0.46mi	5/4.0 (-1)	2,285 (-13%)	23mo	$645,000	$282	32
407 W 107th St	0.67mi	5/3.5 (-1)	2,251 (-15%)	10mo	$930,000	$413	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-136,785
• Equity at exit: $123,010

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-123,392
• Equity at exit: $71,331

Cash invested: $231,000 (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 90061

• Active inventory: 36
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $6,733 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$696 /mo · $8,352/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,414
• Net cashflow: $-47

Break-even live

Break-even rent $6,793

Max offer price $816,692

Occupancy floor 96%

Sensitivity live

Price	-10% $420	-5% $186	+0% $-47	+5% $-281	+10% $-514
Rent	-10% $-579	-5% $-313	+0% $-47	+5% $219	+10% $485
Rate	-1.0pp $368	-0.5pp $163	base $-47	+0.5pp $-261	+1.0pp $-478

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,734
Total (2 units)			$6,733

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E 109th St Los Angeles, CA	5.0	3.5	1935	$4,000	$2.07	44d	1	0.15mi
132 E 109th St Los Angeles, CA	5.0	3.0	1820	$4,200	$2.31	44d	1	0.21mi
10605 Avalon Blvd Los Angeles, CA	5.0	3.0	2378	$4,300	$1.81	44d	1	0.24mi
120 E 107th St Los Angeles, CA	5.0	3.0	1878	$3,800	$2.02	8d	1	0.26mi
11227 Towne Ave Los Angeles, CA	5.0	3.0	3354	$4,000	$1.19	44d	1	0.41mi
714 E 113th St Los Angeles, CA	5.0	3.0	1850	$3,300	$1.78	8d	1	0.61mi
202 E 116th St Los Angeles, CA	5.0	3.0	3522	$4,500	$1.28	44d	1	0.64mi
403 W 105th St Los Angeles, CA	5.0	3.0	1866	$3,850	$2.06	14d	1	0.71mi
216 E 97th St Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	44d	1	0.71mi
430 E 118th St Los Angeles, CA	5.0	3.0	1854	$4,000	$2.16	44d	1	0.82mi
251 E 118th Pl Los Angeles, CA	5.0	3.0	1753	$4,200	$2.40	15d	1	0.84mi
156 E 119th St Los Angeles, CA	5.0	3.0	1857	$3,800	$2.05	44d	1	0.95mi
709 E 120th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	44d	1	1.05mi
706 W 104th Pl Los Angeles, CA	5.0	3.0	1850	$4,000	$2.16	8d	1	1.08mi
1122 E 94th St Los Angeles, CA	6.0	3.0	2000	$4,950	$2.48	25d	1	1.18mi
638 W Colden Ave Los Angeles, CA	5.0	3.0	1854	$4,200	$2.27	25d	1	1.23mi
159 W 89th St Los Angeles, CA	5.0	3.0	1753	$4,000	$2.28	44d	1	1.28mi
157 W 89th St Los Angeles, CA	5.0	3.0	1753	$3,900	$2.22	44d	1	1.29mi

Listing history 27 events

1. 2026-06-18
   days on market $825,000 Active 48 DOM
2. 2026-06-17
   days on market $825,000 Active 47 DOM
3. 2026-06-16
   days on market $825,000 Active 46 DOM
4. 2026-06-15
   days on market $825,000 Active 45 DOM
5. 2026-06-13
   days on market $825,000 Active 43 DOM
6. 2026-06-09
   days on market $825,000 Active 39 DOM
7. 2026-06-08
   days on market $825,000 Active 38 DOM
8. 2026-06-07
   days on market $825,000 Active 37 DOM
9. 2026-06-04
   days on market $825,000 Active 34 DOM
10. 2026-06-03
    days on market $825,000 Active 33 DOM
11. 2026-06-02
    days on market $825,000 Active 32 DOM
12. 2026-06-01
    days on market $825,000 Active 31 DOM
13. 2026-05-31
    days on market $825,000 Active 30 DOM
14. 2026-05-01
    listed $825,000 Active 741-char remark
15. 2026-01-22
    price
16. 2025-10-17
    listed Active
17. 2018-10-26
    soldstatus $580,000

    Show marketing remark (334 chars)

    Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

18. 2018-10-26
    soldstatus $580,000 Closed Sale

    Show marketing remark (334 chars)

    Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

19. 2018-10-26
    soldstatus $580,000

    Show marketing remark (334 chars)

    Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

20. 2018-09-04
    status Pending Sale
21. 2018-04-22
    listed $600,000

    Show marketing remark (334 chars)

    Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

22. 2018-04-22
    listed $600,000 Active

    Show marketing remark (334 chars)

    Take advantage of this great opportunity to own a spacious 3 bedroom 2 bath Each Duplex. Built in 2005, this property is located walking distance to middle and high school, near freeways 110/105 close to downtown, south of USC, Staples Center, L.A Live , L.A Colosseum with the new LAFC soccer stadium. East from the L.A Rams stadium.

23. 2006-03-16
    soldstatus $540,000
24. 2005-07-27
    soldstatus $225,000
25. 1987-09-28
    soldstatus $70,000
26. 1987-02-27
    soldstatus $85,539
27. 1983-05-19
    soldstatus $42,000

ⓘ 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: $8,352 · $696/mo
• Projected year-2 tax: $8,352 · $696/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 ≥87°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: $80,796
• − Mortgage interest: −$46,213
• − Property taxes: −$8,352
• − Insurance: −$4,125
• − Repairs & maintenance: −$6,464
• − Management: −$6,464
• − Depreciation: −$24,000
• Taxable loss: −$14,821
• Est. tax savings @ 24.0%: +$3,557
• After-tax cash flow: $2,993/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): 30,051
• Household income: $61,046
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1975.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 26% Two or more races 22% Native American 3% White 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 38% English-only · Spanish 61%

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: ▼ -528.07%
• Current HPI: 502.9923
• Rent YoY: —
• 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

+1864.3% since first listed

14 events — show timeline

• 2026-05-01 Listed $825,000 TheMLS
• 2026-01-22 Price Changed — TheMLS
• 2025-10-17 Listed — TheMLS
• 2018-10-26 Sold (Public Records) $580,000 Public Records
• 2018-10-26 Sold (MLS) $580,000 CRMLS
• 2018-10-26 Sold (MLS) $580,000 SDMLS
• 2018-09-04 Pending — CRMLS
• 2018-04-22 Listed $600,000 CRMLS
• 2018-04-22 Listed $600,000 SDMLS
• 2006-03-16 Sold (Public Records) $540,000 Public Records
• 2005-07-27 Sold (Public Records) $225,000 Public Records
• 1987-09-28 Sold (Public Records) $70,000 Public Records
• 1987-02-27 Sold (Public Records) $85,539 Public Records
• 1983-05-19 Sold (Public Records) $42,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $8,352 · +1.7% YoY. Source: county tax records.