807 Waterloo St · Los Angeles, CA 90026

$3,025,000

2 bd · 2.0 ba · 2,058 sqft · MultiFamily public records · 91 Days on market

Built 1912 0.29 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

801-807 Waterloo Street is a fully entitled affordable housing development site in the heart of Echo Park. Two adjacent parcels totaling 12,613 square feet. Approved entitlements for 131 income-restricted units and letter of Compliance already in hand. The plan calls for a seven-story mid-rise using Type III over Type I construction. At roughly 65,000 buildable square feet, the unit mix breaks down to 84 singles and 47 one-bedrooms. A rooftop deck, multiple open recreation areas, and space for supportive services are built into the design. The 50% design development plan package is included, and the Welfare Tax Exemption is already BOE-approved. Both are significant time and cost advantages for a buyer ready to move. On pricing, $23,091 per buildable unit is the number that stops people. A mission-driven developer or nonprofit can acquire a fully entitled 131-unit affordable project in one of the most transit-connected neighborhoods in LA for a fraction of what it costs to assemble and entitle from scratch. The location supports it. Walk Score of 89. Six-minute walk to Sunset Boulevard. 1.3 miles to the Metro B Line. 2.5 miles to Downtown LA. The site sits within the Silver Lake-Echo Park-Elysian Valley Community Plan area, surrounded by the kind of neighborhood density (restaurants, transit, employment) that drives lease-up velocity for affordable housing. The rental demand picture in Echo Park is not speculative. New developments are moving in the corridor right now: 176 units at 2225 W Sunset, 74 units at 3004 W Sunset, 90 units at 355 Glendale. Supply is coming but it is not catching up. Income-restricted product at this location will not sit.

Key facts

• Rooftop deck
• Walk score of 89
• 0.29 acre lot

Tags

• APPROVED ENTITLEMENTS
• ROOFTOP DECK
• MULTIPLE OPEN RECREATION AREAS
• WALK SCORE OF 89
• 1.3 MILES TO METRO B LINE
• 2.5 MILES TO DOWNTOWN LA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $3.02M.

Deal economics

• At list price, monthly cash flow is $256k ($3.07M/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($347k rent vs $3.02M).
• Recommended offer: $2.75M (9.0% below list) — sets the bar for market timing.
• Cap rate 107.9% 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 (-0.0%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $347,333/mo this rent would consume 4772% of the median local household income ($87k/yr) (locally 4974% 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 $21k of loan paydown is wiped out by about $91k 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 + 0.0% rent growth), your $847k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($2.75M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $270k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $3.02M implies a 120900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $2,752,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 11.48% ✓
• Cap rate: 107.90%
• Cash-on-cash: 362.88%
• DSCR: 17.15
• GRM: 0.7

CMA / ARV

• ARV (median comp): $1,341,147
• List price: $3,025,000
• Delta: 125.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 Glendale Blvd	0.39mi	3/3.0 (+1)	2,000 (-3%)	9mo	$1,460,000	$730	61
2969 - 2971 London St	0.53mi	3/2.0 (+1)	1,875 (-9%)	6mo	$1,115,000	$595	50
1474 Westerly Ter	0.74mi	3/2.0 (+1)	1,927 (-6%)	8mo	$1,106,000	$574	44
617 N Vendome St	0.56mi	3/4.0 (+1)	1,960 (-5%)	12mo	$1,600,000	$816	43
500 Belmont Ave	0.52mi	2/4.0	2,316 (+12%)	14mo	$975,000	$421	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: —
• Equity multiple: 18.48×
• Total profit: $14,808,590
• Equity at exit: $451,037

10-year hold

• IRR: —
• Equity multiple: 36.40×
• Total profit: $29,981,640
• Equity at exit: $261,547

Cash invested: $847,000 (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 90026

• Rents YoY: -0.0%
• Active inventory: 179
• Price-to-rent: 94.6×

Monthly cashflow live

• Estimated rent: $347,333 medium
• Mortgage (P&I): −$15,863
• Tax from tax record: −$1,139 /mo · $13,672/yr
• Insurance: −$1,260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$72,940
• Net cashflow: $256,130

Break-even live

Break-even rent $23,118

Max offer price $3,025,000

Occupancy floor 21%

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

Units	Beds	Baths	Est. rent
▸ 84× units	84	1	$223,776
▸ 47× units	47	1	$123,563
Total (131 units)			$347,333

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: $756,250
• Closing costs: $90,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Coronado Ter Los Angeles, CA	3.0	1.5	1400	$3,800	$2.71	43d	1	0.12mi
1001 N Rampart Blvd Los Angeles, CA	2.0	2.5	1510	$4,995	$3.31	24d	1	0.25mi
1030 N Alvarado St Los Angeles, CA	1.0	1.0–1.5	1268	$4,500	$3.55	3d	1	0.27mi
312 N Coronado St Los Angeles, CA	3.0	3.5	1432	$3,950	$2.76	43d	1	0.38mi
2199 W Court St Los Angeles, CA	3.0	2.5	1428	$3,390	$2.37	43d	1	0.43mi
738 Parkman Ave Los Angeles, CA	3.0	2.5	1705	$5,995	$3.52	22d	1	0.48mi
1405 N Coronado St Los Angeles, CA	3.0	2.0	1400	$6,500	$4.64	2d	1	0.49mi
222 N Coronado St Los Angeles, CA	3.0	3.0	1502	$4,700	$3.13	43d	1	0.50mi
1427 Waterloo St Los Angeles, CA	3.0	3.5	2184	$6,500	$2.98	1d	1	0.51mi
751 Talbot Ln Los Angeles, CA	3.0	3.5	1560	$6,500	$4.17	5d	1	0.57mi
3004 W Sunset Blvd Los Angeles, CA	2.0	1.0–2.0	934	$8,700	$9.31	3d	11	0.61mi
227 N Burlington Ave Los Angeles, CA	3.0	3.0	1456	$3,750	$2.58	16d	1	0.63mi
227 N Burlington Ave Unit 1 Los Angeles, CA	3.0	3.0	1456	$3,650	$2.51	24d	1	0.63mi
1902 W Liberty Ct Los Angeles, CA	3.0	2.5	1806	$6,700	$3.71	43d	1	0.67mi
246 N Dillon St Unit 246 1/2 Los Angeles, CA	3.0	3.0	1432	$3,969	$2.77	13d	1	0.76mi
246 N Dillon St Los Angeles, CA	3.0	3.0	1432	$3,969	$2.77	14d	1	0.76mi
922 W Kensington Rd Los Angeles, CA	3.0	2.0	1700	$5,520	$3.25	14d	1	0.79mi
236 S Carondelet St Los Angeles, CA	3.0	3.0	1400	$3,599	$2.57	14d	1	0.80mi
3424 Bellevue Ave Los Angeles, CA	3.0	2.5	1500	$4,650	$3.10	5d	1	0.84mi
3023 Berkeley Ave #8 Los Angeles, CA	3.0	2.5	1816	$5,850	$3.22	18d	1	0.84mi
1425 Allison Ave Los Angeles, CA	2.0	1.0	1400	$5,200	$3.71	20d	1	0.86mi
650 Maltman Ave Apt A Los Angeles, CA	2.0	1.0	1400	$3,500	$2.50	20d	1	0.89mi
235 N Hoover St Los Angeles, CA	2.0	1.0–2.0	1000	$5,495	$5.49	1d	11	0.92mi
711 Maltman Ave Los Angeles, CA	3.0	2.0	1500	$5,000	$3.33	4d	1	0.92mi
3429 Larissa Dr Los Angeles, CA	3.0	3.0	1550	$5,995	$3.87	43d	1	0.94mi
135 S Dillon St Los Angeles, CA	3.0	2.0	1427	$5,350	$3.75	24d	1	0.97mi
1403 W Galvez Dr Los Angeles, CA	2.0	2.0	1979	$6,500	$3.28	43d	1	0.98mi
814 E Edgeware Rd Los Angeles, CA	3.0	3.0	2944	$9,750	$3.31	2d	1	0.99mi
2205 Tom Mix Rd Los Angeles, CA	2.0	2.5	1469	$4,600	$3.13	43d	1	0.99mi
1332 Edgecliffe Dr Los Angeles, CA	3.0	1.0	1482	$7,500	$5.06	43d	1	1.01mi
872 Lucile Ave Unit A Los Angeles, CA	3.0	3.0	1862	$5,300	$2.85	43d	1	1.04mi
336 S Occidental Blvd Los Angeles, CA	2.0	2.0	1550	$3,045	$1.96	43d	1	1.06mi
1807 W Silver Lake Dr Los Angeles, CA	3.0	2.0	1696	$6,100	$3.60	24d	1	1.06mi
2003 W Bellevue Ave Los Angeles, CA	3.0	3.5	2145	$7,000	$3.26	43d	1	1.07mi
1856 Silverwood Ter Los Angeles, CA	3.0	2.5	2000	$6,500	$3.25	43d	1	1.07mi
2430 Ocean View Ave Los Angeles, CA	1.0–2.0	1.0–2.0	1325	$2,595	$1.96	43d	3	1.09mi
1123 Marion Ave Los Angeles, CA	3.0	2.0	2000	$4,695	$2.35	43d	1	1.10mi
1011 Everett St Los Angeles, CA	1.0–3.0	1.0–3.0	1085	$4,145	$3.82	3d	5	1.15mi
1933 Lemoyne St Los Angeles, CA	3.0	2.0	2000	$8,495	$4.25	10d	1	1.15mi
440 S Occidental Blvd #204 Los Angeles, CA	3.0	2.5	1490	$3,490	$2.34	3d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $3,025,000 Active 91 DOM
2. 2026-06-17
   days on market $3,025,000 Active 90 DOM
3. 2026-06-16
   days on market $3,025,000 Active 89 DOM
4. 2026-06-15
   days on market $3,025,000 Active 88 DOM
5. 2026-06-13
   days on market $3,025,000 Active 86 DOM
6. 2026-06-09
   days on market $3,025,000 Active 82 DOM
7. 2026-06-08
   days on market $3,025,000 Active 81 DOM
8. 2026-06-07
   days on market $3,025,000 Active 80 DOM
9. 2026-06-04
   days on market $3,025,000 Active 77 DOM
10. 2026-06-03
    days on market $3,025,000 Active 76 DOM
11. 2026-06-02
    days on market $3,025,000 Active 75 DOM
12. 2026-06-01
    days on market $3,025,000 Active 74 DOM
13. 2026-05-31
    days on market $3,025,000 Active 73 DOM
14. 2026-04-20
    price $3,025,000 1675-char remark

    Show marketing remark (1675 chars)

    801-807 Waterloo Street is a fully entitled affordable housing development site in the heart of Echo Park. Two adjacent parcels totaling 12,613 square feet. Approved entitlements for 131 income-restricted units and letter of Compliance already in hand. The plan calls for a seven-story mid-rise using Type III over Type I construction. At roughly 65,000 buildable square feet, the unit mix breaks down to 84 singles and 47 one-bedrooms. A rooftop deck, multiple open recreation areas, and space for supportive services are built into the design. The 50% design development plan package is included, and the Welfare Tax Exemption is already BOE-approved. Both are significant time and cost advantages for a buyer ready to move. On pricing, $23,091 per buildable unit is the number that stops people. A mission-driven developer or nonprofit can acquire a fully entitled 131-unit affordable project in one of the most transit-connected neighborhoods in LA for a fraction of what it costs to assemble and entitle from scratch. The location supports it. Walk Score of 89. Six-minute walk to Sunset Boulevard. 1.3 miles to the Metro B Line. 2.5 miles to Downtown LA. The site sits within the Silver Lake-Echo Park-Elysian Valley Community Plan area, surrounded by the kind of neighborhood density (restaurants, transit, employment) that drives lease-up velocity for affordable housing. The rental demand picture in Echo Park is not speculative. New developments are moving in the corridor right now: 176 units at 2225 W Sunset, 74 units at 3004 W Sunset, 90 units at 355 Glendale. Supply is coming but it is not catching up. Income-restricted product at this location will not sit.

15. 2026-03-19
    listed $3,295,000 Active 1675-char remark

    Show marketing remark (1675 chars)

    801-807 Waterloo Street is a fully entitled affordable housing development site in the heart of Echo Park. Two adjacent parcels totaling 12,613 square feet. Approved entitlements for 131 income-restricted units and letter of Compliance already in hand. The plan calls for a seven-story mid-rise using Type III over Type I construction. At roughly 65,000 buildable square feet, the unit mix breaks down to 84 singles and 47 one-bedrooms. A rooftop deck, multiple open recreation areas, and space for supportive services are built into the design. The 50% design development plan package is included, and the Welfare Tax Exemption is already BOE-approved. Both are significant time and cost advantages for a buyer ready to move. On pricing, $23,091 per buildable unit is the number that stops people. A mission-driven developer or nonprofit can acquire a fully entitled 131-unit affordable project in one of the most transit-connected neighborhoods in LA for a fraction of what it costs to assemble and entitle from scratch. The location supports it. Walk Score of 89. Six-minute walk to Sunset Boulevard. 1.3 miles to the Metro B Line. 2.5 miles to Downtown LA. The site sits within the Silver Lake-Echo Park-Elysian Valley Community Plan area, surrounded by the kind of neighborhood density (restaurants, transit, employment) that drives lease-up velocity for affordable housing. The rental demand picture in Echo Park is not speculative. New developments are moving in the corridor right now: 176 units at 2225 W Sunset, 74 units at 3004 W Sunset, 90 units at 355 Glendale. Supply is coming but it is not catching up. Income-restricted product at this location will not sit.

16. 2024-11-13
    soldstatus $2,500
17. 2023-09-08
    soldstatus $1,100,000 Sold 1538-char remark

    Show marketing remark (1538 chars)

    Bread and butter craftsman duplex for sale in the Silver Lake/Echo Park area built in 1912 with tremendous upside and great investment opportunity! Spread across a 6,308 square foot lot, there is a separate structure behind the duplex containing four single car garages. The four single car garages are not being rented (NOT being used by tenants) and can potentially be converted to ADU's for additional rentals and income. Buyer to conduct their own investigation and due diligence. Both units are rented at below market rents and require major remodeling. Both units have a bedroom that may be unpermitted by the Los Angeles Department of Building and Safety but has cleared recent LAHD code enforcement inspection. Both units have their own washer and dryer and gas water heater. Total living area is approximately 2,058 square feet. Separately metered for electricity and gas. Interior unit photos available upon request. Property will be sold as is with existing tenants in place. The property is subject to LA RSO (rent control) with rent increases allowed to resume in 2024. The adjacent 5 unit apartment building at 801 Waterloo St. , MLS# 23-270095, is also for sale offered at $1,475,000 with a 6,306 square feet lot size. There is a separate structure with 3 single car garages not being used by tenants and can potentially be converted to ADU's for additional rentals and income. The total lot size of both properties combined is approximately 12,614 square feet allowing for a prime future potential development opportunity.

18. 2023-09-08
    soldstatus $1,100,000 1538-char remark

    Show marketing remark (1538 chars)

    Bread and butter craftsman duplex for sale in the Silver Lake/Echo Park area built in 1912 with tremendous upside and great investment opportunity! Spread across a 6,308 square foot lot, there is a separate structure behind the duplex containing four single car garages. The four single car garages are not being rented (NOT being used by tenants) and can potentially be converted to ADU's for additional rentals and income. Buyer to conduct their own investigation and due diligence. Both units are rented at below market rents and require major remodeling. Both units have a bedroom that may be unpermitted by the Los Angeles Department of Building and Safety but has cleared recent LAHD code enforcement inspection. Both units have their own washer and dryer and gas water heater. Total living area is approximately 2,058 square feet. Separately metered for electricity and gas. Interior unit photos available upon request. Property will be sold as is with existing tenants in place. The property is subject to LA RSO (rent control) with rent increases allowed to resume in 2024. The adjacent 5 unit apartment building at 801 Waterloo St. , MLS# 23-270095, is also for sale offered at $1,475,000 with a 6,306 square feet lot size. There is a separate structure with 3 single car garages not being used by tenants and can potentially be converted to ADU's for additional rentals and income. The total lot size of both properties combined is approximately 12,614 square feet allowing for a prime future potential development opportunity.

19. 2023-06-07
    historical Backup Offers Accepted 1538-char remark

    Show marketing remark (1538 chars)

    Bread and butter craftsman duplex for sale in the Silver Lake/Echo Park area built in 1912 with tremendous upside and great investment opportunity! Spread across a 6,308 square foot lot, there is a separate structure behind the duplex containing four single car garages. The four single car garages are not being rented (NOT being used by tenants) and can potentially be converted to ADU's for additional rentals and income. Buyer to conduct their own investigation and due diligence. Both units are rented at below market rents and require major remodeling. Both units have a bedroom that may be unpermitted by the Los Angeles Department of Building and Safety but has cleared recent LAHD code enforcement inspection. Both units have their own washer and dryer and gas water heater. Total living area is approximately 2,058 square feet. Separately metered for electricity and gas. Interior unit photos available upon request. Property will be sold as is with existing tenants in place. The property is subject to LA RSO (rent control) with rent increases allowed to resume in 2024. The adjacent 5 unit apartment building at 801 Waterloo St. , MLS# 23-270095, is also for sale offered at $1,475,000 with a 6,306 square feet lot size. There is a separate structure with 3 single car garages not being used by tenants and can potentially be converted to ADU's for additional rentals and income. The total lot size of both properties combined is approximately 12,614 square feet allowing for a prime future potential development opportunity.

20. 2023-05-14
    listed $1,195,000 Active 1538-char remark

    Show marketing remark (1538 chars)

    Bread and butter craftsman duplex for sale in the Silver Lake/Echo Park area built in 1912 with tremendous upside and great investment opportunity! Spread across a 6,308 square foot lot, there is a separate structure behind the duplex containing four single car garages. The four single car garages are not being rented (NOT being used by tenants) and can potentially be converted to ADU's for additional rentals and income. Buyer to conduct their own investigation and due diligence. Both units are rented at below market rents and require major remodeling. Both units have a bedroom that may be unpermitted by the Los Angeles Department of Building and Safety but has cleared recent LAHD code enforcement inspection. Both units have their own washer and dryer and gas water heater. Total living area is approximately 2,058 square feet. Separately metered for electricity and gas. Interior unit photos available upon request. Property will be sold as is with existing tenants in place. The property is subject to LA RSO (rent control) with rent increases allowed to resume in 2024. The adjacent 5 unit apartment building at 801 Waterloo St. , MLS# 23-270095, is also for sale offered at $1,475,000 with a 6,306 square feet lot size. There is a separate structure with 3 single car garages not being used by tenants and can potentially be converted to ADU's for additional rentals and income. The total lot size of both properties combined is approximately 12,614 square feet allowing for a prime future potential development opportunity.

21. 2023-05-14
    listed $1,195,000 1538-char remark

    Show marketing remark (1538 chars)

    Bread and butter craftsman duplex for sale in the Silver Lake/Echo Park area built in 1912 with tremendous upside and great investment opportunity! Spread across a 6,308 square foot lot, there is a separate structure behind the duplex containing four single car garages. The four single car garages are not being rented (NOT being used by tenants) and can potentially be converted to ADU's for additional rentals and income. Buyer to conduct their own investigation and due diligence. Both units are rented at below market rents and require major remodeling. Both units have a bedroom that may be unpermitted by the Los Angeles Department of Building and Safety but has cleared recent LAHD code enforcement inspection. Both units have their own washer and dryer and gas water heater. Total living area is approximately 2,058 square feet. Separately metered for electricity and gas. Interior unit photos available upon request. Property will be sold as is with existing tenants in place. The property is subject to LA RSO (rent control) with rent increases allowed to resume in 2024. The adjacent 5 unit apartment building at 801 Waterloo St. , MLS# 23-270095, is also for sale offered at $1,475,000 with a 6,306 square feet lot size. There is a separate structure with 3 single car garages not being used by tenants and can potentially be converted to ADU's for additional rentals and income. The total lot size of both properties combined is approximately 12,614 square feet allowing for a prime future potential development opportunity.

22. 2019-12-27
    soldstatus $700,000
23. 1985-05-20
    soldstatus $193,000

ⓘ 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: $13,672 · $1,139/mo
• Projected year-2 tax: $22,990 · $1,916/mo
• Expected delta: +$9,318/yr (+$777/mo · 68.2%)

ⓘ 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 ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $4,167,996
• − Mortgage interest: −$169,447
• − Property taxes: −$13,672
• − Insurance: −$15,125
• − Repairs & maintenance: −$333,440
• − Management: −$333,440
• − Depreciation: −$88,000
• Taxable income: $3,214,873
• Est. tax owed @ 24.0%: −$771,569
• After-tax cash flow: $2,301,989/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): 62,692
• Household income: $87,334
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 4974.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 31% Asian 13% Two or more races 13% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 39% Tagalog/Filipino 5% Chinese 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: ▼ -1087.70%
• Current HPI: 456.3465
• Rent YoY: ▬ -0.01%
• 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

+1467.4% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $3,025,000 TheMLS
• 2026-03-19 Listed $3,295,000 TheMLS
• 2024-11-13 Sold (Public Records) $2,500 Public Records
• 2023-09-08 Sold (MLS) $1,100,000 SDMLS
• 2023-09-08 Sold (MLS) $1,100,000 TheMLS
• 2023-06-07 Contingent — TheMLS
• 2023-05-14 Listed $1,195,000 SDMLS
• 2023-05-14 Listed $1,195,000 TheMLS
• 2019-12-27 Sold (Public Records) $700,000 Public Records
• 1985-05-20 Sold (Public Records) $193,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $13,672 · -0.7% YoY. Source: county tax records.