1911 Echo Park Ave · Los Angeles, CA 90026

$999,000

9 bd · 9.0 ba · 1,196 sqft · MultiFamily public records · 55 Days on market

Built 1910 5,906 sqft lot $835/sqft · 28% above area Est $1126k · 11% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +12.6/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• 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: 3 units. confirmed

Listing remarks

A triplex in Prime Echo Park! Very close to Downtown Los Angeles, Dodgers Stadium, cafes, hiking trails and all other conveniences! Zoned C2-1VL, check on an opportunity to build more units! A DEVELOPER'S delight!

Key facts

• Dodgers stadium
• Hiking trails
• Zoned c2-1vl

Tags

• CLOSE TO DOWNTOWN LOS ANGELES
• DODGERS STADIUM
• HIKING TRAILS
• ZONED C2-1VL

Property features AI

Finance

• Other: Property sold or offered 'As Is'; Subject to rent control; All appliances belong to tenants (excluded from sale)
• Financial info: Triplex with two buildings; Unit 1 actual rent $960 (projected $2,500); Unit 2 actual rent $1,000 (projected $2,500); Unit 3 actual rent $1,400 (projected $3,000); Gross reported income value listed as 0; Multi-unit rents reported as 'Actual'
• HOA & community: Three units in the complex

Exterior

• Parking: On-street parking
• Security: No security features provided
• Utilities: No water, sewer, or power details provided
• Home design: Residential income property; Single-story (one level)
• Construction: No year built provided; No construction material, roof, or foundation details provided
• Exterior features: Other detached/auxiliary structures on the property; Zoned C2-1VL

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One unit with 1 bedroom; other units are studio/0-bedroom
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Built-in equipment
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $428/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $908k (9.1% below list).
• Recommended offer: $908k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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); 190 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 $9,080/mo this rent would consume 125% 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 $7k of loan paydown is wiped out by about $30k 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 55 days — a 3% lower offer ($969k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $999k implies a 1327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $908,000 (9.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 9% 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 1910 — 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. 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: 0.91% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,126,112
• List price: $999,000
• Delta: -11.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-107,148
• Equity at exit: $148,954

10-year hold

• IRR: -5.8%
• Equity multiple: 0.67×
• Total profit: $-92,748
• Equity at exit: $86,375

Cash invested: $279,720 (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 90026

• Rents YoY: -0.0%
• Active inventory: 190
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $9,080 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,907
• Net cashflow: $1,285

Break-even live

Break-even rent $7,454

Max offer price $999,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,850	-5% $1,568	+0% $1,285	+5% $1,002	+10% $719
Rent	-10% $567	-5% $926	+0% $1,285	+5% $1,643	+10% $2,002
Rate	-1.0pp $1,788	-0.5pp $1,539	base $1,285	+0.5pp $1,026	+1.0pp $763

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$9,081
Total (3 units)			$9,080

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $999,000 Active 55 DOM
2. 2026-06-18
   days on market $999,000 Active 52 DOM
3. 2026-06-17
   days on market $999,000 Active 51 DOM
4. 2026-06-16
   days on market $999,000 Active 50 DOM
5. 2026-06-15
   days on market $999,000 Active 49 DOM
6. 2026-06-13
   days on market $999,000 Active 47 DOM
7. 2026-06-09
   days on market $999,000 Active 43 DOM
8. 2026-06-08
   days on market $999,000 Active 42 DOM
9. 2026-06-07
   days on market $999,000 Active 41 DOM
10. 2026-06-04
    days on market $999,000 Active 38 DOM
11. 2026-06-03
    pricedays on market $999,000 Active 37 DOM
12. 2026-06-02
    days on market $1,200,000 Active 36 DOM
13. 2026-06-01
    days on market $1,200,000 Active 35 DOM
14. 2026-05-31
    days on market $1,200,000 Active 34 DOM
15. 2026-04-21
    listed $1,200,000 Active 213-char remark
16. 1981-10-29
    soldstatus $70,000

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $7,592 · $633/mo
• Expected delta: +$4,793/yr (+$399/mo · 171.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°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: $108,960
• − Mortgage interest: −$55,960
• − Property taxes: −$2,799
• − Insurance: −$4,995
• − Repairs & maintenance: −$8,717
• − Management: −$8,717
• − Depreciation: −$29,062
• Taxable loss: −$1,289
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $15,727/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

+1327.1% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $999,000 TheMLS
• 2026-04-21 Listed $1,200,000 TheMLS
• 1981-10-29 Sold (Public Records) $70,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,799 · +2.6% YoY. Source: county tax records.