2756 Raymond Ave · Los Angeles, CA 90007

$500,000

4 bd · 3.0 ba · 3,259 sqft · SingleFamily public records · 112 Days on market

Built 1906 9,089 sqft lot

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Court Confirmation is set for March 13, 2026, at 9:30 AM in Probate Department 44 at 111 North Hill Street, Los Angeles, CA 90012. The minimum overbid shall be $459,875. Qualified overbidders must bring a cashier's check for 10% of the total purchase price made payable to "Estate of Lania Glaude" * * * FRACTIONAL INTEREST SALE PROBATE SALE * * * Only 50% ownership interest in the property is being sold. Property is sold AS IS, with no representations or warranties made by Seller. Seller has no knowledge of the property and limited financial information is available. Buyer to conduct all investigations and due diligence. Court confirmation may be required.

Key facts

• 9,089 sq ft lot
• 2 parking spots
• Built 1906

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $455k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 rising fast (+5.9%/yr); 82 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,578/mo this rent would consume 189% of the median local household income ($35k/yr) (locally 4179% 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 $3k of loan paydown is wiped out by about $15k 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 + 5.9% rent growth), your $140k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $500k implies a 2400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $455,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1906 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $1,179,758
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 Raymond Ave	0.15mi	5/3.0 (+1)	3,264 (+0%)	19mo	$1,035,000	$317	72
2657 Van Buren Pl	0.12mi	4/4.0	2,871 (-12%)	3mo	$1,040,000	$362	68
2754 Kenwood Ave	0.06mi	5/3.5 (+1)	3,502 (+8%)	20mo	$1,500,000	$428	61
2750 Raymond Ave	0.01mi	5/5.0 (+1)	3,104 (-5%)	23mo	$1,250,000	$403	60
2957 Brighton Ave	0.26mi	5/3.0 (+1)	3,658 (+12%)	9mo	$1,200,000	$328	54
2618 Kenwood Ave	0.20mi	3/3.0 (-1)	3,009 (-8%)	23mo	$1,300,000	$432	54
1352 W 36th St Unit 04	0.48mi	5/4.0 (+1)	3,422 (+5%)	18mo	$768,000	$224	46

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $29,857
• Equity at exit: $74,552

10-year hold

• IRR: 17.0%
• Equity multiple: 2.56×
• Total profit: $219,078
• Equity at exit: $43,231

Cash invested: $140,000 (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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 82
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,578 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,171
• Net cashflow: $1,484

Break-even live

Break-even rent $3,700

Max offer price $500,000

Occupancy floor 68%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2754 Kenwood Ave Los Angeles, CA	5.0	2.5	3502	$6,795	$1.94	44d	1	0.05mi
2716 S La Salle Ave Los Angeles, CA	3.0	3.0	2499	$5,400	$2.16	3d	1	0.42mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	1d	2	0.49mi
2017 S La Salle Ave Los Angeles, CA	5.0	3.0	2408	$5,495	$2.28	24d	1	0.72mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	24d	1	0.80mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$7,850	$5.31	1d	1	0.81mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	1d	9	0.83mi
2215 W 21st St Los Angeles, CA	4.0	3.0	3420	$6,500	$1.90	44d	1	1.04mi
2317 Scarff St Unit B Los Angeles, CA	5.0	3.5	3000	$5,995	$2.00	44d	1	1.05mi
2251 Cambridge St Los Angeles, CA	4.0	3.0	2420	$3,990	$1.65	15d	1	1.22mi
1404 S Manhattan Pl Los Angeles, CA	5.0	2.0	3175	$5,900	$1.86	8d	1	1.36mi
2404 5th Ave Los Angeles, CA	4.0	2.0	4636	$4,100	$0.88	44d	1	1.45mi

Listing history 4 events

1. 2026-03-13
   status Pending
2. 2026-01-26
   historical Backup Offers Accepted
3. 2025-11-21
   listed $500,000 Active
4. 1976-06-28
   soldstatus $20,000

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $3,800 · $317/mo
• Expected delta: +$2,692/yr (+$224/mo · 242.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 22 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: $66,932
• − Mortgage interest: −$28,008
• − Property taxes: −$1,108
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,355
• − Management: −$5,355
• − Depreciation: −$14,545
• Taxable income: $10,062
• Est. tax owed @ 24.0%: −$2,415
• After-tax cash flow: $15,389/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 5%

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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+2400.0% since first listed

4 events — show timeline

• 2026-03-13 Pending — TheMLS
• 2026-01-26 Contingent — TheMLS
• 2025-11-21 Listed $500,000 TheMLS
• 1976-06-28 Sold (Public Records) $20,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,108 · +6.4% YoY. Source: county tax records.