846 San Pascual · Los Angeles, CA 90042

$998,000

6 bd · 3.9 ba · 2,554 sqft · MultiFamily public records · 41 Days on market

Built 1977 5,973 sqft lot Est $1476k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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

Amazing Opportunity to add to your real estate portfolio. Highland Park Triplex with Approve Permits to build 2 ADUs at 1 Bedroom - 1 Bath Each. Front Unit consists of 4 bedrooms + 2 baths with a private patio. Back unit is a 1 bedroom, 1 bath. Top unit is 1 bedroom, 1 bath. Each unit has a parking assigned space. All units have indoor Laundry

Key facts

• 5,973 sq ft lot
• 3 parking spots
• Built 1977

Property features AI

Finance

• Financial info: Rent control applies; Property contains 3 total units; Total building area reported as 2,554 (unit of measure provided in records); Example current rents listed per unit: $919, $1,547, $1,547

Exterior

• Parking: Three uncovered parking spaces (3 total parking spaces)
• Utilities: Public sewer; Private water source; One separate water meter; Three separate gas meters; Three separate electric meters
• Home design: Attached property; Two total stories; Entry level: 4 (as listed)
• Construction: Single building containing all units; One common wall
• Exterior features: No pool; Community nearby: Park

Interior

• Bedrooms: Unit mix includes 1-bedroom and 3-bedroom units (various units listed)
• Bathrooms: Combination of 1- and 2-bath units
• Interior features: Two-level layout; Front and side entry
• Laundry & utility: In-unit laundry located inside (laundry available)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $998k.

Deal economics

• At list price, monthly cash flow is $-40 ($-476/yr) — negative. Per door: $-13/mo.
• To cash-flow at today's rent, offer at most $991k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $842k (15.6% below list).
• Recommended offer: $842k (15.6% 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: Rents rising (+1.3%/yr); 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,422/mo this rent would consume 106% of the median local household income ($95k/yr) (locally 2699% 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 41 days — a 3% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

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 $842,200 (15.6% 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 41 days. Have you received any prior offers? Is the seller open to a 16% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $1,476,212
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6527 Pollard St	0.30mi	5/4.5 (-1)	2,800 (+10%)	14mo	$1,685,000	$602	51
718 N Ave 65	0.33mi	6/3.5	2,251 (-12%)	24mo	$1,300,000	$578	44
178 Monterey Rd	0.59mi	6/3.0	2,208 (-14%)	21mo	$1,150,000	$521	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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-178,080
• Equity at exit: $148,805

10-year hold

• IRR: -14.3%
• Equity multiple: 0.24×
• Total profit: $-213,233
• Equity at exit: $86,289

Cash invested: $279,440 (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 90042

• Rents YoY: 1.3%
• Active inventory: 180
• Price-to-rent: 29.6×

Monthly cashflow live

• Estimated rent: $8,422 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$1,044 /mo · $12,523/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,769
• Net cashflow: $-40

Break-even live

Break-even rent $8,472

Max offer price $991,000

Occupancy floor 95%

Sensitivity live

Price	-10% $525	-5% $243	+0% $-40	+5% $-322	+10% $-605
Rent	-10% $-705	-5% $-372	+0% $-40	+5% $293	+10% $626
Rate	-1.0pp $463	-0.5pp $214	base $-40	+0.5pp $-298	+1.0pp $-561

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$8,421
Total (3 units)			$8,422

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 S San Rafael Ave Pasadena, CA	5.0	6.0	3479	$19,500	$5.61	10d	1	0.84mi

Listing history 24 events

1. 2026-06-18
   days on market $998,000 Active 41 DOM
2. 2026-06-17
   days on market $998,000 Active 40 DOM
3. 2026-06-16
   days on market $998,000 Active 39 DOM
4. 2026-06-15
   days on market $998,000 Active 38 DOM
5. 2026-06-13
   days on market $998,000 Active 36 DOM
6. 2026-06-09
   days on market $998,000 Active 32 DOM
7. 2026-06-08
   days on market $998,000 Active 31 DOM
8. 2026-06-07
   days on market $998,000 Active 30 DOM
9. 2026-06-04
   days on market $998,000 Active 27 DOM
10. 2026-06-03
    days on market $998,000 Active 26 DOM
11. 2026-06-02
    days on market $998,000 Active 25 DOM
12. 2026-06-01
    days on market $998,000 Active 24 DOM
13. 2026-05-31
    days on market $998,000 Active 23 DOM
14. 2026-05-08
    listed $998,000 Active
15. 2026-04-30
    historical
16. 2026-02-02
    price $1,048,000
17. 2026-02-02
    listed $1,048,000 Active
18. 2026-02-02
    historical
19. 2025-11-20
    listed $1,098,000 Active
20. 2023-06-02
    soldstatus $975,000 Closed Sale
21. 2023-06-02
    soldstatus $975,000
22. 2023-05-18
    status Pending Sale
23. 2023-04-11
    listed $1,100,000 Active
24. 1984-11-21
    soldstatus $165,000

ⓘ 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: $12,523 · $1,044/mo
• Projected year-2 tax: $12,523 · $1,044/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $101,064
• − Mortgage interest: −$55,904
• − Property taxes: −$12,523
• − Insurance: −$4,990
• − Repairs & maintenance: −$8,085
• − Management: −$8,085
• − Depreciation: −$29,033
• Taxable loss: −$17,555
• Est. tax savings @ 24.0%: +$4,213
• After-tax cash flow: $3,738/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): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2699.0

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 56% White 24% Two or more races 22% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 47% 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: ▼ -1816.99%
• Current HPI: 637.0324
• Rent YoY: ▲ 1.34%
• 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

+504.8% since first listed

11 events — show timeline

• 2026-05-08 Listed $998,000 CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-02-02 Price Changed $1,048,000 CRMLS
• 2026-02-02 Listing Removed — CRMLS
• 2026-02-02 Listed $1,048,000 CRMLS
• 2025-11-20 Listed $1,098,000 CRMLS
• 2023-06-02 Sold (Public Records) $975,000 Public Records
• 2023-06-02 Sold (MLS) $975,000 CRMLS
• 2023-05-18 Pending — CRMLS
• 2023-04-11 Listed $1,100,000 CRMLS
• 1984-11-21 Sold (Public Records) $165,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $12,523 · +1.3% YoY. Source: county tax records.