1350 E 43rd St · Los Angeles, CA 90011

$649,900

1 bd · 1.0 ba · 384 sqft · MultiFamily public records · 66 Days on market

Built 1918 4,656 sqft lot $1692/sqft · 347% above area Est $631k · at est.

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +6.2/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• 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

This triplex features three detached units offering a total of approximately 1,668 sq ft of living space. The property is in fair condition and has seen recent improvements, including a newer roof. The layout includes one larger unit of approximately 900 sq ft and two additional units of about 384 sq ft each. A long driveway provides ample off-street parking, while the detached configuration enhances privacy and flexibility for tenants or future use. Located near USC, Exposition Park, Downtown Los Angeles. All units are tenant-occupied. Please do not disturb occupants

Key facts

• Near usc
• Newer roof
• Long driveway

Tags

• NEWER ROOF
• LONG DRIVEWAY
• DETACHED CONFIGURATION
• NEAR USC
• NEAR EXPOSITION PARK
• NEAR DOWNTOWN LOS ANGELES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $650k).
• Recommended offer: $611k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,038/mo this rent would consume 163% of the median local household income ($59k/yr) (locally 5930% 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 $4k of loan paydown is wiped out by about $19k 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 66 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $134k; list at $650k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $610,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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 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: 1.24% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $631,433
• List price: $649,900
• Delta: 2.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.13×
• Total profit: $24,334
• Equity at exit: $96,902

10-year hold

• IRR: 10.3%
• Equity multiple: 1.70×
• Total profit: $126,824
• Equity at exit: $56,191

Cash invested: $181,972 (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 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $8,038 high
• Mortgage (P&I): −$3,408
• Tax from tax record: −$262 /mo · $3,147/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,688
• Net cashflow: $2,409

Break-even live

Break-even rent $4,989

Max offer price $649,900

Occupancy floor 65%

Sensitivity live

Price	-10% $2,777	-5% $2,593	+0% $2,409	+5% $2,225	+10% $2,041
Rent	-10% $1,774	-5% $2,091	+0% $2,409	+5% $2,726	+10% $3,044
Rate	-1.0pp $2,736	-0.5pp $2,574	base $2,409	+0.5pp $2,240	+1.0pp $2,069

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$8,037
Total (3 units)			$8,038

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1185 E Vernon Ave Unit 20 Los Angeles, CA	—	1.0	300	$1,350	$4.50	25d	1	0.26mi
960 E Jefferson Blvd Apt 19 Los Angeles, CA	—	1.0	190	$994	$5.23	25d	1	0.74mi
1039 E 28th St Unit 301 Los Angeles, CA	1.0	1.0	330	$1,895	$5.74	25d	1	0.91mi
1120 E 25th St Unit 200 Los Angeles, CA	—	1.0	245	$1,920	$7.84	25d	1	1.01mi
1120 E 25th St Unit 200 Los Angeles, CA	1.0	1.0	245	$1,920	$7.84	0d	1	1.01mi
1120 E 25th St Unit 102 Los Angeles, CA	1.0	1.0	360	$1,700	$4.72	25d	1	1.01mi
1366 E 23rd St Los Angeles, CA	—	1.0	200	$1,500	$7.50	5d	1	1.01mi
5117-5123 S Avalon Blvd Los Angeles, CA	—	1.0	190	$1,055	$5.55	22d	1	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $649,900 Active 66 DOM
2. 2026-06-17
   days on market $649,900 Active 65 DOM
3. 2026-06-16
   days on market $649,900 Active 64 DOM
4. 2026-06-15
   days on market $649,900 Active 63 DOM
5. 2026-06-13
   days on market $649,900 Active 61 DOM
6. 2026-06-09
   days on market $649,900 Active 57 DOM
7. 2026-06-08
   days on market $649,900 Active 56 DOM
8. 2026-06-07
   days on market $649,900 Active 55 DOM
9. 2026-06-04
   days on market $649,900 Active 52 DOM
10. 2026-06-03
    days on market $649,900 Active 51 DOM
11. 2026-06-02
    days on market $649,900 Active 50 DOM
12. 2026-06-01
    days on market $649,900 Active 49 DOM
13. 2026-05-31
    days on market $649,900 Active 48 DOM
14. 2026-04-13
    listed $649,900 Active 574-char remark

    Show marketing remark (574 chars)

    This triplex features three detached units offering a total of approximately 1,668 sq ft of living space. The property is in fair condition and has seen recent improvements, including a newer roof. The layout includes one larger unit of approximately 900 sq ft and two additional units of about 384 sq ft each. A long driveway provides ample off-street parking, while the detached configuration enhances privacy and flexibility for tenants or future use. Located near USC, Exposition Park, Downtown Los Angeles. All units are tenant-occupied. Please do not disturb occupants

15. 2026-04-07
    historical
16. 2025-07-07
    listed $665,000 Active
17. 1990-08-01
    soldstatus $134,000
18. 1990-08-01
    soldstatus $134,000
19. 1988-03-07
    soldstatus $90,000
20. 1984-05-04
    soldstatus $58,000

ⓘ 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: $3,147 · $262/mo
• Projected year-2 tax: $4,939 · $412/mo
• Expected delta: +$1,792/yr (+$149/mo · 56.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°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: $96,456
• − Mortgage interest: −$36,405
• − Property taxes: −$3,147
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,716
• − Management: −$7,716
• − Depreciation: −$18,906
• Taxable income: $19,316
• Est. tax owed @ 24.0%: −$4,636
• After-tax cash flow: $24,270/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): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+1020.5% since first listed

7 events — show timeline

• 2026-04-13 Listed $649,900 CRMLS
• 2026-04-07 Listing Removed — CRMLS
• 2025-07-07 Listed $665,000 CRMLS
• 1990-08-01 Sold (Public Records) $134,000 Public Records
• 1990-08-01 Sold (Public Records) $134,000 Public Records
• 1988-03-07 Sold (Public Records) $90,000 Public Records
• 1984-05-04 Sold (Public Records) $58,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,147 · +1.3% YoY. Source: county tax records.