1344 253rd St · Los Angeles, CA 90710

$1,550,000

17 bd · 8.0 ba · 5,099 sqft · MultiFamily public records · 13 Days on market

Built 1958 6,957 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 +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

We are proud to present 1344 W 253rd Street, an 8-unit two-story apartment building in Harbor City, California offered at $1,550,000. Built in 1958, the unit mix includes eight residential units with a mix of two-bedroom and three-bedroom floor plans. The property has undergone several improvements including tile flooring throughout, upgraded kitchen cabinetry and countertops, enhanced wall heaters and ceiling fans, new stucco and exterior paint, newer water heaters, copper plumbing, and dual-pane windows. The complex shares a secured courtyard and parking with the adjacent 8-unit building at 1340 W 253rd Street (MLS# 26664277), and both properties must be sold concurrently at a combined as

Key facts

• New stucco
• Copper plumbing
• Tile flooring

Tags

• SECURED COURTYARD
• UPGRADED KITCHEN CABINETRY
• TILE FLOORING
• NEW STUCCO
• DUAL PANE WINDOWS
• COPPER PLUMBING

Property features AI

Finance

• Other: Actual rental reporting provided for units with current and projected rents
• Financial info: Gross income reported at $302,024; Gross operating income reported at $301,490; Net operating income reported at $191,030; Total annual expenses reported at $110,460; Cap rate approximately 6.16; Gross rent multiplier approximately 10.11; Rent control indicated (100)
• HOA & community: Complex contains 8 total units

Exterior

• Parking: Assigned garage parking; Total of 6 parking spaces
• Security: Card/code access; Gated; Resident manager on site
• Utilities: Water heaters present; Tenants responsible for gas and electric
• Home design: Residential income property; Multi-level (2 total floors); Single building (8 units)
• Construction: No other structures on site
• Exterior features: Alley access; Lot approximately 0.16 acres

Interior

• Kitchen: No specific appliances listed
• Bedrooms: One 3-bedroom unit; Seven 2-bedroom units
• Bathrooms: One bathroom in the 3‑bedroom unit; One bathroom in each 2‑bedroom unit
• Heating & cooling: Other heating; Other cooling
• Interior features: Card/code access; Gated property; On-site resident manager
• Laundry & utility: Water heaters present; Tenants pay gas and electric

What this means for you Summary

Snapshot

• This is a 4×2bd/1.0ba + 4×3bd/1.0ba units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive. Per door: $571/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.55M).
• Cap rate 9.8% 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 rising (+3.1%/yr); 63 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 $19,212/mo this rent would consume 280% of the median local household income ($82k/yr) (locally 979% 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 $11k of loan paydown is wiped out by about $46k 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 + 3.1% rent growth), your $434k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 31y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,550,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $42,564
• Equity at exit: $231,110

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $423,031
• Equity at exit: $134,016

Cash invested: $434,000 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 60.7×

Monthly cashflow live

• Estimated rent: $19,212 high
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,834 /mo · $22,014/yr
• Insurance: −$646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,035
• Net cashflow: $4,569

Break-even live

Break-even rent $13,429

Max offer price $1,550,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,504
▸ 4× units	3	1	$10,708
Total (8 units)			$19,212

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $1,550,000 Active 13 DOM
2. 2026-06-17
   days on market $1,550,000 Active 12 DOM
3. 2026-06-16
   days on market $1,550,000 Active 11 DOM
4. 2026-06-15
   days on market $1,550,000 Active 10 DOM
5. 2026-06-13
   days on market $1,550,000 Active 8 DOM
6. 2026-06-09
   days on market $1,550,000 Active 4 DOM
7. 2026-06-08
   days on market $1,550,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $1,550,000 Active 2 DOM

ⓘ 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: $22,014 · $1,834/mo
• Projected year-2 tax: $22,014 · $1,834/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°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: $230,544
• − Mortgage interest: −$86,824
• − Property taxes: −$22,014
• − Insurance: −$7,750
• − Repairs & maintenance: −$18,444
• − Management: −$18,444
• − Depreciation: −$45,091
• Taxable income: $31,978
• Est. tax owed @ 24.0%: −$7,675
• After-tax cash flow: $47,151/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): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+1048.1% since first listed

32 events — show timeline

• 2026-06-05 Listed $1,550,000 TheMLS
• 2025-11-07 Price Changed — TheMLS
• 2025-08-25 Price Changed — TheMLS
• 2025-06-17 Listed — TheMLS
• 2020-11-20 Sold (Public Records) $3,100,000 Public Records
• 2012-12-07 Sold (Public Records) $2,080,000 Public Records
• 2011-05-10 Listing Removed — CRMLS
• 2011-04-22 Listed $1,799,000 CRMLS
• 2003-11-16 Listing Removed — CRMLS
• 2003-06-11 Listed $429,000 CRMLS
• 2002-06-25 Sold (Public Records) $420,000 Public Records
• 2002-05-01 Price Changed $429,000 CRMLS
• 2002-05-01 Price Changed $429,000 CRMLS
• 2002-05-01 Price Changed $429,000 CRMLS
• 2002-05-01 Price Changed $429,000 CRMLS
• 2002-04-30 Sold (MLS) $430,000 CRMLS
• 2002-04-30 Price Changed $879,876 CRMLS
• 2002-04-30 Price Changed $879,876 CRMLS
• 2002-04-30 Sold (MLS) $430,000 CRMLS
• 2002-04-30 Price Changed $879,876 CRMLS
• 2002-04-30 Sold (MLS) $430,000 CRMLS
• 2002-04-30 Sold (MLS) $430,000 CRMLS
• 2001-07-17 Listing Removed — CRMLS
• 2001-05-10 Listed $425,000 CRMLS
• 1997-08-29 Listing Removed — CRMLS
• 1997-03-20 Listed $360,000 CRMLS
• 1996-08-29 Listing Removed — CRMLS
• 1996-05-29 Listed $385,000 CRMLS
• 1996-04-30 Listing Removed — CRMLS
• 1995-10-30 Listed $370,000 CRMLS
• 1987-11-06 Sold (Public Records) $395,000 Public Records
• 1978-01-20 Sold (Public Records) $135,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $22,014 · +1.3% YoY. Source: county tax records.