2820 W Slauson Ave · Los Angeles, CA 90043

$849,998

11 bd · 6.0 ba · 3,326 sqft · MultiFamily public records · 7 Days on market

Built 1960 2,768 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 2 units. confirmed

Listing remarks MLS

We are pleased to present an opportunity to acquire a 3-Unit building that is situated on a 2,768 square foot lot located in the city of Los Angeles. The subject property is located at 2820 W Slauson Avenue, Los Angeles , CA 90043. The subject property is composed of (4) 3 bedroom and 2 bath units, and one of those units is Non Conforming. Each 3 bedroom unit is approximately 831 square feet. Each unit is separately metered for gas and electricity. The plumbing has been updated to copper piping. Newer dual pane windows. There is a detached structure in the rear of the property that is currently used as storage. One storage space allocated per unit. See attached Offering Memorandum in Documents section.

Key facts

• Intuit dome
• Commercial space
• Easy rail access

Tags

• MIXED-USE PROPERTY
• COMMERCIAL SPACE
• HYDE PARK METRO K LINE
• EASY RAIL ACCESS
• SOFI STADIUM
• INTUIT DOME

Property features AI

Finance

• Other: Property has one building; Common wall with one adjacent unit; Rent control applies; Tenants pay gas and electricity
• Financial info: Total building area: 3,326 (building area reported); Total # of units: 3; Gross scheduled income: $51,912; Gross income: $51,912; Total actual rent currently: $4,326; Net operating income: $41,460; Operating expenses: $10,452; Expenses include water/sewer: $3,972; insurance: $2,103; trash: $6,480; Two units are leased
• HOA & community: Curbs, street lighting, and sidewalks in the community

Exterior

• Parking: No designated parking
• Utilities: Public sewer; District/public water; Three separate gas meters; Three separate electric meters
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Built according to public records
• Exterior features: No pool

Interior

• Bedrooms: One unit with 3 bedrooms
• Bathrooms: One unit with 3 full bathrooms; Two units each with 2 full bathrooms
• Interior features: Front entry; Two levels
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2 × 6-bed/?-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $515/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Cap rate 7.7% 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 rising fast (+5.0%/yr); 142 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,769/mo this rent would consume 162% of the median local household income ($65k/yr) (locally 3295% 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 $6k of loan paydown is wiped out by about $26k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 28y 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 $849,998

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 1960 — 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-53,846
• Equity at exit: $126,737

10-year hold

• IRR: 6.0%
• Equity multiple: 1.49×
• Total profit: $115,592
• Equity at exit: $73,492

Cash invested: $237,999 (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 90043

• Rents YoY: 5.0%
• Active inventory: 142
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $8,769 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,085 /mo · $13,020/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,841
• Net cashflow: $1,031

Break-even live

Break-even rent $7,464

Max offer price $849,998

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	6	—	$8,770
Total (2 units)			$8,769

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $849,998 Active 7 DOM
2. 2026-06-17
   days on market $849,998 Active 6 DOM
3. 2026-06-16
   days on market $849,998 Active 5 DOM
4. 2026-06-15
   days on market $849,998 Active 4 DOM
5. 2026-06-13
   remarks 666-char remark
6. 2026-06-13
   listed $849,998 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: $13,020 · $1,085/mo
• Projected year-2 tax: $13,020 · $1,085/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 21 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: $105,228
• − Mortgage interest: −$47,613
• − Property taxes: −$13,020
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,418
• − Management: −$8,418
• − Depreciation: −$24,727
• Taxable loss: −$1,219
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $12,663/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 1%

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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+2025.0% since first listed

43 events — show timeline

• 2026-06-11 Listed $849,998 CRMLS
• 2024-07-22 Rental Removed $3,500 CRMLS
• 2024-05-21 Price Changed $3,500 CRMLS
• 2024-04-25 Price Changed $3,650 CRMLS
• 2024-03-18 Listed for Rent $3,700 CRMLS
• 2022-08-31 Sold (Public Records) $1,015,000 Public Records
• 2022-08-31 Sold (MLS) $1,000,000 TheMLS
• 2022-07-13 Contingent — TheMLS
• 2022-06-01 Price Changed $1,030,000 TheMLS
• 2022-04-27 Relisted — TheMLS
• 2022-04-15 Contingent — TheMLS
• 2022-03-21 Price Changed $1,075,000 TheMLS
• 2022-03-18 Relisted — TheMLS
• 2022-03-15 Contingent — TheMLS
• 2022-02-21 Listed $1,100,000 TheMLS
• 2018-10-30 Sold (Public Records) $775,000 Public Records
• 2018-10-30 Sold (MLS) $775,000 SDMLS
• 2018-10-30 Sold (MLS) $775,000 CRMLS
• 2018-09-26 Contingent — CRMLS
• 2018-09-10 Listed $750,000 SDMLS
• 2018-09-10 Listed $750,000 CRMLS
• 2016-05-25 Sold (MLS) $277,200 CRMLS
• 2016-05-25 Sold (MLS) $277,200 SDMLS
• 2016-05-06 Sold (Public Records) $277,500 Public Records
• 2016-04-27 Contingent — CRMLS
• 2016-03-15 Listed $299,000 CRMLS
• 2016-03-15 Listed $299,000 SDMLS
• 2016-01-28 Contingent — CRMLS
• 2016-01-27 Listing Removed — CRMLS
• 2016-01-27 Sold (MLS) $295,000 SDMLS
• 2016-01-27 Sold (MLS) $295,000 CRMLS
• 2015-12-03 Pending — CRMLS
• 2015-11-20 Relisted — CRMLS
• 2015-11-16 Pending — CRMLS
• 2015-10-22 Listed $299,000 CRMLS
• 2015-10-21 Listed $299,000 SDMLS
• 2011-05-05 Listing Removed — CRMLS
• 2010-05-18 Price Changed $445,000 CRMLS
• 2010-05-06 Listed $490,000 CRMLS
• 2008-06-05 Sold (Public Records) $510,000 Public Records
• 2003-06-17 Sold (Public Records) $40,000 Public Records
• 1998-10-27 Delisted — TheMLS
• 1998-06-27 Listed — TheMLS

Property tax history

+8.7%/yr

Latest (2025): $13,020 · +1.4% YoY. Source: county tax records.