629-w GAGE Ave · Los Angeles, CA 90044

$599,990

1 bd · 1.0 ba · 672 sqft · MultiFamily public records · 81 Days on market

Built 1925 4,993 sqft lot $893/sqft · 146% above area Est $665k · 10% under

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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 +24.8/30.0
• ARV discount +11.9/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 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 MLS

WOW!!!!! WOW!!!!! WOW!!!!! WOW!!!! WOW!!!! WOW!!!! SUPER CLEAN TRIPLEX IN SOUTH CENTRAL LOS ANGELES WITH EASY ACCESS TO THE PROPERTY THE PROPERTY HAS 2 2BEDROOMS AND 1BA AND 1 1BEDROOM AND 1BA ALL RENTERS PAY ON TIME PROPERTY SITS NEAR ALMOST EVERYTHING 8MILES TO DTL , 6MILES TO USC, 10 MILES TO LAX PROPERTY HAS SEPARATE METERS EXCEPT WATER VERY STRONG POTENTIAL APPRECIATION OF RENTS BECAUSE WHERE THE PROPERTY IS SITUATED WILL NOT LAST

Key facts

• Super clean triplex
• 4,993 sq ft lot
• 3 garage spots

Tags

• SUPER CLEAN TRIPLEX
• EASY ACCESS TO THE PROPERTY
• SEPARATE METERS EXCEPT WATER
• NEAR ALMOST EVERYTHING

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $424/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $600k).
• Recommended offer: $564k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 soft (-2.5%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,322/mo this rent would consume 142% of the median local household income ($53k/yr) (locally 7490% 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 $18k 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 81 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $39k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; list at $600k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $563,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $665,266
• List price: $599,990
• Delta: -9.81%
• 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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-34,934
• Equity at exit: $89,460

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,587
• Equity at exit: $51,876

Cash invested: $167,997 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $6,322 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$326 /mo · $3,918/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,328
• Net cashflow: $1,271

Break-even live

Break-even rent $4,713

Max offer price $599,990

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,464
1× unit	1	1	$1,857
Total (3 units)			$6,322

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: $149,998
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W 62nd St Unit 4 Los Angeles, CA	1.0	1.0	546	$1,890	$3.46	2d	1	0.15mi
626 W 59th Pl Los Angeles, CA	2.0	1.0	680	$2,400	$3.53	43d	1	0.20mi
622 W 59th Pl Los Angeles, CA	2.0	1.0	680	$2,300	$3.38	43d	1	0.20mi
456 W 59th Pl Los Angeles, CA	—	1.0	400	$1,500	$3.75	43d	1	0.27mi
932 W 62nd St Los Angeles, CA	1.0	1.0	565	$1,550	$2.74	7d	1	0.30mi
5862 1/2 Denver Ave Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	43d	1	0.35mi
5862 1/2 Denver Ave Unit 5846 Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	7d	1	0.35mi
5842 Denver Ave Unit 5840 Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	20d	1	0.39mi
5842 Denver Ave Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	43d	1	0.39mi
1033 W 62nd St Los Angeles, CA	2.0	1.0	725	$2,500	$3.45	24d	1	0.44mi
616 W 58th St Los Angeles, CA	2.0	1.0	649	$2,700	$4.16	24d	1	0.45mi
616 W 58th St Los Angeles, CA	2.0	1.0	649	$2,700	$4.16	43d	1	0.45mi
713 1/2 57th St Los Angeles, CA	1.0	1.0	550	$1,900	$3.45	43d	1	0.53mi
713 W 57th St Los Angeles, CA	1.0	1.0	500	$1,800	$3.60	43d	1	0.54mi
445 W Florence Ave Los Angeles, CA	1.0	1.0	255	$1,423	$5.57	43d	3	0.58mi
5606 S Figueroa St Los Angeles, CA	—	1.0	400	$1,385	$3.46	7d	1	0.59mi
443 W Florence Ave Unit 445 Los Angeles, CA	1.0	1.0	358	$1,423	$3.97	22d	1	0.59mi
934 W 71st St Unit 934 1/2 Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	43d	1	0.61mi
832 W Florence Ave Unit 2 Los Angeles, CA	1.0	1.0	570	$1,850	$3.25	43d	1	0.62mi
832 W Florence Ave Apt 7 Los Angeles, CA	—	1.0	420	$1,520	$3.62	43d	1	0.62mi
1018 W 57th St Los Angeles, CA	1.0	1.0	457	$1,673	$3.66	43d	2	0.65mi
107 E 65th St Apt 3 Los Angeles, CA	1.0	1.0	470	$1,795	$3.82	24d	1	0.67mi
100 E 66th St Los Angeles, CA	1.0	1.0	580	$1,675	$2.89	24d	1	0.69mi
5600 S Broadway Unit 4 Los Angeles, CA	1.0	1.0	410	$1,800	$4.39	43d	1	0.70mi
533 W 75th St Unit 3 Los Angeles, CA	1.0	1.0	600	$2,298	$3.83	7d	1	0.76mi
533 W 75th St Unit 3 Los Angeles, CA	1.0	1.0	600	$2,298	$3.83	43d	1	0.76mi
7311 S Broadway Unit 100 Los Angeles, CA	1.0	1.0	367	$2,100	$5.72	43d	1	0.76mi
6914 1/2 Main St Los Angeles, CA	—	1.0	700	$1,950	$2.79	7d	1	0.79mi
932 W 74th St Los Angeles, CA	1.0	1.0	700	$1,995	$2.85	43d	1	0.79mi
240 W 54th St Unit 1/2 Los Angeles, CA	1.0	1.0	650	$1,800	$2.77	43d	1	0.81mi
1114 3/4 W 55th St Los Angeles, CA	1.0	1.0	457	$2,289	$5.01	24d	1	0.82mi
1114 W 55th St Los Angeles, CA	1.0	1.0	457	$2,289	$5.01	22d	1	0.82mi
927 3/4 W 75th St Los Angeles, CA	1.0	1.0	555	$1,750	$3.15	24d	1	0.83mi
7524 S Hoover St Los Angeles, CA	1.0	1.0	371	$1,556	$4.19	3d	2	0.84mi
239 E 65th St Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	7d	1	0.85mi
1356 W 60th Pl Los Angeles, CA	1.0	1.0	450	$1,700	$3.78	43d	1	0.86mi
342 W 52nd Pl Unit 342 Los Angeles, CA	1.0	1.0	400	$2,100	$5.25	43d	1	0.87mi
340 W 52nd Pl Los Angeles, CA	1.0	1.0	400	$2,100	$5.25	43d	1	0.87mi
6570 Normandie Ave Unit 228 Los Angeles, CA	1.0	1.0	610	$1,800	$2.95	43d	1	0.90mi
219 W 53rd St Los Angeles, CA	1.0	1.0	469	$2,289	$4.88	43d	1	0.91mi

Listing history 46 events

1. 2026-06-18
   days on market $599,990 Active 81 DOM
2. 2026-06-17
   remarks 505-char remark
3. 2026-06-17
   pricedays on market $599,990 Active 80 DOM
4. 2026-06-16
   days on market $628,900 Active 79 DOM
5. 2026-06-15
   days on market $628,900 Active 78 DOM
6. 2026-06-13
   days on market $628,900 Active 76 DOM
7. 2026-06-09
   days on market $628,900 Active 72 DOM
8. 2026-06-08
   days on market $628,900 Active 71 DOM
9. 2026-06-07
   days on market $628,900 Active 70 DOM
10. 2026-06-04
    days on market $628,900 Active 67 DOM
11. 2026-06-03
    days on market $628,900 Active 66 DOM
12. 2026-06-02
    days on market $628,900 Active 65 DOM
13. 2026-06-01
    days on market $628,900 Active 64 DOM
14. 2026-06-01
    price $628,900 Active 63 DOM
15. 2026-05-31
    days on market $638,900 Active 63 DOM
16. 2026-03-29
    listed $638,900 Active 458-char remark

    Show marketing remark (458 chars)

    WOW!!!!! WOW!!!!! WOW!!!!! WOW!!!! WOW!!!! WOW!!!! SUPER CLEAN TRIPLEX IN SOUTH CENTRAL LOS ANGELES WITH EASY ACCESS TO THE PROPERTY THE PROPERTY HAS 2 2BEDROOMS AND 1BA AND 1 1BEDROOM AND 1BA ALL RENTERS PAY ON TIME PROPERTY SITS NEAR ALMOST EVERYTHING 8MILES TO DTL , 6MILES TO USC, 10 MILES TO LAX PROPERTY HAS SEPARATE METERS EXCEPT WATER VERY STRONG POTENTIAL APPRECIATION OF RENTS BECAUSE WHERE THE PROPERTY IS SITUATED WILL NOT LAST

17. 2025-09-17
    historical
18. 2025-08-12
    price $649,999
19. 2025-07-07
    price $675,000
20. 2025-05-06
    price $699,999
21. 2025-04-14
    listed $725,000 Active
22. 2022-08-25
    historical
23. 2022-04-09
    price $699,300
24. 2022-03-17
    listed $737,400 Active
25. 2014-10-08
    historical
26. 2014-06-03
    price $425,000
27. 2014-05-03
    listed $450,000 Active
28. 2009-10-02
    soldstatus $225,000 Closed
29. 2009-07-18
    historical
30. 2009-07-15
    price $194,000 Active
31. 2009-07-15
    status Active
32. 2009-07-14
    historical
33. 2009-06-03
    status
34. 2009-04-23
    historical
35. 2009-02-14
    listed $265,000
36. 2006-04-03
    soldstatus $499,000
37. 2006-04-03
    soldstatus $499,000
38. 2006-02-16
    listed $499,000
39. 2006-02-13
    historical
40. 2006-02-03
    historical
41. 2005-12-12
    listed $499,000
42. 2005-08-03
    listed $499,000
43. 2004-04-09
    soldstatus $255,000
44. 2004-03-09
    historical
45. 2003-10-11
    listed $260,000
46. 1979-02-28
    soldstatus $22,000

ⓘ 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: $3,918 · $326/mo
• Projected year-2 tax: $4,560 · $380/mo
• Expected delta: +$642/yr (+$54/mo · 16.4%)

ⓘ 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 ≥88°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: $75,864
• − Mortgage interest: −$33,609
• − Property taxes: −$3,918
• − Insurance: −$3,000
• − Repairs & maintenance: −$6,069
• − Management: −$6,069
• − Depreciation: −$17,454
• Taxable income: $5,745
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $13,879/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+2804.1% since first listed

31 events — show timeline

• 2026-03-29 Listed $638,900 CRMLS
• 2025-09-17 Listing Removed — CRMLS
• 2025-08-12 Price Changed $649,999 CRMLS
• 2025-07-07 Price Changed $675,000 CRMLS
• 2025-05-06 Price Changed $699,999 CRMLS
• 2025-04-14 Listed $725,000 CRMLS
• 2022-08-25 Listing Removed — CRMLS
• 2022-04-09 Price Changed $699,300 CRMLS
• 2022-03-17 Listed $737,400 CRMLS
• 2014-10-08 Listing Removed — CRMLS
• 2014-06-03 Price Changed $425,000 CRMLS
• 2014-05-03 Listed $450,000 CRMLS
• 2009-10-02 Sold (MLS) $225,000 TheMLS
• 2009-07-18 Delisted — TheMLS
• 2009-07-15 Relisted — TheMLS
• 2009-07-15 Price Changed $194,000 TheMLS
• 2009-07-14 Delisted — TheMLS
• 2009-06-03 Relisted — TheMLS
• 2009-04-23 Delisted — TheMLS
• 2009-02-14 Listed $265,000 TheMLS
• 2006-04-03 Sold (Public Records) $499,000 Public Records
• 2006-04-03 Sold (MLS) $499,000 CRMLS
• 2006-02-16 Listed $499,000 CRMLS
• 2006-02-13 Listing Removed — CRMLS
• 2006-02-03 Listing Removed — CRMLS
• 2005-12-12 Listed $499,000 CRMLS
• 2005-08-03 Listed $499,000 CRMLS
• 2004-04-09 Sold (Public Records) $255,000 Public Records
• 2004-03-09 Listing Removed — CRMLS
• 2003-10-11 Listed $260,000 CRMLS
• 1979-02-28 Sold (Public Records) $22,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $3,918 · +2.0% YoY. Source: county tax records.