4225 Folsom · East Los Angeles, CA 90063

$535,000

2 bd · 1.0 ba · 865 sqft · MultiFamily public records · 12 Days on market

Built 1958 5,296 sqft lot

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 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

STANDARD SALE | Investor Opportunity – Value-Add Duplex in East Los Angeles | Fully occupied property featuring two 2-bedroom, 1-bath units with below-market rents, providing immediate upside potential | Detached 2-car garage for rear unit, lot with expansion, and redevelopment possibilities (buyer to verify). Convenient location near Downtown LA, Cal State LA, major freeways, and public transportation. Ideal for investors seeking cash-flow growth and long-term appreciation.

Key facts

• Convenient location
• Value-add duplex
• 5,296 sq ft lot

Tags

• VALUE-ADD DUPLEX
• DETACHED 2-CAR GARAGE
• EXPANSION POSSIBILITIES
• REDEVELOPMENT POSSIBILITIES
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Total building area: 1,536; Average 2-bedroom area: 768; Lot described as 0–1 unit/acre; Year built source: public records; Property parcel number available

Exterior

• Parking: One unit includes an attached 2-car garage; Total parking for 2 vehicles
• Utilities: Public sewer; District/public water; Two separate water meters; Two separate gas meters; Two separate electric meters
• Home design: Duplex (2 units); Single-story; No shared/common walls; No accessory dwelling unit
• Construction: Two separate buildings
• Exterior features: No pool; Sidewalks on the property

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Ground-level entry
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive. Per door: $126/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (18.4% below list).
• Recommended offer: $437k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: employment C-, health & safety 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.
• Zoned schools: William R. Anton Elementary (477 students, 96% FRL); Belvedere Middle (727 students, 97% FRL); James A. Garfield Senior High (math 32% / reading 59%, grade D-, #417 of 1,170 statewide, top 36%, 2,247 students, 96% FRL) — zoned schools average 96% FRL vs 67% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.3%/yr); 84 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $4,366/mo this rent would consume 72% of the median local household income ($73k/yr) (locally 1857% 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 $16k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $436,600 (18.4% below list)

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-83,618
• Equity at exit: $79,770

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-102,498
• Equity at exit: $46,257

Cash invested: $149,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90063

• Rents YoY: -3.3%
• Active inventory: 84
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $4,366 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $253

Break-even live

Break-even rent $4,046

Max offer price $535,000

Occupancy floor 89%

Sensitivity live

Price	-10% $556	-5% $404	+0% $253	+5% $102	+10% $-50
Rent	-10% $-92	-5% $81	+0% $253	+5% $425	+10% $598
Rate	-1.0pp $522	-0.5pp $389	base $253	+0.5pp $114	+1.0pp $-27

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,366
Total (2 units)			$4,366

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4091 San Carlos St Unit 4089 Los Angeles, CA	2.0	1.0	1100	$2,695	$2.45	1d	1	0.42mi
4045 San Carlos St Los Angeles, CA	2.0	1.0	700	$2,550	$3.64	9d	1	0.43mi
3940 Dobinson St Unit 1 Los Angeles, CA	2.0	1.0	786	$2,300	$2.93	4d	1	0.43mi
1080 Geraghty Ave Los Angeles, CA	2.0	1.0	750	$2,199	$2.93	45d	1	0.53mi
1192 Stringer Ave Los Angeles, CA	2.0	1.0	882	$3,395	$3.85	9d	1	0.67mi
4737 Dozier St Los Angeles, CA	2.0	1.0	775	$2,300	$2.97	45d	1	0.69mi
150 1/2 S Bonnie Beach Pl Los Angeles, CA	1.0	1.0	700	$1,800	$2.57	26d	1	0.77mi
1414 N Hazard Ave Unit 1412 Los Angeles, CA	2.0	1.0	800	$2,495	$3.12	45d	1	0.80mi
1412 1/2 N Hazard Ave Los Angeles, CA	2.0	1.0	800	$2,495	$3.12	22d	1	0.80mi
3331 City Terrace Dr Los Angeles, CA	1.0	1.0	700	$1,800	$2.57	45d	1	0.88mi
1518 Norman Pl Los Angeles, CA	2.0	1.5	950	$2,499	$2.63	45d	1	0.93mi
132 N Ditman Ave Los Angeles, CA	3.0	2.0	1000	$2,875	$2.88	26d	1	0.97mi
364 S McBride Ave Los Angeles, CA	2.0	1.0	750	$3,250	$4.33	45d	1	1.01mi
3173 Fairmount St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	45d	1	1.03mi
3143 Wabash Ave Unit 3143-10 Los Angeles, CA	1.0	1.0	604	$1,590	$2.63	26d	1	1.05mi
3143 Wabash Ave Unit 3141-2 Los Angeles, CA	1.0	1.0	604	$1,590	$2.63	45d	1	1.05mi
1226 N Alma Ave Los Angeles, CA	2.0	1.0	892	$2,600	$2.91	45d	1	1.12mi
1562 Attridge Ave Los Angeles, CA	2.0	2.0	899	$3,500	$3.89	45d	1	1.14mi
1020 Sentinel Ave Los Angeles, CA	2.0	1.0	712	$2,500	$3.51	26d	1	1.18mi
1900 N Marianna Ave Los Angeles, CA	1.0	1.0	541	$1,625	$3.00	5d	2	1.32mi
2770 Marengo St Los Angeles, CA	1.0	1.0	550	$1,900	$3.45	26d	1	1.34mi
2736 Pomeroy Ave Los Angeles, CA	1.0	1.0	750	$1,553	$2.07	45d	2	1.35mi
1541 College View Dr Monterey Park, CA	2.0	1.5	800	$2,300	$2.88	0d	1	1.37mi
2800 Winter St Los Angeles, CA	2.0	1.0	1100	$2,995	$2.72	45d	1	1.42mi
1023 Tremont St Unit 9 Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	45d	1	1.44mi
1023 Tremont St Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	45d	1	1.44mi
1023 Tremont St Unit 1029 Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	45d	1	1.44mi
1023 Tremont St Unit 1029 Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	6d	1	1.44mi
1023 Tremont St Unit 1029 Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	9d	1	1.44mi
2757 Winter St Los Angeles, CA	1.0	1.0	600	$1,900	$3.17	45d	1	1.44mi
2819 Folsom St Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	45d	1	1.44mi
2681 Pomeroy Ave Unit 1/4 Los Angeles, CA	2.0	3.0	800	$2,900	$3.62	24d	1	1.45mi
3824 Princeton St Los Angeles, CA	2.0	1.0	980	$2,380	$2.43	16d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $535,000 Active 12 DOM
2. 2026-06-18
   days on market $535,000 Active 9 DOM
3. 2026-06-17
   days on market $535,000 Active 8 DOM
4. 2026-06-16
   days on market $535,000 Active 7 DOM
5. 2026-06-15
   days on market $535,000 Active 6 DOM
6. 2026-06-13
   days on market $535,000 Active 4 DOM
7. 2026-06-10
   remarks 479-char remark
8. 2026-06-10
   listed $535,000 Active 1 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: $2,012 · $168/mo
• Projected year-2 tax: $4,066 · $339/mo
• Expected delta: +$2,054/yr (+$171/mo · 102.1%)

ⓘ 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 ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,392
• − Mortgage interest: −$29,968
• − Property taxes: −$2,012
• − Insurance: −$2,675
• − Repairs & maintenance: −$4,191
• − Management: −$4,191
• − Depreciation: −$15,564
• Taxable loss: −$6,209
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $4,526/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,397
• Household income: $72,942
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1857.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 13% White 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 40% · Canada, China
• Languages at home: 17% English-only · Spanish 81%

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: ▼ -841.41%
• Current HPI: 476.1519
• Rent YoY: ▼ -3.30%
• 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

1 event — show timeline

• 2026-06-09 Listed $535,000 CRMLS

Property tax history

+2.7%/yr

Latest (2025): $2,012 · +8.5% YoY. Source: county tax records.