3770 Maple Ave · Los Angeles, CA 90011

$724,500

4 bd · 4.0 ba · 4,410 sqft · MultiFamily · 76 Days on market

Built 1905 Poor condition 5,153 sqft lot $164/sqft · 31% below area Est $1051k · 31% under ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +1.0/5.0
• 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

Welcome to 3770 Maple Avenue. An extraordinary commercial property featuring a magnificent, landmark church and three additional units, offering endless possibilities. The first unit is the original church space, a stunning architectural gem. The second unit is the congregation area, featuring a large, well-appointed kitchen and a generously sized office space ideal for both productive work and hosting gatherings. Units three and four are expansive, large two-bedroom, one-bath homes, each boasting separate living and dining areas, a grand kitchen perfect for family meals or entertaining guests, and plenty of space for relaxation. For a family looking for room to grow or a bachelor seeking a spacious modern retreat, these units are ready to impress. Likewise, a church seeking expansion or an investor envisioning a full residential conversion, the potential is amazing! The highest and best use for this building is to convert it to Section 8 residential housing. Currently, Section 8 is paying rents as high as $2,700 for two-bedroom units. All units will be delivered VACANT. Limited info. on expenses of building. It is the buyer's responsibility to verify and confirm all property characteristics and all aspects of it as well as financial details. The property is sold AS IS. This rare gem will not last. Schedule your private showing today!

Key facts

• Grand kitchen
• 5,153 sq ft lot
• Parking

Tags

• WELL-APPOINTED KITCHEN
• GENEROUSLY SIZED OFFICE SPACE
• GRAND KITCHEN
• SPACIOUS MODERN RETREAT
• FULL RESIDENTIAL CONVERSION

🏷️ Possibly a rental listed for sale. The $724,500 price doesn't fit this home's estimated sale value (~$1,051,010) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $724k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $724k).
• Recommended offer: $681k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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); 125 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $12,486/mo this rent would consume 254% 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 $5k of loan paydown is wiped out by about $22k 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 + 0.0% rent growth), your $203k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($681k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $681,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $1,051,010
• List price: $724,500
• Delta: -31.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 1.77×
• Total profit: $155,547
• Equity at exit: $108,025

10-year hold

• IRR: 25.8%
• Equity multiple: 2.94×
• Total profit: $393,139
• Equity at exit: $62,642

Cash invested: $202,860 (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: 125
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $12,486 high
• Mortgage (P&I): −$3,799
• Tax est. 1.5%: −$906 /mo · $10,868/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,622
• Net cashflow: $4,857

Break-even live

Break-even rent $6,338

Max offer price $724,500

Occupancy floor 56%

Sensitivity live

Price	-10% $5,358	-5% $5,107	+0% $4,857	+5% $4,607	+10% $4,356
Rent	-10% $3,871	-5% $4,364	+0% $4,857	+5% $5,350	+10% $5,843
Rate	-1.0pp $5,222	-0.5pp $5,041	base $4,857	+0.5pp $4,669	+1.0pp $4,478

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,616
▸ 2× units	1	1	$3,870
Total (6 units)			$12,486

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: $181,125
• Closing costs: $21,735
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 E 36th St Unit 145 Los Angeles, CA	5.0	3.0	4500	$5,400	$1.20	25d	1	0.25mi
225 E 30th St Unit 225 1/2 Los Angeles, CA	3.0	2.0	4346	$3,100	$0.71	45d	1	0.59mi
217 E 29th St Unit 217 And 217 1 2 Los Angeles, CA	4.0	4.0	3000	$850	$0.28	0d	1	0.65mi
215 E 29th St Unit 1 Los Angeles, CA	4.0	4.0	4000	$750	$0.19	25d	1	0.66mi
1265 E Adams Blvd Unit 1 Los Angeles, CA	5.0	4.0	4000	$749	$0.19	25d	1	1.28mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	2d	9	1.41mi

Listing history 17 events

1. 2026-06-21
   days on market $724,500 Active 76 DOM
2. 2026-06-18
   days on market $724,500 Active 73 DOM
3. 2026-06-17
   days on market $724,500 Active 72 DOM
4. 2026-06-16
   days on market $724,500 Active 71 DOM
5. 2026-06-15
   days on market $724,500 Active 70 DOM
6. 2026-06-13
   days on market $724,500 Active 68 DOM
7. 2026-06-09
   days on market $724,500 Active 64 DOM
8. 2026-06-08
   days on market $724,500 Active 63 DOM
9. 2026-06-07
   days on market $724,500 Active 62 DOM
10. 2026-06-04
    days on market $724,500 Active 59 DOM
11. 2026-06-03
    days on market $724,500 Active 58 DOM
12. 2026-06-02
    days on market $724,500 Active 57 DOM
13. 2026-06-01
    days on market $724,500 Active 56 DOM
14. 2026-05-31
    days on market $724,500 Active 55 DOM
15. 2026-05-16
    price $745,500 1358-char remark

    Show marketing remark (1358 chars)

    Welcome to 3770 Maple Avenue. An extraordinary commercial property featuring a magnificent, landmark church and three additional units, offering endless possibilities. The first unit is the original church space, a stunning architectural gem. The second unit is the congregation area, featuring a large, well-appointed kitchen and a generously sized office space ideal for both productive work and hosting gatherings. Units three and four are expansive, large two-bedroom, one-bath homes, each boasting separate living and dining areas, a grand kitchen perfect for family meals or entertaining guests, and plenty of space for relaxation. For a family looking for room to grow or a bachelor seeking a spacious modern retreat, these units are ready to impress. Likewise, a church seeking expansion or an investor envisioning a full residential conversion, the potential is amazing! The highest and best use for this building is to convert it to Section 8 residential housing. Currently, Section 8 is paying rents as high as $2,700 for two-bedroom units. All units will be delivered VACANT. Limited info. on expenses of building. It is the buyer's responsibility to verify and confirm all property characteristics and all aspects of it as well as financial details. The property is sold AS IS. This rare gem will not last. Schedule your private showing today!

16. 2026-04-28
    price $794,500 1358-char remark

    Show marketing remark (1358 chars)

    Welcome to 3770 Maple Avenue. An extraordinary commercial property featuring a magnificent, landmark church and three additional units, offering endless possibilities. The first unit is the original church space, a stunning architectural gem. The second unit is the congregation area, featuring a large, well-appointed kitchen and a generously sized office space ideal for both productive work and hosting gatherings. Units three and four are expansive, large two-bedroom, one-bath homes, each boasting separate living and dining areas, a grand kitchen perfect for family meals or entertaining guests, and plenty of space for relaxation. For a family looking for room to grow or a bachelor seeking a spacious modern retreat, these units are ready to impress. Likewise, a church seeking expansion or an investor envisioning a full residential conversion, the potential is amazing! The highest and best use for this building is to convert it to Section 8 residential housing. Currently, Section 8 is paying rents as high as $2,700 for two-bedroom units. All units will be delivered VACANT. Limited info. on expenses of building. It is the buyer's responsibility to verify and confirm all property characteristics and all aspects of it as well as financial details. The property is sold AS IS. This rare gem will not last. Schedule your private showing today!

17. 2026-04-06
    listed $849,500 Active 1358-char remark

    Show marketing remark (1358 chars)

    Welcome to 3770 Maple Avenue. An extraordinary commercial property featuring a magnificent, landmark church and three additional units, offering endless possibilities. The first unit is the original church space, a stunning architectural gem. The second unit is the congregation area, featuring a large, well-appointed kitchen and a generously sized office space ideal for both productive work and hosting gatherings. Units three and four are expansive, large two-bedroom, one-bath homes, each boasting separate living and dining areas, a grand kitchen perfect for family meals or entertaining guests, and plenty of space for relaxation. For a family looking for room to grow or a bachelor seeking a spacious modern retreat, these units are ready to impress. Likewise, a church seeking expansion or an investor envisioning a full residential conversion, the potential is amazing! The highest and best use for this building is to convert it to Section 8 residential housing. Currently, Section 8 is paying rents as high as $2,700 for two-bedroom units. All units will be delivered VACANT. Limited info. on expenses of building. It is the buyer's responsibility to verify and confirm all property characteristics and all aspects of it as well as financial details. The property is sold AS IS. This rare gem will not last. Schedule your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $149,832
• − Mortgage interest: −$40,583
• − Property taxes: −$10,868
• − Insurance: −$3,622
• − Repairs & maintenance: −$11,987
• − Management: −$11,987
• − Depreciation: −$21,076
• Taxable income: $49,709
• Est. tax owed @ 24.0%: −$11,930
• After-tax cash flow: $46,355/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the deteriorating exterior, interior, and mechanical systems.

Repairs flagged

• Major roof — Visible rust and peeling
• Major exterior paint — Severe peeling and weathering
• Major interior paint — Peeling and worn
• Major flooring — Exposed subfloor and damage
• Major kitchen and bathroom flooring — Exposed pipes and damage
• Major HVAC/mechanicals — Exposed pipes and cluttered spaces

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Improves living spaces and value
• Both Fix exposed pipes — Ensures functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible rust and peeling	Major	$15,000–50,000
exterior paint · Severe peeling and weathering	Major	$15,000–50,000
interior paint · Peeling and worn	Major	$15,000–50,000
flooring · Exposed subfloor and damage	Major	$15,000–50,000
kitchen and bathroom flooring · Exposed pipes and damage	Major	$15,000–50,000
HVAC/mechanicals · Exposed pipes and cluttered spaces	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves living spaces and value ↑
• Both Fix exposed pipes — Ensures functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.2% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $745,500 TheMLS
• 2026-04-28 Price Changed $794,500 TheMLS
• 2026-04-06 Listed $849,500 TheMLS