1737 W 37th Dr · Los Angeles, CA 90018

$575,000

4 bd · 2.0 ba · 2,372 sqft · MultiFamily public records · 23 Days on market

Built 1924 6,074 sqft lot $242/sqft · 37% below area Est $908k · 37% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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

Situated in a high-demand pocket of South Los Angeles near USC and Exposition Park, this investment property is being sold with long-term tenants already in place, offering you immediate income from day one. Location adds another layer of long-term upside potential, with consistent rental demand driven by proximity to educational institutions, transit and amenities. Featuring side-by-side 2-bedroom, 1-bath units, this duplex shares a single common wall and an appealing, tenant-friendly layout. Detached two-bay garage in the rear is accessed by a long driveway, and there's an additional paved parking pad for off-street flexibility. Whether you're establishing a foothold for your property portfolio or looking to expand into a desirable Los Angeles submarket, this duplex is the opportunity you've been looking for.

Key facts

• 6,074 sq ft lot
• 2 garage spots
• Built 1924

Tags

• DETACHED TWO-BAY GARAGE
• ADDITIONAL PAVED PARKING PAD
• OFF-STREET FLEXIBILITY

🏷️ Possibly a rental listed for sale. The $575,000 price doesn't fit this home's estimated sale value (~$908,481) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive. Per door: $469/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 $562k (2.2% below list).
• Recommended offer: $562k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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-, crime F, cost of living 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: Birdielee V. Bright Elementary (404 students, 92% FRL); Manual Arts Senior High (math 12% / reading 22%, grade F, #1,032 of 1,170 statewide, top 88%, 1,026 students, 97% FRL) — zoned schools average 95% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-24 pts) — the specific schools serving this property underperform the Los Angeles Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 120 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $5,623/mo this rent would consume 107% of the median local household income ($63k/yr) (locally 3780% 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 $17k 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 23 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $575k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $562,300 (2.2% 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 1924 — 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: 0.98% ✗
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $908,481
• List price: $575,000
• Delta: -36.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Leighton Ave	0.49mi	4/3.0	2,336 (-2%)	7mo	$625,000	$268	65
1801 W 39th St	0.38mi	5/3.0 (+1)	2,516 (+6%)	1mo	$1,085,000	$431	62
1844 Leighton Ave	0.56mi	4/2.0	2,310 (-3%)	9mo	$625,000	$271	62
3838 Arlington Ave	0.48mi	4/3.0	2,404 (+1%)	15mo	$960,000	$399	59
1805 W 35th St	0.38mi	4/3.0	2,116 (-11%)	2mo	$937,500	$443	59
1481 W 37th St	0.43mi	5/2.0 (+1)	2,554 (+8%)	6mo	$700,000	$274	57
1629 W 37th St	0.21mi	4/4.0	2,176 (-8%)	18mo	$960,000	$441	54
3553 Cimarron St	0.42mi	3/3.0 (-1)	2,068 (-13%)	6mo	$951,000	$460	45
1814 Leighton Ave	0.53mi	4/2.0	2,160 (-9%)	22mo	$830,000	$384	42
3918 Halldale Ave	0.58mi	5/2.0 (+1)	2,100 (-12%)	16mo	$675,000	$321	36
2717 S Hobart Blvd	0.75mi	3/3.0 (-1)	2,160 (-9%)	8mo	$760,000	$352	34
1235 W 39th St	0.71mi	3/2.0 (-1)	2,149 (-9%)	20mo	$765,000	$356	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-43,865
• Equity at exit: $85,734

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-2,669
• Equity at exit: $49,715

Cash invested: $161,000 (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 90018

• Rents YoY: 1.1%
• Active inventory: 120
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $5,623 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $939

Break-even live

Break-even rent $4,435

Max offer price $575,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,264	-5% $1,102	+0% $939	+5% $776	+10% $613
Rent	-10% $495	-5% $717	+0% $939	+5% $1,161	+10% $1,383
Rate	-1.0pp $1,228	-0.5pp $1,085	base $939	+0.5pp $790	+1.0pp $638

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,622
Total (2 units)			$5,623

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3780 S La Salle Ave Unit 1 Los Angeles, CA	5.0	3.0	1870	$4,999	$2.67	0d	1	0.29mi
1719 W 39th Pl Los Angeles, CA	5.0	3.0	1725	$4,650	$2.70	18d	1	0.43mi
3624 Arlington Ave Los Angeles, CA	4.0	2.0	1993	$4,150	$2.08	45d	1	0.45mi
3908 Halldale Ave Los Angeles, CA	5.0	3.0	1730	$4,700	$2.72	15d	1	0.57mi
3987 Dalton Ave Unit 1-4 Los Angeles, CA	4.0	4.5	1650	$4,650	$2.82	45d	1	0.69mi
1299 W 37th Dr Unit 1 Los Angeles, CA	5.0	3.0	1800	$5,600	$3.11	45d	1	0.72mi
2713 S La Salle Ave Los Angeles, CA	4.0	2.5	1800	$4,500	$2.50	26d	1	0.76mi
2716 S La Salle Ave Los Angeles, CA	3.0	3.0	2499	$5,400	$2.16	4d	1	0.77mi
1163 W 38th St Los Angeles, CA	3.0	3.0	2300	$3,420	$1.49	26d	1	0.80mi
1265 Browning Blvd Unit 1/2 Los Angeles, CA	4.0	4.0	1816	$3,666	$2.02	26d	1	0.81mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$4,969	$1.10	3d	9	0.83mi
1224 W 35th St Los Angeles, CA	4.0	4.0	1600	$1,240	$0.78	9d	1	0.88mi
1130 1/2 W 39th St Unit 1130 1/2 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	45d	1	0.90mi
1128 W 39th St Unit 1128 Los Angeles, CA	3.0	3.5	1614	$5,100	$3.16	26d	1	0.90mi
3944 S Budlong Ave Unit 223-3946 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	45d	1	0.93mi
3946 S Budlong Ave Unit 1/2 Los Angeles, CA	3.0	3.0	1793	$3,600	$2.01	45d	1	0.93mi
4240 Denker Ave Los Angeles, CA	4.0	3.0	2684	$2,500	$0.93	1d	1	1.00mi
3986 Hepburn Ave Los Angeles, CA	3.0	3.0	2151	$5,250	$2.44	45d	1	1.01mi
1766 W 25th St Los Angeles, CA	3.0	2.0	1900	$4,500	$2.37	45d	1	1.03mi
1766 W 25th St Unit 2 Los Angeles, CA	3.0	2.0	1900	$4,500	$2.37	45d	1	1.03mi
4284 S Hobart Blvd Los Angeles, CA	3.0	1.0	3040	$3,300	$1.09	45d	1	1.03mi
4062 S Budlong Ave Unit MAIN Los Angeles, CA	3.0	1.0	2000	$2,950	$1.48	45d	1	1.10mi
3940 Hubert Ave Los Angeles, CA	3.0	2.5	1900	$3,985	$2.10	26d	1	1.16mi
3420 12th Ave Unit 1/2 Los Angeles, CA	3.0	2.5	1800	$4,799	$2.67	1d	1	1.28mi
2017 S La Salle Ave Los Angeles, CA	5.0	3.0	2408	$4,995	$2.07	1d	1	1.32mi
902 W 41st St Los Angeles, CA	4.0	3.0	1600	$3,480	$2.17	26d	1	1.36mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	0d	2	1.39mi
2211 6th Ave Unit 1/2 Los Angeles, CA	4.0	4.5	1700	$4,800	$2.82	45d	1	1.40mi
2652 Ellendale Pl Los Angeles, CA	2.0–5.0	2.0–3.0	1200	$1,517	$1.26	45d	1	1.46mi

Listing history 4 events

1. 2026-05-08
   status Pending 822-char remark

   Show marketing remark (822 chars)

   Situated in a high-demand pocket of South Los Angeles near USC and Exposition Park, this investment property is being sold with long-term tenants already in place, offering you immediate income from day one. Location adds another layer of long-term upside potential, with consistent rental demand driven by proximity to educational institutions, transit and amenities. Featuring side-by-side 2-bedroom, 1-bath units, this duplex shares a single common wall and an appealing, tenant-friendly layout. Detached two-bay garage in the rear is accessed by a long driveway, and there's an additional paved parking pad for off-street flexibility. Whether you're establishing a foothold for your property portfolio or looking to expand into a desirable Los Angeles submarket, this duplex is the opportunity you've been looking for.

2. 2026-04-15
   listed $575,000 Active 822-char remark

   Show marketing remark (822 chars)

   Situated in a high-demand pocket of South Los Angeles near USC and Exposition Park, this investment property is being sold with long-term tenants already in place, offering you immediate income from day one. Location adds another layer of long-term upside potential, with consistent rental demand driven by proximity to educational institutions, transit and amenities. Featuring side-by-side 2-bedroom, 1-bath units, this duplex shares a single common wall and an appealing, tenant-friendly layout. Detached two-bay garage in the rear is accessed by a long driveway, and there's an additional paved parking pad for off-street flexibility. Whether you're establishing a foothold for your property portfolio or looking to expand into a desirable Los Angeles submarket, this duplex is the opportunity you've been looking for.

3. 1987-05-08
   soldstatus $110,000
4. 1986-07-25
   soldstatus $66,500

ⓘ 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: $2,981 · $248/mo
• Projected year-2 tax: $4,370 · $364/mo
• Expected delta: +$1,389/yr (+$116/mo · 46.6%)

ⓘ 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 6/10 Major 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: $67,476
• − Mortgage interest: −$32,209
• − Property taxes: −$2,981
• − Insurance: −$2,875
• − Repairs & maintenance: −$5,398
• − Management: −$5,398
• − Depreciation: −$16,727
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $10,812/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): 48,745
• Household income: $62,864
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 3780.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Black 24% Two or more races 16% White 8% Asian 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: British 2% Italian 1%
• Foreign-born: 37% · Canada, South Korea, China
• Languages at home: 38% English-only · Spanish 53% Korean 3% 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: ▼ -812.15%
• Current HPI: 490.9265
• Rent YoY: ▲ 1.15%
• 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

+764.7% since first listed

4 events — show timeline

• 2026-05-08 Pending — TheMLS
• 2026-04-15 Listed $575,000 TheMLS
• 1987-05-08 Sold (Public Records) $110,000 Public Records
• 1986-07-25 Sold (Public Records) $66,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,981 · +2.1% YoY. Source: county tax records.