850 W 129th St · Los Angeles, CA 90247

$650,000

4 bd · 4.0 ba · 2,549 sqft · MultiFamily public records · 22 Days on market

Built 1955 8,628 sqft lot $255/sqft · 18% below area Est $797k · 18% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Four-unit building with one bedroom and one bathroom each is available for sale. The property is being sold "as is" at the seller's request. It requires some TLC. Please feel free to submit subject to inspection. The seller will review all reasonable and strong offers. For further information, please see the private remarks. Property will be sold with tenants in place per seller.

Key facts

• 8,628 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Unit rents currently $1,050 each (projected rent for units listed as $1,700); Scheduled/Actual: Actual
• Financial info: Gross scheduled rent: $4,200 per month; Gross operating income: $50,400 per year; Net operating income: $37,620 per year; Total annual expenses (reported): $1,065; Insurance expense: $200 (period not specified); Water expense: $550 (period not specified); Gardener expense: $100 (period not specified); Tax expense: $215 (period not specified); Gross rent multiplier: 12.89; Vacancy rate used: 1%; Vacancy allowance: $1,050; Owner pays gardener and water
• HOA & community: Four total units in the complex

Exterior

• Parking: Garage
• Utilities: Owner pays water
• Home design: Residential income property; Single-story
• Exterior features: No other structures on the lot; Zoned LAR3

Interior

• Kitchen: Garbage disposal (kitchen appliance)
• Bedrooms: Four 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Garbage disposal; One-level layout

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $640k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+1.8%/yr); 74 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,407/mo this rent would consume 115% of the median local household income ($77k/yr) (locally 2604% 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 $20k 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 22 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $640,250 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $796,723
• List price: $650,000
• Delta: -18.42%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $10,105
• Equity at exit: $96,917

10-year hold

• IRR: 9.9%
• Equity multiple: 1.73×
• Total profit: $132,520
• Equity at exit: $56,200

Cash invested: $182,000 (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 90247

• Rents YoY: 1.8%
• Active inventory: 74
• Price-to-rent: 29.3×

Monthly cashflow live

• Estimated rent: $7,407 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,555
• Net cashflow: $1,956

Break-even live

Break-even rent $4,931

Max offer price $650,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,324	-5% $2,140	+0% $1,956	+5% $1,772	+10% $1,588
Rent	-10% $1,371	-5% $1,664	+0% $1,956	+5% $2,249	+10% $2,541
Rate	-1.0pp $2,284	-0.5pp $2,122	base $1,956	+0.5pp $1,788	+1.0pp $1,617

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,408
Total (4 units)			$7,407

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 W 124th St Unit 2C Los Angeles, CA	4.0	3.0	2489	$1,000	$0.40	44d	1	0.54mi
734 W 139th St Gardena, CA	3.0	2.0	2000	$5,500	$2.75	2d	1	0.69mi
14045 Pearl Ln Gardena, CA	3.0	3.5	1830	$3,995	$2.18	3d	1	0.78mi
1543 W 124th St Los Angeles, CA	4.0	3.0	2242	$5,500	$2.45	8d	1	0.83mi
11919 Olive Glen Ln Los Angeles, CA	4.0	3.5	2050	$3,895	$1.90	44d	1	0.98mi
14412 Kiwi Ln #5 Gardena, CA	3.0	4.0	1920	$4,200	$2.19	44d	1	1.07mi
156 E 119th St Los Angeles, CA	5.0	3.0	1857	$3,800	$2.05	44d	1	1.28mi
251 E 118th Pl Los Angeles, CA	5.0	3.0	1753	$4,200	$2.40	16d	1	1.41mi
202 E 116th St Los Angeles, CA	5.0	3.0	3522	$4,500	$1.28	44d	1	1.47mi

Listing history 1 events

1. 2026-05-04
   listed $650,000 Active 392-char remark

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $4,940 · $412/mo
• Expected delta: +$2,351/yr (+$196/mo · 90.8%)

ⓘ 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 4/10 Moderate 6 d/yr ≥87°F today · 18 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: $88,884
• − Mortgage interest: −$36,410
• − Property taxes: −$2,589
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,111
• − Management: −$7,111
• − Depreciation: −$18,909
• Taxable income: $13,505
• Est. tax owed @ 24.0%: −$3,241
• After-tax cash flow: $20,235/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): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% Korean 5%

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: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• 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

Property tax history

+1.9%/yr

Latest (2025): $2,589 · +3.1% YoY. Source: county tax records.