6325 S Figueroa St · Los Angeles, CA 90003

$1,750,000

4 bd · 4.0 ba · 3,064 sqft · MultiFamily public records · 166 Days on market

Built 1923 9,610 sqft lot $571/sqft · 164% above area Est $1431k · 22% over

---

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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

First Time on the Market in 30 Years! Bungalow Style 10-Unit Apartment * * * Separately Metered for Gas and Electricity Owner Pays for Water * * * 5 Separate Buildings * * * 4 Units Will Be Delivered Vacant * * * Approximately 56% Rental Upside * * * 7.79% CAP Rate * * *

Key facts

• 9,610 sq ft lot
• Built 1923
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 10 × 1-bed/1-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $221/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 $1.60M (8.7% below list).
• Recommended offer: $1.54M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 flat; 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $15,974/mo this rent would consume 342% of the median local household income ($56k/yr) (locally 4550% 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 $12k of loan paydown is wiped out by about $52k 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 166 days — a 12% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $1.75M implies a 821% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $1,540,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% 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 1923 — 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. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,430,561
• List price: $1,750,000
• Delta: 22.33%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 W 57th St	0.62mi	5/4.0 (+1)	3,148 (+3%)	20mo	$825,000	$262	45
6114 Wall St	0.68mi	4/4.0	2,652 (-13%)	12mo	$860,000	$324	36

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-188,833
• Equity at exit: $260,931

10-year hold

• IRR: -5.8%
• Equity multiple: 0.67×
• Total profit: $-161,357
• Equity at exit: $151,308

Cash invested: $490,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 91.3×

Monthly cashflow live

• Estimated rent: $15,974 high
• Mortgage (P&I): −$9,177
• Tax from tax record: −$504 /mo · $6,051/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,355
• Net cashflow: $2,209

Break-even live

Break-even rent $13,178

Max offer price $1,750,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$15,970
Total (10 units)			$15,974

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	43d	1	0.03mi
715 W 58th St Los Angeles, CA	5.0	3.0	3500	$4,000	$1.14	24d	1	0.65mi
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	43d	1	0.76mi
631 W 83rd St Los Angeles, CA	3.0	2.0	4079	$2,995	$0.73	43d	1	1.22mi

Listing history 17 events

1. 2026-06-18
   days on market $1,750,000 Active 166 DOM
2. 2026-06-17
   days on market $1,750,000 Active 165 DOM
3. 2026-06-16
   days on market $1,750,000 Active 164 DOM
4. 2026-06-15
   days on market $1,750,000 Active 163 DOM
5. 2026-06-13
   days on market $1,750,000 Active 161 DOM
6. 2026-06-09
   days on market $1,750,000 Active 157 DOM
7. 2026-06-08
   days on market $1,750,000 Active 156 DOM
8. 2026-06-07
   days on market $1,750,000 Active 155 DOM
9. 2026-06-04
   days on market $1,750,000 Active 152 DOM
10. 2026-06-03
    days on market $1,750,000 Active 151 DOM
11. 2026-06-02
    days on market $1,750,000 Active 150 DOM
12. 2026-06-01
    days on market $1,750,000 Active 149 DOM
13. 2026-05-31
    days on market $1,750,000 Active 148 DOM
14. 2026-01-03
    listed $1,750,000 Active 288-char remark

    Show marketing remark (288 chars)

    First Time on the Market in 30 Years! Bungalow Style 10-Unit Apartment * * * Separately Metered for Gas and Electricity Owner Pays for Water * * * 5 Separate Buildings * * * 4 Units Will Be Delivered Vacant * * * Approximately 56% Rental Upside * * * 7.79% CAP Rate * * *

15. 1994-09-02
    soldstatus $190,000
16. 1989-10-02
    soldstatus $155,500
17. 1986-02-05
    soldstatus $185,000

ⓘ 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: $6,051 · $504/mo
• Projected year-2 tax: $13,300 · $1,108/mo
• Expected delta: +$7,249/yr (+$604/mo · 119.8%)

ⓘ 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 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: $191,688
• − Mortgage interest: −$98,027
• − Property taxes: −$6,051
• − Insurance: −$8,750
• − Repairs & maintenance: −$15,335
• − Management: −$15,335
• − Depreciation: −$50,909
• Taxable loss: −$2,720
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $27,159/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+845.9% since first listed

4 events — show timeline

• 2026-01-03 Listed $1,750,000 CRMLS
• 1994-09-02 Sold (Public Records) $190,000 Public Records
• 1989-10-02 Sold (Public Records) $155,500 Public Records
• 1986-02-05 Sold (Public Records) $185,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $6,051 · +2.6% YoY. Source: county tax records.