1659 W 207th · Los Angeles, CA 90501

$2,200,000

12 bd · 6.0 ba · 5,116 sqft · MultiFamily public records · 76 Days on market

Built 1956 0.32 ac lot $430/sqft · 61% above area Est $2715k · 19% under ↓ 13% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Two 6 units buildings side by side. 1659 and 1653 w 207th St. Each 6 units buildings have 4 two bedrooms 1 bath and 2 three bedrooms 1 bath. On sight manage is living rent free.

Key facts

• 0.32 acre lot
• 12 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 12-bed/6.0-bath multifamily listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $2.20M).
• Recommended offer: $2.07M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+3.2%/yr); 96 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $30,666/mo this rent would consume 396% of the median local household income ($93k/yr) (locally 1972% 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 $15k of loan paydown is wiped out by about $66k 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 + 3.2% rent growth), your $616k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($2.07M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $800k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,067,999 (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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $2,715,415
• List price: $2,200,000
• Delta: -18.98%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Torrance	0.22mi	12/8.0	5,356 (+5%)	1mo	$1,460,000	$273	73

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $226,345
• Equity at exit: $328,027

10-year hold

• IRR: 18.7%
• Equity multiple: 2.58×
• Total profit: $970,816
• Equity at exit: $190,216

Cash invested: $616,000 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 76.7×

Monthly cashflow live

• Estimated rent: $30,666 medium
• Mortgage (P&I): −$11,537
• Tax est. 1.5%: −$2,750 /mo · $33,000/yr
• Insurance: −$917
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,440
• Net cashflow: $9,022

Break-even live

Break-even rent $19,245

Max offer price $2,200,000

Occupancy floor 66%

Sensitivity live

Price	-10% $10,543	-5% $9,783	+0% $9,022	+5% $8,262	+10% $7,502
Rent	-10% $6,600	-5% $7,811	+0% $9,022	+5% $10,234	+10% $11,445
Rate	-1.0pp $10,130	-0.5pp $9,582	base $9,022	+0.5pp $8,452	+1.0pp $7,872

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$14,334
▸ 6× units	3	1	$16,332
Total (12 units)			$30,666

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: $550,000
• Closing costs: $66,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $2,200,000 Active 76 DOM
2. 2026-06-18
   days on market $2,200,000 Active 73 DOM
3. 2026-06-17
   days on market $2,200,000 Active 72 DOM
4. 2026-06-16
   days on market $2,200,000 Active 71 DOM
5. 2026-06-15
   days on market $2,200,000 Active 70 DOM
6. 2026-06-13
   days on market $2,200,000 Active 68 DOM
7. 2026-06-09
   pricedays on market $2,200,000 Active 64 DOM
8. 2026-06-08
   days on market $2,600,000 Active 63 DOM
9. 2026-06-07
   days on market $2,600,000 Active 62 DOM
10. 2026-06-04
    days on market $2,600,000 Active 59 DOM
11. 2026-06-03
    days on market $2,600,000 Active 58 DOM
12. 2026-06-02
    days on market $2,600,000 Active 57 DOM
13. 2026-06-01
    days on market $2,600,000 Active 56 DOM
14. 2026-05-31
    days on market $2,600,000 Active 55 DOM
15. 2026-04-07
    status Active 177-char remark

    Show marketing remark (177 chars)

    Two 6 units buildings side by side. 1659 and 1653 w 207th St. Each 6 units buildings have 4 two bedrooms 1 bath and 2 three bedrooms 1 bath. On sight manage is living rent free.

16. 2026-04-07
    price $2,600,000 177-char remark

    Show marketing remark (177 chars)

    Two 6 units buildings side by side. 1659 and 1653 w 207th St. Each 6 units buildings have 4 two bedrooms 1 bath and 2 three bedrooms 1 bath. On sight manage is living rent free.

17. 2026-04-01
    listed $3,000,000 Active 177-char remark

    Show marketing remark (177 chars)

    Two 6 units buildings side by side. 1659 and 1653 w 207th St. Each 6 units buildings have 4 two bedrooms 1 bath and 2 three bedrooms 1 bath. On sight manage is living rent free.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 21 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: $367,992
• − Mortgage interest: −$123,234
• − Property taxes: −$33,000
• − Insurance: −$11,000
• − Repairs & maintenance: −$29,439
• − Management: −$29,439
• − Depreciation: −$64,000
• Taxable income: $77,879
• Est. tax owed @ 24.0%: −$18,691
• After-tax cash flow: $89,578/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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% 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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

-13.3% since first listed

3 events — show timeline

• 2026-04-07 Relisted — CRMLS
• 2026-04-07 Price Changed $2,600,000 CRMLS
• 2026-04-01 Listed $3,000,000 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $4,147 · +2.7% YoY. Source: county tax records.