147 E 55th · Los Angeles, CA 90011

$890,000

8 bd · 4.0 ba · 3,284 sqft · MultiFamily public records · 58 Days on market

Built 1964 4,836 sqft lot $271/sqft · at area comps Est $852k · at est.

---

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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• ARV discount +5.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 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: 4 units. confirmed

Listing remarks MLS

This well-maintained fourplex at 147 E 55th Street offers an excellent opportunity in a high-density Los Angeles submarket. Built in 1964 and featuring a newer roof, the property consists of four spacious 2-bedroom, 1-bathroom units. The 4,836 SQFT lot provides dedicated rear parking for each unit. Benefiting from years of professional management, the building is primed for stability, long-term rent growth and upon vacancy turnover a +/-70% upside in rents. Tenants enjoy effortless commuting with quick access to major freeways, placing Downtown LA, USC, and SoFi Stadium just minutes away.

Key facts

• Newer roof
• 4,836 sq ft lot
• 4 parking spots

Tags

• NEWER ROOF
• DEDICATED REAR PARKING
• QUICK ACCESS TO MAJOR FREEWAYS
• MINUTES AWAY FROM DOWNTOWN LA
• MINUTES AWAY FROM USC
• MINUTES AWAY FROM SOFI STADIUM

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $467/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $890k).
• Recommended offer: $863k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 falling (-8.2%/yr); 126 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,671/mo this rent would consume 197% 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 $6k of loan paydown is wiped out by about $27k 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 58 days — a 3% lower offer ($863k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $599k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $863,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $852,498
• List price: $890,000
• Delta: 4.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 W 56th	0.45mi	8/4.0	3,140 (-4%)	2mo	$945,000	$301	70
204 W 52nd Pl	0.26mi	9/5.5 (+1)	3,388 (+3%)	11mo	$1,190,000	$351	62
6211 S San Pedro St	0.68mi	8/4.0	3,288 (+0%)	16mo	$960,000	$292	54
323 W 60th	0.64mi	7/— (-1)	3,035 (-8%)	5mo	$825,000	$272	48
204 E 61st St	0.59mi	7/4.5 (-1)	3,130 (-5%)	13mo	$1,000,000	$319	47
5847 Denver Ave	0.74mi	8/4.0	3,188 (-3%)	16mo	$915,000	$287	47
640 E 49th St	0.61mi	8/4.0	2,914 (-11%)	14mo	$800,000	$275	41
631 E 47th St	0.72mi	7/4.0 (-1)	2,912 (-11%)	3mo	$820,000	$282	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-53,617
• Equity at exit: $132,702

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-3,303
• Equity at exit: $76,951

Cash invested: $249,200 (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: 126
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $9,671 high
• Mortgage (P&I): −$4,667
• Tax from tax record: −$733 /mo · $8,797/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,031
• Net cashflow: $1,869

Break-even live

Break-even rent $7,305

Max offer price $890,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,672
Total (4 units)			$9,671

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $890,000 Active 58 DOM
2. 2026-06-17
   days on market $890,000 Active 57 DOM
3. 2026-06-16
   days on market $890,000 Active 56 DOM
4. 2026-06-15
   days on market $890,000 Active 55 DOM
5. 2026-06-13
   days on market $890,000 Active 53 DOM
6. 2026-06-09
   days on market $890,000 Active 49 DOM
7. 2026-06-08
   days on market $890,000 Active 48 DOM
8. 2026-06-07
   days on market $890,000 Active 47 DOM
9. 2026-06-04
   days on market $890,000 Active 44 DOM
10. 2026-06-03
    days on market $890,000 Active 43 DOM
11. 2026-06-02
    days on market $890,000 Active 42 DOM
12. 2026-06-01
    days on market $890,000 Active 41 DOM
13. 2026-05-31
    days on market $890,000 Active 40 DOM
14. 2026-04-21
    listed $890,000 Active 595-char remark

    Show marketing remark (595 chars)

    This well-maintained fourplex at 147 E 55th Street offers an excellent opportunity in a high-density Los Angeles submarket. Built in 1964 and featuring a newer roof, the property consists of four spacious 2-bedroom, 1-bathroom units. The 4,836 SQFT lot provides dedicated rear parking for each unit. Benefiting from years of professional management, the building is primed for stability, long-term rent growth and upon vacancy turnover a +/-70% upside in rents. Tenants enjoy effortless commuting with quick access to major freeways, placing Downtown LA, USC, and SoFi Stadium just minutes away.

15. 2016-12-30
    soldstatus $599,000
16. 2016-03-26
    historical
17. 2016-03-26
    status Active
18. 2016-03-21
    historical
19. 2016-03-21
    historical
20. 2016-03-16
    status Active
21. 2016-03-14
    status Pending Sale
22. 2015-11-19
    price $599,900
23. 2015-07-30
    listed $629,000 Active
24. 2015-07-28
    listed $599,900
25. 2012-10-04
    soldstatus $389,000 Closed
26. 2012-10-04
    soldstatus $389,000
27. 2012-09-24
    status Pending
28. 2012-09-17
    status Backup Offers Accepted
29. 2012-09-11
    status Pending
30. 2012-09-06
    listed $389,000 Active
31. 2012-06-07
    historical
32. 2010-05-17
    soldstatus $260,000
33. 2010-05-03
    status Pending
34. 2010-05-01
    listed $170,000 Active
35. 2010-01-31
    soldstatus $260,000 Closed
36. 2009-10-24
    status Pending
37. 2009-06-27
    historical
38. 2009-03-29
    listed $370,000
39. 2008-06-23
    historical
40. 2008-05-10
    listed $659,000
41. 2007-08-01
    soldstatus $630,000
42. 2007-04-30
    historical
43. 2007-02-08
    listed $685,000
44. 2006-05-05
    soldstatus $630,000
45. 2001-02-28
    historical
46. 2000-11-28
    listed $289,900
47. 2000-05-12
    soldstatus $234,000
48. 1992-05-26
    soldstatus $215,000

ⓘ 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: $8,797 · $733/mo
• Projected year-2 tax: $8,797 · $733/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $116,052
• − Mortgage interest: −$49,854
• − Property taxes: −$8,797
• − Insurance: −$4,450
• − Repairs & maintenance: −$9,284
• − Management: −$9,284
• − Depreciation: −$25,891
• Taxable income: $8,492
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $20,389/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): 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

+314.0% since first listed

35 events — show timeline

• 2026-04-21 Listed $890,000 CRMLS
• 2016-12-30 Sold (Public Records) $599,000 Public Records
• 2016-03-26 Listing Removed — CRMLS
• 2016-03-26 Relisted — CRMLS
• 2016-03-21 Listing Removed — CRMLS
• 2016-03-21 Listing Removed — SDMLS
• 2016-03-16 Relisted — CRMLS
• 2016-03-14 Pending — CRMLS
• 2015-11-19 Price Changed $599,900 CRMLS
• 2015-07-30 Listed $629,000 CRMLS
• 2015-07-28 Listed $599,900 SDMLS
• 2012-10-04 Sold (Public Records) $389,000 Public Records
• 2012-10-04 Sold (MLS) $389,000 CRMLS
• 2012-09-24 Pending — CRMLS
• 2012-09-17 Pending — CRMLS
• 2012-09-11 Pending — CRMLS
• 2012-09-06 Listed $389,000 CRMLS
• 2012-06-07 Listing Removed — CRMLS
• 2010-05-17 Sold (Public Records) $260,000 Public Records
• 2010-05-03 Pending — CRMLS
• 2010-05-01 Listed $170,000 CRMLS
• 2010-01-31 Sold (MLS) $260,000 CRMLS
• 2009-10-24 Pending — CRMLS
• 2009-06-27 Listing Removed — CRMLS
• 2009-03-29 Listed $370,000 CRMLS
• 2008-06-23 Listing Removed — CRMLS
• 2008-05-10 Listed $659,000 CRMLS
• 2007-08-01 Sold (MLS) $630,000 CRMLS
• 2007-04-30 Listing Removed — CRMLS
• 2007-02-08 Listed $685,000 CRMLS
• 2006-05-05 Sold (Public Records) $630,000 Public Records
• 2001-02-28 Listing Removed — CRMLS
• 2000-11-28 Listed $289,900 CRMLS
• 2000-05-12 Sold (Public Records) $234,000 Public Records
• 1992-05-26 Sold (Public Records) $215,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $8,797 · +1.6% YoY. Source: county tax records.