1046 W 73rd · Los Angeles, CA 90044

$679,000

1 bd · 1.0 ba · 468 sqft · MultiFamily public records · 47 Days on market

Built 1925 6,992 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

* * * Investor Opportunity * * * . Triplex investment opportunity located at 1046 W. 73rd St. LA, CA, 90044. The property consists of three units on one lot in an established residential neighborhood (One 3bd/1ba; One 2bd/1ba; One 1bd/1ba). Gated front yard, long driveway with off-street parking, and individual unit access. Property is owner-occupied and will be sold As-Is. Condition is fair, with deferred maintenance throughout - ideal for investors seeking a value-add or long-term hold opportunity. Do Not Disturb Seller!. .. .. Drive-by Only; Submit offers subject to interior.

Key facts

• 6,992 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Lot characterized as 2-5 units per acre
• Financial info: Assessments unknown; 3 total units (income property/multi-unit)
• HOA & community: Street lighting in the neighborhood

Exterior

• Parking: 2 garage spaces (reported); 2 total parking spaces
• Utilities: Public sewer; District/public water; Two separate water meters; Two separate gas meters; Two separate electric meters
• Home design: Attached property; Single-story building; Total of 3 units across 2 buildings
• Construction: Total building area 2,674; Year built from public records
• Exterior features: No pool

Interior

• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom; One unit with 2 bedrooms
• Bathrooms: Two units with 1 full bathroom; One unit with 2 full bathrooms
• Interior features: Ground-level entry; Entry on main level; Forced air heating
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $380/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 $646k (4.9% below list).
• Recommended offer: $646k (4.9% 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-, 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 soft (-2.5%/yr); 172 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $6,456/mo this rent would consume 145% of the median local household income ($53k/yr) (locally 7490% 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 $5k 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 47 days — a 3% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $645,600 (4.9% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% 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 1925 — 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: 0.95% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-56,702
• Equity at exit: $101,241

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-30,443
• Equity at exit: $58,708

Cash invested: $190,120 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $6,456 high
• Mortgage (P&I): −$3,561
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,356
• Net cashflow: $1,140

Break-even live

Break-even rent $5,013

Max offer price $679,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$6,456
Total (3 units)			$6,456

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 W 77th St Los Angeles, CA	—	1.0	230	$1,250	$5.43	43d	1	0.22mi
7524 S Hoover St Los Angeles, CA	1.0	1.0	371	$1,556	$4.19	3d	2	0.43mi
823 W 78th St Los Angeles, CA	—	1.0	250	$1,600	$6.40	43d	1	0.45mi
523 W 78th St Los Angeles, CA	—	1.0	250	$1,400	$5.60	43d	1	0.66mi
445 W Florence Ave Los Angeles, CA	1.0	1.0	255	$1,423	$5.57	43d	3	0.70mi
443 W Florence Ave Unit 445 Los Angeles, CA	1.0	1.0	358	$1,423	$3.97	22d	1	0.70mi
443 1/2 W Florence Ave Los Angeles, CA	—	1.0	221	$1,293	$5.85	22d	1	0.70mi
7311 S Broadway Unit 100 Los Angeles, CA	1.0	1.0	367	$2,100	$5.72	43d	1	0.88mi
8803 S Hoover St Unit 3 Los Angeles, CA	—	1.0	350	$1,550	$4.43	43d	1	1.11mi
8803 Hoover St Los Angeles, CA	—	1.0	350	$1,550	$4.43	5d	1	1.11mi
1220 W 56th St Unit 1/2 Los Angeles, CA	—	1.0	234	$1,250	$5.34	43d	1	1.28mi

Listing history 2 events

1. 2026-06-13
   remarks 590-char remark
2. 2026-06-13
   listed $679,000 Active 47 DOM

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $5,160 · $430/mo
• Expected delta: +$3,760/yr (+$313/mo · 268.4%)

ⓘ 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 5/10 Major 7 d/yr ≥88°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: $77,472
• − Mortgage interest: −$38,035
• − Property taxes: −$1,401
• − Insurance: −$3,395
• − Repairs & maintenance: −$6,198
• − Management: −$6,198
• − Depreciation: −$19,753
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $13,080/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

4 events — show timeline

• 2026-06-13 Relisted — CRMLS
• 2026-03-28 Relisted — CRMLS
• 2026-02-13 Listed $679,000 CRMLS
• 2026-01-28 Coming Soon — CRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,401 · +5.1% YoY. Source: county tax records.