2007 Pennsylvania · Los Angeles, CA 90033

$899,000

2 bd · 2.0 ba · 1,088 sqft · MultiFamily public records · 135 Days on market

Built 1922 8,889 sqft lot $826/sqft · 177% above area Est $951k · 5% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 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 (5+ Unit). Listing-text estimate: 6 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

An opportunity of a lifetime to own an Income property in this 241-year-old historical Los Angeles community. This 6- unit 6 bedrooms 1 bath each. With with washer and dryer hook ups. Easy accesses to major freeways such as the 5 and 10 and 101.Boyle Heights mix of history and trendy coffee shops, Restaurants, art and music create a high demand for renter's desire to live with the community being 75% of residence are renters Property has a brand-new roof. The signs of gentrification are clear as new development and companies moving into the area.

Key facts

• Brand-new roof
• Historical community
• 8,889 sq ft lot

Tags

• HISTORICAL COMMUNITY
• WASHER AND DRYER HOOK UPS
• EASY ACCESS TO FREEWAYS
• BRAND-NEW ROOF

What this means for you Summary

Snapshot

• This is a 6 × 6-bed/1.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $14k ($164k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $899k).
• Recommended offer: $791k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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 (-2.3%/yr); 107 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $25,286/mo this rent would consume 509% of the median local household income ($60k/yr) (locally 3159% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $252k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $126k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $899k implies a 1898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $791,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1922 — 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. 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.
10. 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.
11. 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: 2.81% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.29%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (median comp): $951,099
• List price: $899,000
• Delta: -5.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 61.0%
• Equity multiple: 3.59×
• Total profit: $652,944
• Equity at exit: $134,044

10-year hold

• IRR: 64.6%
• Equity multiple: 6.59×
• Total profit: $1,407,138
• Equity at exit: $77,729

Cash invested: $251,720 (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 90033

• Home prices YoY: -29.9%
• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $25,286 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,191 /mo · $14,292/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,310
• Net cashflow: $13,696

Break-even live

Break-even rent $7,949

Max offer price $899,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 6× units	6	1	$25,284
Total (6 units)			$25,286

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 S Cummings St Unit 1 Los Angeles, CA	2.0	1.0	1000	$2,295	$2.29	43d	1	0.09mi
2208 Michigan Ave Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	24d	2	0.16mi
2018 E 3rd St Los Angeles, CA	3.0	1.0	950	$2,495	$2.63	24d	1	0.21mi
414 S Saint Louis St Unit 414 Los Angeles, CA	3.0	1.0	1100	$3,200	$2.91	43d	1	0.30mi
446 S St Louis St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	43d	1	0.37mi
116 S Mathews St Los Angeles, CA	1.0	1.0	700	$1,575	$2.25	43d	1	0.38mi
627 Brittania St Unit 9 Los Angeles, CA	2.0	1.0	1050	$1,913	$1.82	14d	1	0.38mi
627 Brittania St Los Angeles, CA	2.0	1.0	1050	$1,913	$1.82	11d	1	0.38mi
627 Brittania St Los Angeles, CA	2.0	1.0	1020	$2,099	$2.06	20d	1	0.38mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$2,195	$2.93	16d	1	0.45mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	4d	1	0.45mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	14d	1	0.45mi
215 N Fickett St Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	11d	1	0.45mi
215 N Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	5d	1	0.45mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	7d	1	0.47mi
215 S Fickett St Unit 5 Los Angeles, CA	2.0	1.0	750	$1,913	$2.55	10d	1	0.47mi
321 S Fickett St Unit 503 Los Angeles, CA	2.0	1.0	900	$2,495	$2.77	7d	1	0.49mi
1514 Pleasant Ave Unit 1518 Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	24d	1	0.49mi
1520 Pleasant Ave Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	43d	1	0.50mi
627 N Soto St Los Angeles, CA	1.0	1.0	750	$2,850	$3.80	20d	1	0.55mi
2720 Cincinnati St Unit 2720 Los Angeles, CA	3.0	3.0	1300	$2,979	$2.29	43d	1	0.64mi
2426 1/2 Houston St Los Angeles, CA	2.0	2.0	800	$2,550	$3.19	43d	1	0.65mi
460 S Mott St Los Angeles, CA	2.0	2.0	736	$3,500	$4.76	43d	1	0.67mi
726 N Breed St Los Angeles, CA	2.0	1.0	1200	$3,200	$2.67	43d	1	0.67mi
702 S Soto St Unit 704 Los Angeles, CA	3.0	2.5	1288	$3,500	$2.72	43d	1	0.72mi
1041 N Cummings St Los Angeles, CA	1.0	1.0	707	$2,150	$3.04	24d	1	0.77mi
2735 E 6th St Los Angeles, CA	1.0	1.0	520	$2,245	$4.31	3d	43	0.78mi
2819 Folsom St Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	43d	1	0.80mi
609 Camulos St Los Angeles, CA	3.0	1.0	1434	$2,800	$1.95	43d	1	0.83mi
2800 Winter St Los Angeles, CA	3.0	1.0	1300	$3,150	$2.42	22d	1	0.85mi
2800 Winter St Los Angeles, CA	2.0	1.0	1100	$2,995	$2.72	43d	1	0.85mi
2752 Guirado St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	14d	1	0.88mi
1126 Cornwell St Los Angeles, CA	1.0–2.0	1.0–2.0	887	$3,095	$3.49	2d	4	0.90mi
2855 1/2 E 6th St Los Angeles, CA	3.0	1.0	1000	$3,500	$3.50	43d	1	0.90mi
2853 E 6th St Unit 2 Los Angeles, CA	2.0	1.0	1000	$2,800	$2.80	43d	1	0.91mi
2649 Marengo St Unit 264905 Los Angeles, CA	3.0	2.0	1156	$2,795	$2.42	24d	1	1.04mi
2649 Marengo St Unit 264910 Los Angeles, CA	2.0	1.0	840	$2,195	$2.61	24d	1	1.04mi
2681 Pomeroy Ave Unit 1/4 Los Angeles, CA	2.0	3.0	800	$2,900	$3.62	22d	1	1.06mi
1023 Tremont St Unit 1029 Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	43d	1	1.06mi
1023 Tremont St Los Angeles, CA	2.0	1.0	980	$2,395	$2.44	43d	1	1.06mi

Listing history 25 events

1. 2026-06-18
   days on market $899,000 Active 135 DOM
2. 2026-06-17
   days on market $899,000 Active 134 DOM
3. 2026-06-16
   days on market $899,000 Active 133 DOM
4. 2026-06-15
   days on market $899,000 Active 132 DOM
5. 2026-06-13
   days on market $899,000 Active 130 DOM
6. 2026-06-09
   days on market $899,000 Active 126 DOM
7. 2026-06-08
   days on market $899,000 Active 125 DOM
8. 2026-06-07
   days on market $899,000 Active 124 DOM
9. 2026-06-04
   days on market $899,000 Active 121 DOM
10. 2026-06-03
    days on market $899,000 Active 120 DOM
11. 2026-06-02
    days on market $899,000 Active 119 DOM
12. 2026-06-01
    days on market $899,000 Active 118 DOM
13. 2026-05-31
    days on market $899,000 Active 117 DOM
14. 2026-04-27
    price $899,000 552-char remark

    Show marketing remark (552 chars)

    An opportunity of a lifetime to own an Income property in this 241-year-old historical Los Angeles community. This 6- unit 6 bedrooms 1 bath each. With with washer and dryer hook ups. Easy accesses to major freeways such as the 5 and 10 and 101.Boyle Heights mix of history and trendy coffee shops, Restaurants, art and music create a high demand for renter's desire to live with the community being 75% of residence are renters Property has a brand-new roof. The signs of gentrification are clear as new development and companies moving into the area.

15. 2026-04-08
    price $975,000 552-char remark

    Show marketing remark (552 chars)

    An opportunity of a lifetime to own an Income property in this 241-year-old historical Los Angeles community. This 6- unit 6 bedrooms 1 bath each. With with washer and dryer hook ups. Easy accesses to major freeways such as the 5 and 10 and 101.Boyle Heights mix of history and trendy coffee shops, Restaurants, art and music create a high demand for renter's desire to live with the community being 75% of residence are renters Property has a brand-new roof. The signs of gentrification are clear as new development and companies moving into the area.

16. 2026-03-17
    price $998,000 552-char remark

    Show marketing remark (552 chars)

    An opportunity of a lifetime to own an Income property in this 241-year-old historical Los Angeles community. This 6- unit 6 bedrooms 1 bath each. With with washer and dryer hook ups. Easy accesses to major freeways such as the 5 and 10 and 101.Boyle Heights mix of history and trendy coffee shops, Restaurants, art and music create a high demand for renter's desire to live with the community being 75% of residence are renters Property has a brand-new roof. The signs of gentrification are clear as new development and companies moving into the area.

17. 2026-02-03
    listed $1,025,000 Active 552-char remark

    Show marketing remark (552 chars)

    An opportunity of a lifetime to own an Income property in this 241-year-old historical Los Angeles community. This 6- unit 6 bedrooms 1 bath each. With with washer and dryer hook ups. Easy accesses to major freeways such as the 5 and 10 and 101.Boyle Heights mix of history and trendy coffee shops, Restaurants, art and music create a high demand for renter's desire to live with the community being 75% of residence are renters Property has a brand-new roof. The signs of gentrification are clear as new development and companies moving into the area.

18. 2025-07-01
    historical
19. 2025-03-07
    price $1,025,000
20. 2024-10-08
    price $1,050,000
21. 2024-08-13
    price $1,200,000
22. 2024-07-01
    price $1,300,000
23. 2024-06-01
    price $1,350,000
24. 2024-03-06
    listed $1,395,000 Active
25. 1977-12-16
    soldstatus $45,000

ⓘ 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: $14,292 · $1,191/mo
• Projected year-2 tax: $14,292 · $1,191/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 ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $303,432
• − Mortgage interest: −$50,358
• − Property taxes: −$14,292
• − Insurance: −$4,495
• − Repairs & maintenance: −$24,275
• − Management: −$24,275
• − Depreciation: −$26,153
• Taxable income: $159,586
• Est. tax owed @ 24.0%: −$38,301
• After-tax cash flow: $126,051/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): 45,647
• Household income: $59,652
• Rent vs Own: 82.4% rent · 17.6% own
• Severe rent burden: 3159.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 13% Asian 4% White 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 80% Other Asian/Pacific 1% Korean 1%

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: ▼ -201.59%
• Current HPI: 472.4588
• Rent YoY: ▼ -2.34%
• 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

+1897.8% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $899,000 CRMLS
• 2026-04-08 Price Changed $975,000 CRMLS
• 2026-03-17 Price Changed $998,000 CRMLS
• 2026-02-03 Listed $1,025,000 CRMLS
• 2025-07-01 Listing Removed — CRMLS
• 2025-03-07 Price Changed $1,025,000 CRMLS
• 2024-10-08 Price Changed $1,050,000 CRMLS
• 2024-08-13 Price Changed $1,200,000 CRMLS
• 2024-07-01 Price Changed $1,300,000 CRMLS
• 2024-06-01 Price Changed $1,350,000 CRMLS
• 2024-03-06 Listed $1,395,000 CRMLS
• 1977-12-16 Sold (Public Records) $45,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $14,292 · +1.0% YoY. Source: county tax records.