15246 - 15250 Acre St · Los Angeles, CA 91343

$2,195,000

8 bd · 6.0 ba · 4,158 sqft · MultiFamily public records · 17 Days on market

Built 1957 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• 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: 12 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

Gorgeous pride of ownership 12 unit apartment complex with prime location across from park & close to freeway commute, schools, shopping & entertainment. Gated. Consists of 2 buildings, 6 units in each, courtyard, community laundry & assigned parking located in rear with alley access. Excellent unit mix (4) 2+1 and (8) 1+1. Long term tenants, low turn over. Tremendous upside. Newly upgraded electrical & panels, roof & lush landscaping. Large lot. Each building has its own apn & address. 15246 Acre (apn: 2654-010-003) & 15250 Acre (2654-010-002) Fantastic ad value opportunity!

Key facts

• Community laundry
• Assigned parking
• Courtyard

Tags

• GATED
• COURTYARD
• COMMUNITY LAUNDRY
• ASSIGNED PARKING
• NEWLY UPGRADED ELECTRICAL
• NEWLY UPGRADED PANELS

Property features AI

Finance

• Financial info: Gross operating income approximately $168,336; Net operating income approximately $101,378; Total annual expenses approximately $66,958; Cap rate around 4.62%; Gross rent multiplier about 13.04; Vacancy rate 5%; Sample unit rent: Actual $14,028 / month aggregate for unit type; projected rent $22,000 (per period indicated in records); Typical unit rent listed at $1,169 for like units (12 units)
• HOA & community: 12-unit complex

Exterior

• Parking: Carport detached; 12 covered parking spaces (12 total spaces)
• Utilities: Owner pays water and other utilities; Tenants pay gas, electric, and cable TV
• Home design: Residential income property; Two levels (2-story total)
• Construction: Zoning: LAR3
• Exterior features: Courtyard and green belt views; Other on-site structures

Interior

• Kitchen: Range/oven; Hood fan; Built-in features
• Bedrooms: Total of 16 bedrooms across units
• Bathrooms: Total of 12 bathrooms across units
• Heating & cooling: Wall heat; Wall/window air conditioning units
• Interior features: Built-in cabinetry and range/oven; Hood fan; Wall/window cooling units; Wall heating
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 12 × 16-bed/12.0-bath units multifamily listed at $2.19M.

Deal economics

• At list price, monthly cash flow is $17k ($210k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $2.19M).
• Recommended offer: $2.16M (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 105 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 $38,918/mo this rent would consume 574% of the median local household income ($81k/yr) (locally 3736% 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 + 0.5% rent growth), your $615k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,162,075 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.77% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.14%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.08×
• Total profit: $662,225
• Equity at exit: $327,282

10-year hold

• IRR: 32.9%
• Equity multiple: 3.66×
• Total profit: $1,636,853
• Equity at exit: $189,783

Cash invested: $614,600 (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 91343

• Rents YoY: 0.5%
• Active inventory: 105
• Price-to-rent: 56.4×

Monthly cashflow live

• Estimated rent: $38,918 medium
• Mortgage (P&I): −$11,511
• Tax from tax record: −$835 /mo · $10,016/yr
• Insurance: −$915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,173
• Net cashflow: $17,485

Break-even live

Break-even rent $16,785

Max offer price $2,195,000

Occupancy floor 50%

Sensitivity live

Price	-10% $18,728	-5% $18,106	+0% $17,485	+5% $16,864	+10% $16,243
Rent	-10% $14,411	-5% $15,948	+0% $17,485	+5% $19,022	+10% $20,560
Rate	-1.0pp $18,591	-0.5pp $18,043	base $17,485	+0.5pp $16,916	+1.0pp $16,338

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

Units	Beds	Baths	Est. rent
▸ 12× units	16	12	$38,916
Total (12 units)			$38,918

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $2,195,000 Active 17 DOM
2. 2026-06-18
   days on market $2,195,000 Active 14 DOM
3. 2026-06-17
   days on market $2,195,000 Active 13 DOM
4. 2026-06-16
   days on market $2,195,000 Active 12 DOM
5. 2026-06-15
   days on market $2,195,000 Active 11 DOM
6. 2026-06-13
   days on market $2,195,000 Active 9 DOM
7. 2026-06-09
   days on market $2,195,000 Active 5 DOM
8. 2026-06-08
   days on market $2,195,000 Active 4 DOM
9. 2026-06-07
   remarks 596-char remark
10. 2026-06-07
    listed $2,195,000 Active 3 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: $10,016 · $835/mo
• Projected year-2 tax: $16,682 · $1,390/mo
• Expected delta: +$6,666/yr (+$555/mo · 66.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $467,016
• − Mortgage interest: −$122,954
• − Property taxes: −$10,016
• − Insurance: −$10,975
• − Repairs & maintenance: −$37,361
• − Management: −$37,361
• − Depreciation: −$63,855
• Taxable income: $184,493
• Est. tax owed @ 24.0%: −$44,278
• After-tax cash flow: $165,543/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): 60,783
• Household income: $81,430
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3736.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 58% White 20% Two or more races 17% Asian 14% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 42% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 48% Tagalog/Filipino 5% Other Indo-European 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: ▼ -739.13%
• Current HPI: 450.3612
• Rent YoY: ▲ 0.51%
• 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

1 event — show timeline

• 2026-06-04 Listed $2,195,000 TheMLS

Property tax history

+6.3%/yr

Latest (2025): $10,016 · +1.5% YoY. Source: county tax records.