715 W 92nd St · Los Angeles, CA 90044

$770,000

2 bd · 1.0 ba · 780 sqft · MultiFamily public records · 4 Days on market

Built 1922 5,078 sqft lot

---

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
• 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: 4 units. confirmed

Listing remarks

Investor opportunity in a high-demand South Los Angeles rental corridor. This value-add fourplex sits on a 5,078 SF LAR2-zoned lot and features a detached 2BD/1BA front house with a rear structure consisting of three 1BD/1BA units. Built in 1922 with approximately 2,184 SF of living space, the property offers clear repositioning potential with below in place rents and strong upside through renovation and rent optimization. Strategically located near the 110, 105, and 91 freeways, the asset provides efficient access to Downtown Los Angeles, Inglewood, LAX, SoFi Stadium, Intuit Dome, Hollywood Park, Kia Forum, SpaceX, and a wide range of major employment, entertainment, and lifestyle hubs. Th

Key facts

• Detached front house
• Three 1bd units
• Strong tenant demand

Tags

• DETACHED FRONT HOUSE
• THREE 1BD UNITS
• STRONG TENANT DEMAND
• ACTIVE MULTIFAMILY SUBMARKETS

Property features AI

Finance

• Financial info: Actual gross annual income: $39,300; Gross operating income: $37,335; Net operating income: $22,311; Total annual expenses: $15,024; Gross rent multiplier: 19.59; Listing terms: Cash; Current rents (actual): Unit A: $1,550; Unit B: $500; Unit C: $700; Unit D: $525; Projected market rents: Unit A: $2,300; Units B–D: $1,750 each
• HOA & community: Complex contains 4 units

Exterior

• Parking: Two-car garage; Four total parking spaces
• Home design: Residential income property; Two levels (two-story); Fourplex (four units across four buildings)
• Exterior features: No additional structures on the lot; Zoned LAR2

Interior

• Bedrooms: One 2-bedroom unit; Three 1-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Wall heating; Ceiling fan (cooling)
• Interior features: Ceiling fan

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $770k.

Deal economics

• At list price, monthly cash flow is $7k ($86k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $770k).
• Cap rate 17.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,768/mo this rent would consume 355% 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 $23k 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 $216k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $770,000

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 1922 — 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: 2.05% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.71%
• DSCR: 2.77
• GRM: 4.1

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: 32.6%
• Equity multiple: 2.32×
• Total profit: $283,714
• Equity at exit: $114,810

10-year hold

• IRR: 38.0%
• Equity multiple: 4.04×
• Total profit: $654,625
• Equity at exit: $66,576

Cash invested: $215,600 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $15,768 high
• Mortgage (P&I): −$4,038
• Tax est. 1.5%: −$962 /mo · $11,550/yr
• Insurance: −$321
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,311
• Net cashflow: $7,135

Break-even live

Break-even rent $6,736

Max offer price $770,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$15,768
Total (4 units)			$15,768

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: $192,500
• Closing costs: $23,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 W 92nd St Los Angeles, CA	1.0–2.0	1.0	750	$1,995	$2.66	16d	2	0.12mi
634 W 92nd St Unit 13 Los Angeles, CA	2.0	1.0	750	$1,995	$2.66	24d	1	0.12mi
625 W 92nd St Los Angeles, CA	1.0	1.0	610	$1,895	$3.11	43d	1	0.13mi
1011 W 91st St Apt 3 Los Angeles, CA	1.0	1.0	650	$2,004	$3.08	22d	1	0.28mi
9617 1/2 S Hoover St Los Angeles, CA	1.0	1.0	600	$2,000	$3.33	43d	1	0.30mi
1106 W 91st St Los Angeles, CA	2.0	1.0	754	$2,500	$3.32	10d	1	0.36mi
1104 W 93rd St Unit 3 Los Angeles, CA	1.0	1.0	700	$1,550	$2.21	24d	1	0.36mi
1033 W 95th St Los Angeles, CA	1.0	1.0	646	$1,595	$2.47	24d	1	0.36mi
1111 W 93rd St Unit 1111 Los Angeles, CA	2.0	1.0	913	$2,500	$2.74	24d	1	0.37mi
1111 W 93rd St Unit 1111 Los Angeles, CA	2.0	1.0	913	$2,500	$2.74	14d	1	0.37mi
1107 1/2 W 94th St Los Angeles, CA	2.0	1.0	800	$1,845	$2.31	3d	1	0.37mi
1110 W 94th St Unit 2 Los Angeles, CA	2.0	1.0	880	$2,550	$2.90	43d	1	0.40mi
1120 W 93rd St Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	24d	1	0.40mi
8703 Baring Cross St Los Angeles, CA	2.0	1.0	710	$2,750	$3.87	43d	1	0.41mi
1122 W 94th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	24d	1	0.42mi
8738 S Figueroa St Unit 3 Los Angeles, CA	3.0	2.0	1100	$2,300	$2.09	43d	1	0.45mi
9307 Budlong Ave Unit 4 Los Angeles, CA	3.0	2.0	917	$3,300	$3.60	43d	1	0.48mi
9307 Budlong Ave Unit 2 Los Angeles, CA	3.0	2.0	977	$3,200	$3.28	43d	1	0.48mi
817 W 101st St Los Angeles, CA	2.0	1.0	638	$2,100	$3.29	43d	1	0.57mi
607 W 101st St Los Angeles, CA	2.0	1.0	995	$2,800	$2.81	24d	1	0.59mi
241 W 89th St Los Angeles, CA	1.0	1.0	680	$2,200	$3.24	19d	1	0.63mi
916 W 84th St Unit 10 Los Angeles, CA	1.0	1.0	600	$2,250	$3.75	3d	1	0.64mi
916 W 84th St Unit 10 Los Angeles, CA	1.0	1.0	600	$2,250	$3.75	22d	1	0.64mi
9715 S Broadway Unit 1 Los Angeles, CA	3.0	1.0	950	$2,990	$3.15	43d	1	0.65mi
1333 1/2 W 93rd St Unit 1242 Los Angeles, CA	3.0	1.0	767	$2,849	$3.71	24d	1	0.65mi
1327 W 94th St Unit 2 Los Angeles, CA	2.0	1.0	910	$2,900	$3.19	24d	1	0.65mi
1245 W 88th St Apt 6 Los Angeles, CA	2.0	1.0	800	$2,061	$2.58	43d	1	0.65mi
1031 W 102nd St Apt 1 Los Angeles, CA	3.0	2.0	1080	$2,950	$2.73	22d	1	0.66mi
1334 W 93rd St Los Angeles, CA	2.0	2.0	750	$2,600	$3.47	43d	1	0.66mi
517 W 84th St Apt 5 Los Angeles, CA	2.0	1.0	750	$2,600	$3.47	3d	1	0.70mi
517 W 84th St Unit 7 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	24d	1	0.70mi
517 W 84th St Unit 7 Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	3d	1	0.70mi
1317 W 97th St Unit 1 Los Angeles, CA	1.0	1.0	750	$1,750	$2.33	16d	1	0.71mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	22d	1	0.72mi
140 W 93rd St Los Angeles, CA	2.0	2.0	650	$2,289	$3.52	7d	1	0.73mi
140 W 93rd St Los Angeles, CA	2.0	2.0	650	$2,289	$3.52	22d	1	0.73mi
142 W 94th St Los Angeles, CA	2.0	1.0	825	$2,600	$3.15	43d	1	0.73mi
928 W 83rd St Unit 4 Los Angeles, CA	1.0	1.0	550	$2,000	$3.64	24d	1	0.73mi
928 W 83rd St Unit 4 Los Angeles, CA	1.0	1.0	550	$2,250	$4.09	22d	1	0.73mi
928 W 83rd St Los Angeles, CA	1.0	1.0	550	$2,000	$3.64	43d	1	0.73mi

Listing history 5 events

1. 2026-06-18
   days on market $770,000 Active 4 DOM
2. 2026-06-17
   days on market $770,000 Active 3 DOM
3. 2026-06-16
   days on market $770,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $770,000 Active 1 DOM

ⓘ 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 5/10 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: $189,216
• − Mortgage interest: −$43,132
• − Property taxes: −$11,550
• − Insurance: −$3,850
• − Repairs & maintenance: −$15,137
• − Management: −$15,137
• − Depreciation: −$22,400
• Taxable income: $78,009
• Est. tax owed @ 24.0%: −$18,722
• After-tax cash flow: $66,903/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

+40.0% since first listed

8 events — show timeline

• 2026-06-13 Listed $770,000 TheMLS
• 2018-09-27 Listing Removed — SDMLS
• 2018-08-20 Pending — TheMLS
• 2018-08-17 Delisted — TheMLS
• 2018-08-08 Relisted — TheMLS
• 2018-08-01 Pending — TheMLS
• 2018-07-21 Listed $550,000 SDMLS
• 2018-07-21 Listed — TheMLS

Property tax history

+1.7%/yr

Latest (2025): $1,044 · +1.2% YoY. Source: county tax records.