669 N Boyle · Los Angeles, CA 90033

$1,050,000

7 bd · 3.0 ba · 2,534 sqft · MultiFamily public records · 15 Days on market

Built 1901 6,608 sqft lot $414/sqft · 87% above area Est $1016k · 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• ARV discount +6.0/15.0
• 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

WE ARE PLEASED TO PRESENT 6 UNIT APARTMENT BUILDINGS LOCATED AT 669 BOYLE AVE, IN THE HEART OF BOYLE HEIGHTS, THE SUBJECT PROPERTY IS LOCATED JUST NORTH OF CESAR CHAVEZ AVE, RESIDENTS ENJOY CONVENIENT ACCESS TO MAJOR COMMERCIAL CORRIDORS CESAR CHAVEZ AVE, EASY ACCESS TO THE 5 FWY, 10 FWY, 60 FWY, SEAMLESS CONNECTIVITY THROUGHOUT LOS ANGELES. WITH ITS EXEPTIONAL RENTAL UPSIDE AND PRIME BOYLE HEIGHTS LOCATION, THIS PROPERTY PRESENTS AN OUTSTANDING VALUE-ADD OPPORTUNITY FOR INVESTORS SEEKING LONG-TERM GROWTH AND STABILITY.

Key facts

• Near prospect park
• 6,608 sq ft lot
• Built 1901

Tags

• 6 UNIT APARTMENT COMPLEX
• TWO SEPARATE STRUCTURES
• NEAR CESAR CHAVEZ AVENUE
• NEAR PROSPECT PARK

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $443/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.05M).
• Recommended offer: $1.03M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (-2.3%/yr); 107 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,152/mo this rent would consume 244% 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 $7k of loan paydown is wiped out by about $32k 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 15 days — a 2% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $76k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $790k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $1,034,250 (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 1901 — 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: 1.16% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,016,152
• List price: $1,050,000
• Delta: 10.81%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 E 2nd St	0.55mi	7/4.0	2,269 (-10%)	7mo	$1,238,000	$546	47
322 Cornwell St	0.51mi	7/5.0	2,728 (+8%)	10mo	$940,000	$345	47
1613 E 1st	0.55mi	6/2.0 (-1)	2,800 (+10%)	1mo	$625,000	$223	47
142 N Soto St	0.71mi	6/3.0 (-1)	2,520 (-1%)	22mo	$1,100,000	$437	43

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-36,410
• Equity at exit: $156,558

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $48,699
• Equity at exit: $90,785

Cash invested: $294,000 (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: 43.2×

Monthly cashflow live

• Estimated rent: $12,152 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$997 /mo · $11,966/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,552
• Net cashflow: $2,659

Break-even live

Break-even rent $8,786

Max offer price $1,050,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$12,150
Total (6 units)			$12,152

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $1,050,000 Active 15 DOM
2. 2026-06-17
   days on market $1,050,000 Active 14 DOM
3. 2026-06-16
   days on market $1,050,000 Active 13 DOM
4. 2026-06-15
   days on market $1,050,000 Active 12 DOM
5. 2026-06-13
   days on market $1,050,000 Active 10 DOM
6. 2026-06-09
   days on market $1,050,000 Active 6 DOM
7. 2026-06-08
   days on market $1,050,000 Active 5 DOM
8. 2026-06-07
   days on market $1,050,000 Active 4 DOM
9. 2026-06-04
   pricestatusdays on marketlisting id $1,050,000 Active 1 DOM
10. 2026-05-04
    historical
11. 2026-03-10
    listed $1,126,000 Active
12. 2017-05-26
    soldstatus $790,000
13. 2014-05-15
    soldstatus $525,000
14. 2014-04-15
    historical
15. 2014-01-14
    listed $599,500 Active
16. 2013-12-30
    historical
17. 2013-10-16
    listed $600,000 Active
18. 2013-08-10
    historical
19. 2013-01-25
    price $550,000
20. 2012-07-07
    listed $620,000 Active
21. 2011-10-19
    historical
22. 2011-08-08
    status Active
23. 2011-07-10
    historical
24. 2011-07-04
    listed $620,000 Active
25. 2011-04-29
    historical
26. 2011-01-26
    price $625,000
27. 2010-06-29
    listed $700,000 Active

ⓘ 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: $11,966 · $997/mo
• Projected year-2 tax: $11,966 · $997/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 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $145,824
• − Mortgage interest: −$58,816
• − Property taxes: −$11,966
• − Insurance: −$5,250
• − Repairs & maintenance: −$11,666
• − Management: −$11,666
• − Depreciation: −$30,545
• Taxable income: $15,914
• Est. tax owed @ 24.0%: −$3,819
• After-tax cash flow: $28,090/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

+60.9% since first listed

18 events — show timeline

• 2026-05-04 Listing Removed — CRMLS
• 2026-03-10 Listed $1,126,000 CRMLS
• 2017-05-26 Sold (Public Records) $790,000 Public Records
• 2014-05-15 Sold (Public Records) $525,000 Public Records
• 2014-04-15 Listing Removed — CRMLS
• 2014-01-14 Listed $599,500 CRMLS
• 2013-12-30 Listing Removed — CRMLS
• 2013-10-16 Listed $600,000 CRMLS
• 2013-08-10 Listing Removed — CRMLS
• 2013-01-25 Price Changed $550,000 CRMLS
• 2012-07-07 Listed $620,000 CRMLS
• 2011-10-19 Listing Removed — CRMLS
• 2011-08-08 Relisted — CRMLS
• 2011-07-10 Listing Removed — CRMLS
• 2011-07-04 Listed $620,000 CRMLS
• 2011-04-29 Listing Removed — CRMLS
• 2011-01-26 Price Changed $625,000 CRMLS
• 2010-06-29 Listed $700,000 CRMLS

Property tax history

+11.6%/yr

Latest (2025): $11,966 · +1.5% YoY. Source: county tax records.