2617 Jeffries Ave · Los Angeles, CA 90065

$1,710,000

10 bd · 8.0 ba · 5,040 sqft · MultiFamily public records · 136 Days on market

Built 1913 7,090 sqft lot $339/sqft · 36% above area Est $1257k · 36% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

We are pleased to present the opportunity to acquire 2617 Jeffries Avenue, an 8-unit apartment building located in the Cypress Park neighborhood of Los Angeles. Built in 1913, this two-story property is situated on a 7,088 square foot lot and features 5,040 square feet of rentable space. The property is composed of five studio units and three 1 bed/1 bath units which have all received upgraded flooring, bathrooms, kitchen cabinets and countertops, and appliances. In addition to the interior upgrades, the property also offers full copper plumbing, a newer roof (2023), two water heaters, new metal awnings, new iron fencing, new insulation at attic, new hardscaping, and upgraded electrical systems with 5 of 8 units having newer subpanels. Tenants enjoy the benefits of on-site laundry and secure access. The property is master metered for gas and electricity. Located just east of San Fernando Rd. , west of Figueroa St. and north of the 5 Freeway, 2617 Jeffries Ave. is conveniently Located near many other northeast Los Angeles neighborhoods such as Mount Washington, Montecito Heights, Highland Park, Eagle Rock, Glassell Park and Atwater Village. Its location also provides easy access to Elysian Valley & Park, Lincoln Heights, Chinatown, Echo Park, Silver Lake and many more neighborhoods. Some notable destinations near the property include Los Angeles River Center & Gardens, Dodger Stadium, Frogtown, Florence Nightingale Middle School and Rio Del Los Angeles State Park.

Key facts

• Upgraded flooring
• Upgraded countertops
• Upgraded appliances

Tags

• UPGRADED FLOORING
• UPGRADED BATHROOMS
• UPGRADED KITCHEN CABINETS
• UPGRADED COUNTERTOPS
• UPGRADED APPLIANCES
• FULL COPPER PLUMBING

What this means for you Summary

Snapshot

• This is a 8 × 8-bed/8.0-bath units multifamily listed at $1.71M.

Deal economics

• At list price, monthly cash flow is $13k ($154k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $1.71M).
• Recommended offer: $1.50M (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 flat; 239 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 $29,763/mo this rent would consume 377% of the median local household income ($95k/yr) (locally 2198% 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 $12k of loan paydown is wiped out by about $51k 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 + 0.2% rent growth), your $479k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $240k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $751k; list at $1.71M implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $1,504,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1913 — 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: 1.74% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $1,256,588
• List price: $1,710,000
• Delta: 36.08%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.96×
• Total profit: $458,150
• Equity at exit: $254,967

10-year hold

• IRR: 30.2%
• Equity multiple: 3.37×
• Total profit: $1,134,240
• Equity at exit: $147,850

Cash invested: $478,800 (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 90065

• Rents YoY: 0.2%
• Active inventory: 239
• Price-to-rent: 38.3×

Monthly cashflow live

• Estimated rent: $29,763 medium
• Mortgage (P&I): −$8,967
• Tax from tax record: −$1,009 /mo · $12,105/yr
• Insurance: −$712
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,250
• Net cashflow: $12,824

Break-even live

Break-even rent $13,530

Max offer price $1,710,000

Occupancy floor 52%

Sensitivity live

Price	-10% $13,792	-5% $13,308	+0% $12,824	+5% $12,340	+10% $11,856
Rent	-10% $10,473	-5% $11,648	+0% $12,824	+5% $14,000	+10% $15,175
Rate	-1.0pp $13,685	-0.5pp $13,259	base $12,824	+0.5pp $12,381	+1.0pp $11,930

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

Units	Beds	Baths	Est. rent
▸ 8× units	8	8	$29,760
Total (8 units)			$29,763

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: $427,500
• Closing costs: $51,300
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $1,710,000 Active 136 DOM
2. 2026-06-17
   days on market $1,710,000 Active 135 DOM
3. 2026-06-16
   days on market $1,710,000 Active 134 DOM
4. 2026-06-15
   days on market $1,710,000 Active 133 DOM
5. 2026-06-13
   days on market $1,710,000 Active 131 DOM
6. 2026-06-09
   days on market $1,710,000 Active 127 DOM
7. 2026-06-08
   days on market $1,710,000 Active 126 DOM
8. 2026-06-07
   days on market $1,710,000 Active 125 DOM
9. 2026-06-04
   days on market $1,710,000 Active 122 DOM
10. 2026-06-03
    days on market $1,710,000 Active 121 DOM
11. 2026-06-02
    days on market $1,710,000 Active 120 DOM
12. 2026-06-01
    days on market $1,710,000 Active 119 DOM
13. 2026-05-31
    days on market $1,710,000 Active 118 DOM
14. 2026-05-20
    price $1,710,000 1500-char remark

    Show marketing remark (1500 chars)

    We are pleased to present the opportunity to acquire 2617 Jeffries Avenue, an 8-unit apartment building located in the Cypress Park neighborhood of Los Angeles. Built in 1913, this two-story property is situated on a 7,088 square foot lot and features 5,040 square feet of rentable space. The property is composed of five studio units and three 1 bed/1 bath units which have all received upgraded flooring, bathrooms, kitchen cabinets and countertops, and appliances. In addition to the interior upgrades, the property also offers full copper plumbing, a newer roof (2023), two water heaters, new metal awnings, new iron fencing, new insulation at attic, new hardscaping, and upgraded electrical systems with 5 of 8 units having newer subpanels. Tenants enjoy the benefits of on-site laundry and secure access. The property is master metered for gas and electricity. Located just east of San Fernando Rd. , west of Figueroa St. and north of the 5 Freeway, 2617 Jeffries Ave. is conveniently Located near many other northeast Los Angeles neighborhoods such as Mount Washington, Montecito Heights, Highland Park, Eagle Rock, Glassell Park and Atwater Village. Its location also provides easy access to Elysian Valley & Park, Lincoln Heights, Chinatown, Echo Park, Silver Lake and many more neighborhoods. Some notable destinations near the property include Los Angeles River Center & Gardens, Dodger Stadium, Frogtown, Florence Nightingale Middle School and Rio Del Los Angeles State Park.

15. 2026-04-09
    price $1,830,000 1500-char remark

    Show marketing remark (1500 chars)

    We are pleased to present the opportunity to acquire 2617 Jeffries Avenue, an 8-unit apartment building located in the Cypress Park neighborhood of Los Angeles. Built in 1913, this two-story property is situated on a 7,088 square foot lot and features 5,040 square feet of rentable space. The property is composed of five studio units and three 1 bed/1 bath units which have all received upgraded flooring, bathrooms, kitchen cabinets and countertops, and appliances. In addition to the interior upgrades, the property also offers full copper plumbing, a newer roof (2023), two water heaters, new metal awnings, new iron fencing, new insulation at attic, new hardscaping, and upgraded electrical systems with 5 of 8 units having newer subpanels. Tenants enjoy the benefits of on-site laundry and secure access. The property is master metered for gas and electricity. Located just east of San Fernando Rd. , west of Figueroa St. and north of the 5 Freeway, 2617 Jeffries Ave. is conveniently Located near many other northeast Los Angeles neighborhoods such as Mount Washington, Montecito Heights, Highland Park, Eagle Rock, Glassell Park and Atwater Village. Its location also provides easy access to Elysian Valley & Park, Lincoln Heights, Chinatown, Echo Park, Silver Lake and many more neighborhoods. Some notable destinations near the property include Los Angeles River Center & Gardens, Dodger Stadium, Frogtown, Florence Nightingale Middle School and Rio Del Los Angeles State Park.

16. 2026-02-02
    listed $1,950,000 Active 1500-char remark

    Show marketing remark (1500 chars)

    We are pleased to present the opportunity to acquire 2617 Jeffries Avenue, an 8-unit apartment building located in the Cypress Park neighborhood of Los Angeles. Built in 1913, this two-story property is situated on a 7,088 square foot lot and features 5,040 square feet of rentable space. The property is composed of five studio units and three 1 bed/1 bath units which have all received upgraded flooring, bathrooms, kitchen cabinets and countertops, and appliances. In addition to the interior upgrades, the property also offers full copper plumbing, a newer roof (2023), two water heaters, new metal awnings, new iron fencing, new insulation at attic, new hardscaping, and upgraded electrical systems with 5 of 8 units having newer subpanels. Tenants enjoy the benefits of on-site laundry and secure access. The property is master metered for gas and electricity. Located just east of San Fernando Rd. , west of Figueroa St. and north of the 5 Freeway, 2617 Jeffries Ave. is conveniently Located near many other northeast Los Angeles neighborhoods such as Mount Washington, Montecito Heights, Highland Park, Eagle Rock, Glassell Park and Atwater Village. Its location also provides easy access to Elysian Valley & Park, Lincoln Heights, Chinatown, Echo Park, Silver Lake and many more neighborhoods. Some notable destinations near the property include Los Angeles River Center & Gardens, Dodger Stadium, Frogtown, Florence Nightingale Middle School and Rio Del Los Angeles State Park.

17. 2022-06-06
    listed Active
18. 2014-01-31
    soldstatus $751,000
19. 2014-01-30
    soldstatus $675,000 Closed
20. 2013-12-13
    status Pending
21. 2013-11-01
    listed $795,000 Active
22. 2013-09-21
    historical
23. 2013-09-20
    status Active
24. 2013-08-04
    status Backup Offers Accepted
25. 2013-06-18
    status Active
26. 2013-06-06
    status Backup Offers Accepted
27. 2013-02-26
    listed $795,000 Active
28. 2008-01-01
    historical
29. 2007-11-06
    listed $650,000
30. 2007-03-20
    historical
31. 2007-01-01
    historical
32. 2006-11-20
    listed
33. 2006-10-09
    listed $650,000
34. 2006-09-15
    historical
35. 2006-06-14
    listed $675,000
36. 2006-05-04
    historical
37. 2006-02-03
    listed $699,000
38. 2004-12-02
    soldstatus $435,000
39. 2004-12-02
    soldstatus $435,000
40. 2003-11-12
    listed $435,000
41. 1997-09-21
    historical
42. 1997-06-21
    listed
43. 1983-09-29
    soldstatus $151,000
44. 1976-01-09
    soldstatus $39,500

ⓘ 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: $12,105 · $1,009/mo
• Projected year-2 tax: $12,996 · $1,083/mo
• Expected delta: +$891/yr (+$74/mo · 7.4%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 22 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: $357,156
• − Mortgage interest: −$95,787
• − Property taxes: −$12,105
• − Insurance: −$8,550
• − Repairs & maintenance: −$28,572
• − Management: −$28,572
• − Depreciation: −$49,745
• Taxable income: $133,824
• Est. tax owed @ 24.0%: −$32,118
• After-tax cash flow: $121,771/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): 44,658
• Household income: $94,784
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2198.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 27% Two or more races 20% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 41% Tagalog/Filipino 5% Other Indo-European 3%

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: ▼ -1578.12%
• Current HPI: 536.5042
• Rent YoY: ▲ 0.21%
• 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

+4229.1% since first listed

31 events — show timeline

• 2026-05-20 Price Changed $1,710,000 TheMLS
• 2026-04-09 Price Changed $1,830,000 TheMLS
• 2026-02-02 Listed $1,950,000 TheMLS
• 2022-06-06 Listed — TheMLS
• 2014-01-31 Sold (Public Records) $751,000 Public Records
• 2014-01-30 Sold (MLS) $675,000 CRMLS
• 2013-12-13 Pending — CRMLS
• 2013-11-01 Listed $795,000 CRMLS
• 2013-09-21 Listing Removed — CRMLS
• 2013-09-20 Relisted — CRMLS
• 2013-08-04 Pending — CRMLS
• 2013-06-18 Relisted — CRMLS
• 2013-06-06 Pending — CRMLS
• 2013-02-26 Listed $795,000 CRMLS
• 2008-01-01 Listing Removed — CRMLS
• 2007-11-06 Listed $650,000 CRMLS
• 2007-03-20 Delisted — TheMLS
• 2007-01-01 Listing Removed — CRMLS
• 2006-11-20 Listed — TheMLS
• 2006-10-09 Listed $650,000 CRMLS
• 2006-09-15 Listing Removed — CRMLS
• 2006-06-14 Listed $675,000 CRMLS
• 2006-05-04 Listing Removed — CRMLS
• 2006-02-03 Listed $699,000 CRMLS
• 2004-12-02 Sold (Public Records) $435,000 Public Records
• 2004-12-02 Sold (MLS) $435,000 CRMLS
• 2003-11-12 Listed $435,000 CRMLS
• 1997-09-21 Delisted — TheMLS
• 1997-06-21 Listed — TheMLS
• 1983-09-29 Sold (Public Records) $151,000 Public Records
• 1976-01-09 Sold (Public Records) $39,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $12,105 · +1.6% YoY. Source: county tax records.