1318 E 110th St · Los Angeles, CA 90059

$550,000

4 bd · 2.0 ba · 2,137 sqft · MultiFamily public records · 314 Days on market

Built 1928 5,663 sqft lot $257/sqft · 26% below area Est $740k · 26% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $751/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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-, crime F, cost of living 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.
• Zoned schools: Lovelia P. Flournoy Elementary (441 students, 96% FRL); Edwin Markham Middle (628 students, 100% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL) — zoned schools average 87% FRL vs 67% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $6,974/mo this rent would consume 149% of the median local household income ($56k/yr) (locally 2085% 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 $4k of loan paydown is wiped out by about $16k 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 + 3.0% rent growth), your $154k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 95552% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $484,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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 1928 — 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: 1.27% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (median comp): $739,526
• List price: $550,000
• Delta: -25.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10807 Compton Ave	0.31mi	5/3.0 (+1)	2,122 (-1%)	3mo	$750,000	$353	73
1300 E 108th St	0.15mi	5/2.0 (+1)	1,918 (-10%)	20mo	$720,000	$375	54
1514 E 108th St	0.25mi	5/3.0 (+1)	1,927 (-10%)	18mo	$930,000	$483	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $54,161
• Equity at exit: $82,007

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $231,028
• Equity at exit: $47,554

Cash invested: $154,000 (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 90059

• Active inventory: 52
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $6,974 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,465
• Net cashflow: $2,253

Break-even live

Break-even rent $4,122

Max offer price $550,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,565	-5% $2,409	+0% $2,253	+5% $2,098	+10% $1,942
Rent	-10% $1,702	-5% $1,978	+0% $2,253	+5% $2,529	+10% $2,804
Rate	-1.0pp $2,530	-0.5pp $2,393	base $2,253	+0.5pp $2,111	+1.0pp $1,966

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$6,975
Total (3 units)			$6,974

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 E 109th St Unit A Los Angeles, CA	4.0	3.0	1588	$3,500	$2.20	45d	1	0.51mi
714 E 113th St Los Angeles, CA	5.0	3.0	1850	$3,300	$1.78	9d	1	0.67mi
10913 Wilmington Ave Los Angeles, CA	4.0	2.0	1450	$3,050	$2.10	45d	1	0.68mi
1130 E 118th St Los Angeles, CA	3.0	2.0	1631	$3,800	$2.33	26d	1	0.72mi
10962 Avalon Blvd Los Angeles, CA	4.0	3.0	1500	$3,200	$2.13	0d	1	0.80mi
10960 Avalon Blvd #10962 Los Angeles, CA	4.0	3.0	1500	$3,200	$2.13	0d	1	0.80mi
10605 Avalon Blvd Los Angeles, CA	5.0	3.0	2378	$4,300	$1.81	45d	1	0.87mi
439 E 107th St Los Angeles, CA	4.0	3.0	1643	$3,850	$2.34	9d	1	0.90mi
417 E 105th St Los Angeles, CA	4.0	2.0	1600	$3,900	$2.44	7d	1	0.98mi
12202 Alvaro St Los Angeles, CA	3.0	2.0	1485	$3,900	$2.63	45d	1	1.00mi
709 E 120th St Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	45d	1	1.03mi
11810 Avalon Blvd Los Angeles, CA	3.0	1.0	1658	$3,180	$1.92	45d	1	1.05mi
606 E 99th St Los Angeles, CA	3.0	2.0	1798	$3,650	$2.03	1d	1	1.08mi
9312 Pace Ave Los Angeles, CA	4.0	2.0	1798	$4,000	$2.22	45d	1	1.09mi
430 E 118th St Los Angeles, CA	5.0	3.0	1854	$4,000	$2.16	45d	1	1.11mi
203 E 109th St Los Angeles, CA	5.0	3.5	1935	$4,000	$2.07	45d	1	1.18mi
149 E 109th Pl Los Angeles, CA	5.0	3.0	1743	$3,850	$2.21	9d	1	1.22mi
132 E 109th St Los Angeles, CA	5.0	3.0	1820	$4,200	$2.31	45d	1	1.24mi
120 E 107th St Los Angeles, CA	5.0	3.0	1878	$3,800	$2.02	9d	1	1.30mi
251 E 118th Pl Los Angeles, CA	5.0	3.0	1753	$4,200	$2.40	17d	1	1.30mi
915 E 91st St Unit 915 Los Angeles, CA	3.0	1.0	1800	$3,200	$1.78	45d	1	1.31mi
10616 S Main St Los Angeles, CA	3.0	2.0	1450	$3,395	$2.34	9d	1	1.31mi
2436 E 115th Pl #2434 Los Angeles, CA	5.0	2.0	1570	$3,890	$2.48	45d	1	1.34mi
227 E 120th St Unit 4 Los Angeles, CA	3.0	2.0	1600	$2,700	$1.69	4d	1	1.41mi
216 E 97th St Los Angeles, CA	5.0	3.0	1753	$3,800	$2.17	45d	1	1.43mi
156 E 119th St Los Angeles, CA	5.0	3.0	1857	$3,800	$2.05	45d	1	1.44mi

Listing history 29 events

1. 2026-06-21
   days on market $550,000 Active 314 DOM
2. 2026-06-18
   days on market $550,000 Active 311 DOM
3. 2026-06-17
   days on market $550,000 Active 310 DOM
4. 2026-06-16
   days on market $550,000 Active 309 DOM
5. 2026-06-15
   days on market $550,000 Active 308 DOM
6. 2026-06-13
   days on market $550,000 Active 306 DOM
7. 2026-06-09
   days on market $550,000 Active 302 DOM
8. 2026-06-08
   days on market $550,000 Active 301 DOM
9. 2026-06-07
   days on market $550,000 Active 300 DOM
10. 2026-06-04
    days on market $550,000 Active 297 DOM
11. 2026-06-03
    days on market $550,000 Active 296 DOM
12. 2026-06-02
    days on market $550,000 Active 295 DOM
13. 2026-06-01
    days on market $550,000 Active 294 DOM
14. 2026-05-31
    days on market $550,000 Active 293 DOM
15. 2025-09-04
    price $550,000 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

16. 2025-08-13
    status Active 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

17. 2025-08-07
    status Pending Sale 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

18. 2025-08-04
    price $575,000 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

19. 2025-08-04
    listed $575 Active 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

20. 2025-08-01
    historical $575 182-char remark

    Show marketing remark (182 chars)

    Property is a very large two bedroom one bath each Plex in the center of south Central Los Angeles. Property needs a little TLC tennis will remain in property at the close of escrow.

21. 2022-10-24
    historical
22. 2022-02-19
    listed $529,000 Active
23. 2021-01-25
    historical
24. 2020-10-14
    historical Active Under Contract
25. 2020-10-13
    listed $339,000 Active
26. 2007-03-01
    historical
27. 2006-11-30
    historical
28. 2006-11-18
    listed $500,000
29. 2006-11-18
    listed $500,000

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $4,180 · $348/mo
• Expected delta: +$2,467/yr (+$206/mo · 144.1%)

ⓘ 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 5/10 Major 7 d/yr ≥89°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: $83,688
• − Mortgage interest: −$30,809
• − Property taxes: −$1,713
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,695
• − Management: −$6,695
• − Depreciation: −$16,000
• Taxable income: $19,027
• Est. tax owed @ 24.0%: −$4,566
• After-tax cash flow: $22,473/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): 37,511
• Household income: $56,152
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2085.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 25% Two or more races 19% Native American 1% White 1% Asian 1%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 28% · Canada, China
• Languages at home: 36% English-only · Spanish 63% Chinese 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: ▼ -734.23%
• Current HPI: 496.7528
• Rent YoY: —
• 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

+10.0% since first listed

15 events — show timeline

• 2025-09-04 Price Changed $550,000 CRMLS
• 2025-08-13 Relisted — CRMLS
• 2025-08-07 Pending — CRMLS
• 2025-08-04 Price Changed $575,000 CRMLS
• 2025-08-04 Listed $575 CRMLS
• 2025-08-01 Coming Soon $575 CRMLS
• 2022-10-24 Listing Removed — CRMLS
• 2022-02-19 Listed $529,000 CRMLS
• 2021-01-25 Listing Removed — CRMLS
• 2020-10-14 Contingent — CRMLS
• 2020-10-13 Listed $339,000 CRMLS
• 2007-03-01 Listing Removed — CRMLS
• 2006-11-30 Listing Removed — CRMLS
• 2006-11-18 Listed $500,000 CRMLS
• 2006-11-18 Listed $500,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $1,713 · +3.2% YoY. Source: county tax records.