633 W 79th St · Los Angeles, CA 90044

$630,000

1 bd · 1.0 ba · 400 sqft · MultiFamily public records · 15 Days on market

Built 1913 7,143 sqft lot $1575/sqft · 325% above area Est $778k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 5 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

Calling all savvy investors: Discover the massive potential of this 5-unit income property in the heart of a vibrant, high-growth pocket of South Los Angeles. Currently comprised of four 1-bedroom units and one 2-bedroom unit, this fully tenant-occupied asset serves as a versatile canvas for a high-yield renovation or a fresh development. While the property shows deferred maintenance, it presents a rare "value-add" opportunity to modernize and maximize rental upside in a high-density urban market. Practicality meets potential with 5 assigned parking spaces accessible via the rear alley, providing a functional foundation for future plans. Nestled in a community celebrated for its rich cultural history and strong historic character, this property is perfectly positioned to benefit from the area's rapid evolution. Situated just minutes from world-class entertainment and transit hubs, including SoFi Stadium, the Kia Forum, and the Intuit Dome, with seamless access to LAX and major freeways, local parks, and shopping. Layout: This unique investment opportunity features 3 separate buildings on a single lot, providing a versatile layout comprised of two 1-bedroom units (left and right buildings) and a detached 2-bedroom unit at the rear. Whether you choose to revitalize the existing structure or leverage the LARD1.5 zoning, this can be a premier choice for significant long-term gains. Interested parties are encouraged to contact LA County to explore the full range of possibilities.

Key facts

• 3 separate buildings
• 7,143 sq ft lot
• 5 parking spots

Tags

• 5 UNIT INCOME PROPERTY
• FULLY TENANT OCCUPIED ASSET
• HIGH YIELD RENOVATION
• ASSIGNED PARKING SPACES
• 3 SEPARATE BUILDINGS
• DETACHED 2 BEDROOM UNIT

What this means for you Summary

Snapshot

• This is a 4×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $789/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $630k).
• Recommended offer: $621k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $10,331/mo this rent would consume 233% 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 $4k of loan paydown is wiped out by about $19k 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 $176k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($621k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $630k implies a 334% 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 $620,550 (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 1913 — 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: 1.64% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.83%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $778,364
• List price: $630,000
• Delta: -19.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.67×
• Total profit: $118,916
• Equity at exit: $93,935

10-year hold

• IRR: 23.6%
• Equity multiple: 2.76×
• Total profit: $310,306
• Equity at exit: $54,471

Cash invested: $176,400 (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: 25.8×

Monthly cashflow live

• Estimated rent: $10,331 high
• Mortgage (P&I): −$3,304
• Tax from tax record: −$651 /mo · $7,812/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,170
• Net cashflow: $3,944

Break-even live

Break-even rent $5,338

Max offer price $630,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,144
1× unit	2	1	$2,186
Total (5 units)			$10,331

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 W 78th St Los Angeles, CA	—	1.0	250	$1,400	$5.60	44d	1	0.11mi
823 W 78th St Los Angeles, CA	—	1.0	250	$1,600	$6.40	44d	1	0.18mi
7524 S Hoover St Los Angeles, CA	1.0	1.0	371	$1,556	$4.19	3d	2	0.23mi
1024 W 77th St Los Angeles, CA	—	1.0	230	$1,250	$5.43	44d	1	0.47mi
443 W Florence Ave Unit 445 Los Angeles, CA	1.0	1.0	358	$1,423	$3.97	22d	1	0.50mi
445 W Florence Ave Los Angeles, CA	1.0	1.0	255	$1,423	$5.57	44d	3	0.50mi
443 1/2 W Florence Ave Los Angeles, CA	—	1.0	221	$1,293	$5.85	22d	1	0.51mi
7311 S Broadway Unit 100 Los Angeles, CA	1.0	1.0	367	$2,100	$5.72	44d	1	0.52mi
8803 Hoover St Los Angeles, CA	—	1.0	350	$1,550	$4.43	5d	1	0.71mi
8803 S Hoover St Unit 3 Los Angeles, CA	—	1.0	350	$1,550	$4.43	44d	1	0.72mi
217 1/2 W 94th St Los Angeles, CA	1.0	1.0	300	$2,172	$7.24	44d	1	1.24mi

Listing history 3 events

1. 2026-05-14
   status Pending 1509-char remark

   Show marketing remark (1509 chars)

   Calling all savvy investors: Discover the massive potential of this 5-unit income property in the heart of a vibrant, high-growth pocket of South Los Angeles. Currently comprised of four 1-bedroom units and one 2-bedroom unit, this fully tenant-occupied asset serves as a versatile canvas for a high-yield renovation or a fresh development. While the property shows deferred maintenance, it presents a rare "value-add" opportunity to modernize and maximize rental upside in a high-density urban market. Practicality meets potential with 5 assigned parking spaces accessible via the rear alley, providing a functional foundation for future plans. Nestled in a community celebrated for its rich cultural history and strong historic character, this property is perfectly positioned to benefit from the area's rapid evolution. Situated just minutes from world-class entertainment and transit hubs, including SoFi Stadium, the Kia Forum, and the Intuit Dome, with seamless access to LAX and major freeways, local parks, and shopping. Layout: This unique investment opportunity features 3 separate buildings on a single lot, providing a versatile layout comprised of two 1-bedroom units (left and right buildings) and a detached 2-bedroom unit at the rear. Whether you choose to revitalize the existing structure or leverage the LARD1.5 zoning, this can be a premier choice for significant long-term gains. Interested parties are encouraged to contact LA County to explore the full range of possibilities.

2. 2026-04-29
   listed $630,000 Active 1509-char remark

   Show marketing remark (1509 chars)

   Calling all savvy investors: Discover the massive potential of this 5-unit income property in the heart of a vibrant, high-growth pocket of South Los Angeles. Currently comprised of four 1-bedroom units and one 2-bedroom unit, this fully tenant-occupied asset serves as a versatile canvas for a high-yield renovation or a fresh development. While the property shows deferred maintenance, it presents a rare "value-add" opportunity to modernize and maximize rental upside in a high-density urban market. Practicality meets potential with 5 assigned parking spaces accessible via the rear alley, providing a functional foundation for future plans. Nestled in a community celebrated for its rich cultural history and strong historic character, this property is perfectly positioned to benefit from the area's rapid evolution. Situated just minutes from world-class entertainment and transit hubs, including SoFi Stadium, the Kia Forum, and the Intuit Dome, with seamless access to LAX and major freeways, local parks, and shopping. Layout: This unique investment opportunity features 3 separate buildings on a single lot, providing a versatile layout comprised of two 1-bedroom units (left and right buildings) and a detached 2-bedroom unit at the rear. Whether you choose to revitalize the existing structure or leverage the LARD1.5 zoning, this can be a premier choice for significant long-term gains. Interested parties are encouraged to contact LA County to explore the full range of possibilities.

3. 1988-10-19
   soldstatus $145,000

ⓘ 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: $7,812 · $651/mo
• Projected year-2 tax: $7,812 · $651/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 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: $123,972
• − Mortgage interest: −$35,290
• − Property taxes: −$7,812
• − Insurance: −$3,150
• − Repairs & maintenance: −$9,918
• − Management: −$9,918
• − Depreciation: −$18,327
• Taxable income: $39,557
• Est. tax owed @ 24.0%: −$9,494
• After-tax cash flow: $37,836/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

+334.5% since first listed

3 events — show timeline

• 2026-05-14 Pending — TheMLS
• 2026-04-29 Listed $630,000 TheMLS
• 1988-10-19 Sold (Public Records) $145,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,812 · +1.8% YoY. Source: county tax records.