3110 Raymond Ave · Los Angeles, CA 90007

$980,000

8 bd · 4.0 ba · 4,168 sqft · MultiFamily public records · 14 Days on market

Built 1922 6,680 sqft lot Est $942k · at est.

---

Why this score? — see what drove the D+ 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 +19.4/30.0
• DSCR +6.1/10.0
• ARV discount +5.7/15.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity to acquire a four-unit income property in a high-demand Los Angeles rental corridor near USC, Downtown LA, Exposition Park, and major transportation. The property consists of four large one-bedroom units, with assessor records showing two-bedroom units, each approximately 1,000 sq. ft. Each unit offers a formal living room, dining room, and individual laundry room. One unit includes an additional tandem room that may be used as a bedroom or flexible space. The property includes off-street parking for four cars with a detached garage and carport. Tenants pay their own gas and electric, with separate meters. Owner pays water. Interior condition is mostly original, clean, and operable. R3 zoning may offer future development potential. Value-add opportunity with upside potential in rents. Tenant occupied. Please do not disturb occupants.

Key facts

• 6,680 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• Other: Property contains 1 building with 4 total units
• Financial info: Gross scheduled income: $57,828; Total actual rent: $57,828; Gross operating income: $54,936.60; Gross income: $87,828; Net operating income: $39,126.49; Operating expenses: $18,701.50; Total expenses: $18,275 (includes insurance $5,670; water/sewer $4,982; taxes $6,223; gardener $1,400); Rent control applies; Tenants pay gas and electricity; Total building area: 4,168
• HOA & community: Sidewalks

Exterior

• Parking: Total 3 parking spaces; Two-car garage (garage with two doors); One uncovered space; Shared driveway; Each unit includes garage parking (one garage space per unit)
• Security: Smoke detector
• Utilities: Public sewer; District/public water; Natural gas available; Separate gas and electric meters for units (4 gas meters, 4 electric meters); Single water meter
• Home design: Attached community apartment; 2 stories; Has a view; Access via city streets
• Construction: Flat roof; Built (year per public records)
• Exterior features: Front yard; No pool

Interior

• Kitchen: Tile counters
• Bedrooms: Unit mix includes one 1-bedroom unit and two additional 1-bedroom units and one 2-bedroom unit (total 4 units)
• Bathrooms: Each unit has a full bathroom (4 full baths total)
• Interior features: Ceiling fan; Tile counters; Smoke detector; Two levels
• Laundry & utility: In-unit/inside laundry available

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $980k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $907k (7.5% below list).
• Recommended offer: $907k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 rising fast (+5.9%/yr); 82 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,069/mo this rent would consume 308% of the median local household income ($35k/yr) (locally 4179% 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 $29k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 28y 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.
• Current owner paid $360k; list at $980k implies a 172% gain — meaningful room to come down on a strong offer.

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 $906,900 (7.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $941,968
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2506 S Budlong Ave	0.51mi	8/5.0	4,460 (+7%)	12mo	$982,500	$220	50
2722 S La Salle Ave	0.50mi	8/8.0	3,604 (-14%)	10mo	$815,000	$226	30

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-62,108
• Equity at exit: $146,121

10-year hold

• IRR: 6.6%
• Equity multiple: 1.56×
• Total profit: $152,490
• Equity at exit: $84,732

Cash invested: $274,400 (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 90007

• Home prices YoY: -32.8%
• Rents YoY: 5.9%
• Active inventory: 82
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $9,069 high
• Mortgage (P&I): −$5,139
• Tax from tax record: −$519 /mo · $6,223/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,904
• Net cashflow: $1,098

Break-even live

Break-even rent $7,679

Max offer price $980,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,068
Total (4 units)			$9,069

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: $245,000
• Closing costs: $29,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2945 Raymond Ave Los Angeles, CA	7.0	3.0	4464	$9,975	$2.23	44d	1	0.13mi
1155 W 36th Pl Los Angeles, CA	6.0–8.0	4.0	3090	$1,450	$0.47	15d	1	0.36mi
2803 Menlo Ave Los Angeles, CA	8.0	4.0	3094	$11,800	$3.81	5d	1	0.48mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$10,886	$4.98	1d	2	0.59mi
1150 W 38th St Los Angeles, CA	3.0–19.0	3.0–18.5	4527	$10,044	$2.22	1d	9	0.63mi
1325 W Adams Blvd Los Angeles, CA	8.0	6.0	4700	$800	$0.17	44d	1	0.68mi
1804 Westmoreland Blvd Los Angeles, CA	7.0	3.5	3671	$10,000	$2.72	25d	1	1.15mi
2113 Oak St Unit 2113 Los Angeles, CA	9.0	8.0	2855	$8,995	$3.15	25d	1	1.20mi

Listing history 10 events

1. 2026-06-18
   days on market $980,000 Active 14 DOM
2. 2026-06-17
   days on market $980,000 Active 13 DOM
3. 2026-06-16
   days on market $980,000 Active 12 DOM
4. 2026-06-15
   days on market $980,000 Active 11 DOM
5. 2026-06-13
   days on market $980,000 Active 9 DOM
6. 2026-06-09
   days on market $980,000 Active 5 DOM
7. 2026-06-08
   days on market $980,000 Active 4 DOM
8. 2026-06-07
   days on marketlisting id $980,000 Active 3 DOM
9. 2026-06-04
   remarks 699-char remark

   Show marketing remark (857 chars)

   Opportunity to acquire a four-unit income property in a high-demand Los Angeles rental corridor near USC, Downtown LA, Exposition Park, and major transportation. The property consists of four large one-bedroom units, with assessor records showing two-bedroom units, each approximately 1,000 sq. ft. Each unit offers a formal living room, dining room, and individual laundry room. One unit includes an additional tandem room that may be used as a bedroom or flexible space. The property includes off-street parking for four cars with a detached garage and carport. Tenants pay their own gas and electric, with separate meters. Owner pays water. Interior condition is mostly original, clean, and operable. R3 zoning may offer future development potential. Value-add opportunity with upside potential in rents. Tenant occupied. Please do not disturb occupants.

10. 2026-06-04
    listed $980,000 Active 1 DOM

    Show marketing remark (857 chars)

    Opportunity to acquire a four-unit income property in a high-demand Los Angeles rental corridor near USC, Downtown LA, Exposition Park, and major transportation. The property consists of four large one-bedroom units, with assessor records showing two-bedroom units, each approximately 1,000 sq. ft. Each unit offers a formal living room, dining room, and individual laundry room. One unit includes an additional tandem room that may be used as a bedroom or flexible space. The property includes off-street parking for four cars with a detached garage and carport. Tenants pay their own gas and electric, with separate meters. Owner pays water. Interior condition is mostly original, clean, and operable. R3 zoning may offer future development potential. Value-add opportunity with upside potential in rents. Tenant occupied. Please do not disturb occupants.

ⓘ 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: $6,223 · $519/mo
• Projected year-2 tax: $7,448 · $621/mo
• Expected delta: +$1,225/yr (+$102/mo · 19.7%)

ⓘ 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 ≥90°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: $108,828
• − Mortgage interest: −$54,895
• − Property taxes: −$6,223
• − Insurance: −$4,900
• − Repairs & maintenance: −$8,706
• − Management: −$8,706
• − Depreciation: −$28,509
• Taxable loss: −$3,112
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $13,927/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): 38,715
• Household income: $35,378
• Rent vs Own: 90.2% rent · 9.8% own
• Severe rent burden: 4179.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% White 17% Two or more races 14% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Scotch-Irish 1% Iranian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 45% Chinese 7% Other Indo-European 5%

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: ▼ -225.40%
• Current HPI: 460.9539
• Rent YoY: ▲ 5.88%
• 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

+532.3% since first listed

27 events — show timeline

• 2026-06-04 Listed $980,000 CRMLS
• 2026-06-03 Listed $980,000 CRMLS
• 2025-09-10 Price Changed — TheMLS
• 2025-02-13 Listed — TheMLS
• 2024-06-26 Listed — TheMLS
• 2023-05-08 Listed — TheMLS
• 2019-03-27 Listing Removed — SDMLS
• 2019-01-28 Delisted — CRMLS
• 2019-01-24 Listed $1,100,000 SDMLS
• 2019-01-24 Listed $1,100,000 CRMLS
• 2009-12-07 Sold (MLS) $360,000 TheMLS
• 2009-10-25 Pending — TheMLS
• 2009-09-22 Delisted — TheMLS
• 2009-09-15 Price Changed $369,800 TheMLS
• 2009-08-25 Price Changed $379,900 TheMLS
• 2009-08-21 Relisted — TheMLS
• 2009-07-18 Delisted — TheMLS
• 2009-07-14 Listed $380,900 TheMLS
• 2008-07-25 Delisted — TheMLS
• 2008-01-07 Listed — TheMLS
• 1999-10-06 Sold (Public Records) $275,000 Public Records
• 1998-10-14 Sold (Public Records) $171,000 Public Records
• 1998-10-14 Sold (MLS) $171,000 TheMLS
• 1998-09-03 Delisted — TheMLS
• 1998-07-01 Listed $195,000 TheMLS
• 1997-06-12 Sold (Public Records) $285,000 Public Records
• 1997-06-12 Sold (Public Records) $155,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $6,223 · +2.0% YoY. Source: county tax records.