3935 E Cesar E Chavez · East Los Angeles, CA 90063

$699,999

20 bd · None ba · 1,645 sqft · MultiFamily · 145 Days on market

Built 1930 3,272 sqft lot $426/sqft · 9% above area Est $640k · 9% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• ARV discount +3.2/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Fantastic Investment Opportunity – Mixed-Use Property with Multiple Income Streams - LCC3 Zoning Great opportunity for investors or an owner-operator. This mixed-use property is currently configured as four units and offers strong income potential with room to grow. Property Features: • Renovated Upstairs Unit: 3 bed / 1 bath, recently updated, renting for $3,000/month. • Established Hair Salon: Long-term commercial tenant providing steady rental income. • 1-Bedroom Unit: Owner-occupied and will be delivered vacant at closing. • Studio Apartment: Cozy studio offering additional rental options. Expansion Potential: Large lot with potential for additional units, ADU, or JADU (buyer to verify). A solid investment with multiple income sources and future upside. Don’t miss this opportunity! Buyer to verify all square footage, unit count, and permits.

Key facts

• Expansion potential
• Lcc3 zoning
• 3,272 sq ft lot

Tags

• LCC3 ZONING
• RENOVATED UPSTAIRS UNIT
• EXPANSION POTENTIAL

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×1bd/1ba + 2×?bd/1ba units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $383/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.7% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 falling (-3.3%/yr); 80 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,061/mo this rent would consume 133% of the median local household income ($73k/yr) (locally 1857% 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 $5k of loan paydown is wiped out by about $21k 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 145 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $615,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1930 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $639,581
• List price: $699,999
• Delta: 9.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-39,444
• Equity at exit: $104,372

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $383
• Equity at exit: $60,523

Cash invested: $196,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90063

• Rents YoY: -3.3%
• Active inventory: 80
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $8,061 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,693
• Net cashflow: $1,531

Break-even live

Break-even rent $6,123

Max offer price $699,999

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,343
1× unit	1	1	$1,964
▸ 2× units	0	1	$3,754
Total (4 units)			$8,061

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $699,999 Active 145 DOM
2. 2026-06-17
   days on market $699,999 Active 144 DOM
3. 2026-06-16
   days on market $699,999 Active 143 DOM
4. 2026-06-15
   days on market $699,999 Active 142 DOM
5. 2026-06-13
   days on market $699,999 Active 140 DOM
6. 2026-06-09
   days on market $699,999 Active 136 DOM
7. 2026-06-08
   days on market $699,999 Active 135 DOM
8. 2026-06-07
   days on market $699,999 Active 134 DOM
9. 2026-06-04
   days on market $699,999 Active 131 DOM
10. 2026-06-03
    days on market $699,999 Active 130 DOM
11. 2026-06-02
    days on market $699,999 Active 129 DOM
12. 2026-06-01
    days on market $699,999 Active 128 DOM
13. 2026-05-31
    days on market $699,999 Active 127 DOM
14. 2026-04-01
    status Active 893-char remark

    Show marketing remark (893 chars)

    Fantastic Investment Opportunity – Mixed-Use Property with Multiple Income Streams - LCC3 Zoning Great opportunity for investors or an owner-operator. This mixed-use property is currently configured as four units and offers strong income potential with room to grow. Property Features: • Renovated Upstairs Unit: 3 bed / 1 bath, recently updated, renting for $3,000/month. • Established Hair Salon: Long-term commercial tenant providing steady rental income. • 1-Bedroom Unit: Owner-occupied and will be delivered vacant at closing. • Studio Apartment: Cozy studio offering additional rental options. Expansion Potential: Large lot with potential for additional units, ADU, or JADU (buyer to verify). A solid investment with multiple income sources and future upside. Don’t miss this opportunity! Buyer to verify all square footage, unit count, and permits.

15. 2026-03-06
    status Active 893-char remark

    Show marketing remark (893 chars)

    Fantastic Investment Opportunity – Mixed-Use Property with Multiple Income Streams - LCC3 Zoning Great opportunity for investors or an owner-operator. This mixed-use property is currently configured as four units and offers strong income potential with room to grow. Property Features: • Renovated Upstairs Unit: 3 bed / 1 bath, recently updated, renting for $3,000/month. • Established Hair Salon: Long-term commercial tenant providing steady rental income. • 1-Bedroom Unit: Owner-occupied and will be delivered vacant at closing. • Studio Apartment: Cozy studio offering additional rental options. Expansion Potential: Large lot with potential for additional units, ADU, or JADU (buyer to verify). A solid investment with multiple income sources and future upside. Don’t miss this opportunity! Buyer to verify all square footage, unit count, and permits.

16. 2026-02-19
    status Pending Sale 893-char remark

    Show marketing remark (893 chars)

    Fantastic Investment Opportunity – Mixed-Use Property with Multiple Income Streams - LCC3 Zoning Great opportunity for investors or an owner-operator. This mixed-use property is currently configured as four units and offers strong income potential with room to grow. Property Features: • Renovated Upstairs Unit: 3 bed / 1 bath, recently updated, renting for $3,000/month. • Established Hair Salon: Long-term commercial tenant providing steady rental income. • 1-Bedroom Unit: Owner-occupied and will be delivered vacant at closing. • Studio Apartment: Cozy studio offering additional rental options. Expansion Potential: Large lot with potential for additional units, ADU, or JADU (buyer to verify). A solid investment with multiple income sources and future upside. Don’t miss this opportunity! Buyer to verify all square footage, unit count, and permits.

17. 2025-12-30
    listed $699,999 Active 893-char remark

    Show marketing remark (893 chars)

    Fantastic Investment Opportunity – Mixed-Use Property with Multiple Income Streams - LCC3 Zoning Great opportunity for investors or an owner-operator. This mixed-use property is currently configured as four units and offers strong income potential with room to grow. Property Features: • Renovated Upstairs Unit: 3 bed / 1 bath, recently updated, renting for $3,000/month. • Established Hair Salon: Long-term commercial tenant providing steady rental income. • 1-Bedroom Unit: Owner-occupied and will be delivered vacant at closing. • Studio Apartment: Cozy studio offering additional rental options. Expansion Potential: Large lot with potential for additional units, ADU, or JADU (buyer to verify). A solid investment with multiple income sources and future upside. Don’t miss this opportunity! Buyer to verify all square footage, unit count, and permits.

18. 2025-12-15
    historical
19. 2025-11-30
    status Active
20. 2025-11-29
    price $738,000
21. 2025-11-20
    status Active
22. 2025-10-25
    status Active
23. 2025-06-23
    listed $739,000 Active
24. 2025-05-31
    historical
25. 2025-05-04
    status Active
26. 2025-05-04
    price $820,000
27. 2025-02-01
    status Active
28. 2024-09-24
    status Active
29. 2024-08-02
    status Active
30. 2024-06-28
    price $825,000
31. 2024-05-15
    listed $999,000 Active
32. 2024-03-27
    historical $3,000
33. 2024-02-19
    price $3,000
34. 2024-02-05
    price $3,200
35. 2023-12-19
    price $3,500
36. 2023-12-06
    listed $3,800
37. 2022-06-06
    historical
38. 2022-05-04
    price $695,000
39. 2022-03-11
    listed $800,000 Active
40. 2020-07-28
    historical
41. 2020-02-25
    price $535,000
42. 2020-01-27
    listed $575,000 Active
43. 2014-12-14
    historical
44. 2014-10-28
    price $349,000
45. 2014-08-19
    status Active
46. 2014-08-08
    status Backup Offers Accepted
47. 2014-02-11
    price $379,000
48. 2013-06-14
    listed $395,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $96,732
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$7,739
• − Management: −$7,739
• − Depreciation: −$20,364
• Taxable income: $7,680
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $16,525/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,397
• Household income: $72,942
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1857.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 13% White 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 40% · Canada, China
• Languages at home: 17% English-only · Spanish 81%

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: ▼ -841.41%
• Current HPI: 476.1519
• Rent YoY: ▼ -3.30%
• 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

+77.2% since first listed

35 events — show timeline

• 2026-04-01 Relisted — CRMLS
• 2026-03-06 Relisted — CRMLS
• 2026-02-19 Pending — CRMLS
• 2025-12-30 Listed $699,999 CRMLS
• 2025-12-15 Listing Removed — CRMLS
• 2025-11-30 Relisted — CRMLS
• 2025-11-29 Price Changed $738,000 CRMLS
• 2025-11-20 Relisted — CRMLS
• 2025-10-25 Relisted — CRMLS
• 2025-06-23 Listed $739,000 CRMLS
• 2025-05-31 Listing Removed — CRMLS
• 2025-05-04 Relisted — CRMLS
• 2025-05-04 Price Changed $820,000 CRMLS
• 2025-02-01 Relisted — CRMLS
• 2024-09-24 Relisted — CRMLS
• 2024-08-02 Relisted — CRMLS
• 2024-06-28 Price Changed $825,000 CRMLS
• 2024-05-15 Listed $999,000 CRMLS
• 2024-03-27 Rental Removed $3,000 SDMLS
• 2024-02-19 Price Changed $3,000 SDMLS
• 2024-02-05 Price Changed $3,200 SDMLS
• 2023-12-19 Price Changed $3,500 SDMLS
• 2023-12-06 Listed for Rent $3,800 SDMLS
• 2022-06-06 Listing Removed — CRMLS
• 2022-05-04 Price Changed $695,000 CRMLS
• 2022-03-11 Listed $800,000 CRMLS
• 2020-07-28 Listing Removed — CRMLS
• 2020-02-25 Price Changed $535,000 CRMLS
• 2020-01-27 Listed $575,000 CRMLS
• 2014-12-14 Listing Removed — CRMLS
• 2014-10-28 Price Changed $349,000 CRMLS
• 2014-08-19 Relisted — CRMLS
• 2014-08-08 Pending — CRMLS
• 2014-02-11 Price Changed $379,000 CRMLS
• 2013-06-14 Listed $395,000 CRMLS