4915 2nd · Los Angeles, CA 90043

$1,100,000

4 bd · 2.0 ba · 2,592 sqft · MultiFamily public records · 69 Days on market

Built 1922 6,500 sqft lot $424/sqft · 49% above area Est $976k · 13% over

---

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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• 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

Great opportunity to acquire a charming triplex. Situated on a well-kept street, this property offers strong curb appeal with a fully fenced lot, providing both privacy and security for tenants. The property consists of three units presenting significant upside potential for investors seeking to increase cash flow over time. Each unit benefits from a desirable layout, and the overall condition reflects pride of ownership. Ideal for both seasoned investors and owner-users, this triplex is positioned in a consistently desirable rental area with steady demand. Whether you're looking to reposition the asset or hold for long-term appreciation, this property offers a compelling blend of current stability and future growth potential.

Key facts

• Desirable layout
• Strong curb appeal
• Triplex

Tags

• TRIPLEX
• FULLY FENCED LOT
• STRONG CURB APPEAL
• DESIRABLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $761/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.10M).
• Recommended offer: $1.03M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 rising fast (+5.0%/yr); 142 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $11,177/mo this rent would consume 207% of the median local household income ($65k/yr) (locally 3295% 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 $8k of loan paydown is wiped out by about $33k 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 + 5.0% rent growth), your $308k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 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 $150k; list at $1.10M implies a 633% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,033,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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 1922 — 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: 1.02% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (median comp): $975,880
• List price: $1,100,000
• Delta: 12.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4720 6th Ave	0.25mi	4/2.0	2,400 (-7%)	15mo	$555,000	$231	64
1736 W 51st	0.54mi	4/3.5	2,475 (-4%)	1mo	$810,000	$327	60
4241 Arlington	0.53mi	4/3.0	2,408 (-7%)	2mo	$690,000	$287	58
2806 W 43rd Pl	0.47mi	4/2.0	2,225 (-14%)	21mo	$880,000	$396	37

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-10,314
• Equity at exit: $164,014

10-year hold

• IRR: 10.6%
• Equity multiple: 1.89×
• Total profit: $274,825
• Equity at exit: $95,108

Cash invested: $308,000 (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 90043

• Rents YoY: 5.0%
• Active inventory: 142
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $11,177 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$321 /mo · $3,849/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,347
• Net cashflow: $2,282

Break-even live

Break-even rent $8,288

Max offer price $1,100,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$11,178
Total (3 units)			$11,177

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4507 10th Ave Los Angeles, CA	4.0	3.0	2099	$7,000	$3.33	24d	1	0.54mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	43d	1	0.68mi
5136 S Victoria Ave Los Angeles, CA	4.0	3.5	2450	$11,500	$4.69	43d	1	0.72mi
4284 S Hobart Blvd Los Angeles, CA	3.0	1.0	3040	$3,300	$1.09	43d	1	0.83mi
3986 Hepburn Ave Los Angeles, CA	3.0	3.0	2151	$5,250	$2.44	43d	1	0.95mi
4126 S Bronson Ave Los Angeles, CA	3.0	2.0	1977	$5,750	$2.91	18d	1	1.03mi
4240 Denker Ave Los Angeles, CA	4.0	3.0	2684	$3,025	$1.13	7d	1	1.03mi
3940 Hubert Ave Los Angeles, CA	3.0	2.5	1900	$3,985	$2.10	24d	1	1.10mi
1337 W 55th St Los Angeles, CA	5.0	3.0	1752	$4,200	$2.40	43d	1	1.27mi
6015 Brynhurst Ave Los Angeles, CA	4.0	2.0	1902	$5,400	$2.84	43d	1	1.27mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	43d	1	1.28mi
3851 Don Tomaso Dr Los Angeles, CA	3.0	3.0	3369	$5,695	$1.69	3d	1	1.30mi
3846 Don Tomaso Dr Los Angeles, CA	4.0	3.5	2628	$5,499	$2.09	3d	1	1.32mi
5001 S Budlong Ave Los Angeles, CA	5.0	2.5	2010	$5,200	$2.59	7d	1	1.37mi
4151 Don Mariano Dr Los Angeles, CA	4.0	5.0	3666	$10,950	$2.99	43d	1	1.47mi

Listing history 45 events

1. 2026-06-18
   days on market $1,100,000 Active 69 DOM
2. 2026-06-17
   days on market $1,100,000 Active 68 DOM
3. 2026-06-16
   days on market $1,100,000 Active 67 DOM
4. 2026-06-15
   days on market $1,100,000 Active 66 DOM
5. 2026-06-13
   days on market $1,100,000 Active 64 DOM
6. 2026-06-09
   days on market $1,100,000 Active 60 DOM
7. 2026-06-08
   days on market $1,100,000 Active 59 DOM
8. 2026-06-07
   days on market $1,100,000 Active 58 DOM
9. 2026-06-04
   days on market $1,100,000 Active 55 DOM
10. 2026-06-03
    days on market $1,100,000 Active 54 DOM
11. 2026-06-02
    days on market $1,100,000 Active 53 DOM
12. 2026-06-01
    days on market $1,100,000 Active 52 DOM
13. 2026-05-31
    days on market $1,100,000 Active 51 DOM
14. 2026-04-10
    listed $1,100,000 Active 736-char remark

    Show marketing remark (736 chars)

    Great opportunity to acquire a charming triplex. Situated on a well-kept street, this property offers strong curb appeal with a fully fenced lot, providing both privacy and security for tenants. The property consists of three units presenting significant upside potential for investors seeking to increase cash flow over time. Each unit benefits from a desirable layout, and the overall condition reflects pride of ownership. Ideal for both seasoned investors and owner-users, this triplex is positioned in a consistently desirable rental area with steady demand. Whether you're looking to reposition the asset or hold for long-term appreciation, this property offers a compelling blend of current stability and future growth potential.

15. 2010-07-27
    historical Cancelled
16. 2010-07-13
    soldstatus $150,000 Closed
17. 2010-06-02
    price $151,000
18. 2010-04-12
    price $152,000
19. 2010-03-23
    price $155,000
20. 2010-01-01
    price $190,000
21. 2009-12-30
    status Pending
22. 2009-12-09
    status Active
23. 2009-11-07
    status Pending
24. 2009-10-24
    listed $239,900 Active
25. 2009-09-13
    price Active
26. 2009-09-13
    status Active
27. 2009-07-31
    historical
28. 2009-02-04
    price
29. 2009-02-03
    listed
30. 2007-06-22
    historical
31. 2007-06-13
    soldstatus $560,000
32. 2007-05-07
    listed $599,000
33. 2002-12-30
    soldstatus $285,000
34. 2002-09-17
    listed $285,000
35. 2002-03-14
    historical
36. 2001-11-27
    listed $282,000
37. 2001-02-21
    historical
38. 2000-06-05
    listed $275,000
39. 1999-04-12
    soldstatus $175,818
40. 1999-04-11
    soldstatus $175,400
41. 1999-02-12
    soldstatus $174,000
42. 1999-01-25
    historical
43. 1998-06-29
    listed $189,000
44. 1998-06-29
    listed $189,000
45. 1976-05-26
    soldstatus $23,000

ⓘ 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: $3,849 · $321/mo
• Projected year-2 tax: $8,360 · $697/mo
• Expected delta: +$4,511/yr (+$376/mo · 117.2%)

ⓘ 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 ≥87°F today · 21 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: $134,124
• − Mortgage interest: −$61,617
• − Property taxes: −$3,849
• − Insurance: −$5,500
• − Repairs & maintenance: −$10,730
• − Management: −$10,730
• − Depreciation: −$32,000
• Taxable income: $9,698
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $25,059/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+4682.6% since first listed

32 events — show timeline

• 2026-04-10 Listed $1,100,000 CRMLS
• 2010-07-27 Delisted — TheMLS
• 2010-07-13 Sold (MLS) $150,000 TheMLS
• 2010-06-02 Price Changed $151,000 TheMLS
• 2010-04-12 Price Changed $152,000 TheMLS
• 2010-03-23 Price Changed $155,000 TheMLS
• 2010-01-01 Price Changed $190,000 TheMLS
• 2009-12-30 Pending — TheMLS
• 2009-12-09 Relisted — TheMLS
• 2009-11-07 Pending — TheMLS
• 2009-10-24 Listed $239,900 TheMLS
• 2009-09-13 Relisted — TheMLS
• 2009-09-13 Price Changed — TheMLS
• 2009-07-31 Delisted — TheMLS
• 2009-02-04 Price Changed — TheMLS
• 2009-02-03 Listed — TheMLS
• 2007-06-22 Listing Removed — CRMLS
• 2007-06-13 Sold (Public Records) $560,000 Public Records
• 2007-05-07 Listed $599,000 CRMLS
• 2002-12-30 Sold (MLS) $285,000 CRMLS
• 2002-09-17 Listed $285,000 CRMLS
• 2002-03-14 Listing Removed — CRMLS
• 2001-11-27 Listed $282,000 CRMLS
• 2001-02-21 Listing Removed — CRMLS
• 2000-06-05 Listed $275,000 CRMLS
• 1999-04-12 Sold (Public Records) $175,818 Public Records
• 1999-04-11 Sold (MLS) $175,400 TheMLS
• 1999-02-12 Sold (MLS) $174,000 CRMLS
• 1999-01-25 Delisted — TheMLS
• 1998-06-29 Listed $189,000 CRMLS
• 1998-06-29 Listed $189,000 TheMLS
• 1976-05-26 Sold (Public Records) $23,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $3,849 · +1.9% YoY. Source: county tax records.