129 N Cabrillo Ave · Los Angeles, CA 90731

$1,695,000

13 bd · 12.0 ba · 7,266 sqft · MultiFamily public records · 66 Days on market

Built 1978 6,501 sqft lot $233/sqft · 7% below area Est $1803k · 6% under

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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 +23.0/30.0
• ARV discount +10.2/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

Located in San Pedro’s desirable Holy Trinity neighborhood, this gated 7-unit property presents an excellent investment opportunity. The property features a highly attractive unit mix, including two 1-bedroom units (approximately 750 sq ft each), four 2-bedroom, 1.75-bath units (approximately 1,050 sq ft each), and one 3-bedroom, 2-bath unit (approximately 1,566 sq ft). All square footage is approximate; buyer to verify. The asset includes 9 dedicated parking spaces, with the potential to add two additional spaces, offering future upside. Operational highlights include on-site community laundry with landlord-owned machines, separately metered gas and electricity, and landlord-paid water and trash. Each unit is equipped with central heating, a dishwasher, and a dedicated balcony, enhancing tenant appeal. The front upper unit enjoys distant views of the port and bridge, further supporting strong rental demand and long-term value. Note new roof as of 2025 and all interior unit sub panels have been upgraded.

Key facts

• Central heating
• Gated property
• Dishwasher

Tags

• GATED PROPERTY
• DEDICATED PARKING SPACES
• ON-SITE COMMUNITY LAUNDRY
• CENTRAL HEATING
• DISHWASHER
• DEDICATED BALCONY

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 4×2bd/1.75ba + 1×3bd/2ba units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $431/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.70M).
• Recommended offer: $1.59M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (-1.4%/yr); 121 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,255/mo this rent would consume 287% of the median local household income ($76k/yr) (locally 4568% 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 $12k of loan paydown is wiped out by about $51k 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 66 days — a 6% lower offer ($1.59M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y 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 $500k; list at $1.70M implies a 239% gain — meaningful room to come down on a strong offer.

Recommended offer $1,593,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1978 — 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: 1.08% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $1,803,191
• List price: $1,695,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 S Walker Ave	0.68mi	14/10.0 (+1)	8,334 (+15%)	11mo	$2,300,000	$276	22

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-135,727
• Equity at exit: $252,730

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-76,917
• Equity at exit: $146,553

Cash invested: $474,600 (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 90731

• Rents YoY: -1.4%
• Active inventory: 121
• Price-to-rent: 59.8×

Monthly cashflow live

• Estimated rent: $18,255 high
• Mortgage (P&I): −$8,889
• Tax from tax record: −$1,806 /mo · $21,676/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,834
• Net cashflow: $3,020

Break-even live

Break-even rent $14,432

Max offer price $1,695,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,724
▸ 4× units	2	1.75	$10,544
1× unit	3	2	$2,985
Total (7 units)			$18,255

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,695,000 Active 66 DOM
2. 2026-06-17
   days on market $1,695,000 Active 65 DOM
3. 2026-06-16
   days on market $1,695,000 Active 64 DOM
4. 2026-06-15
   days on market $1,695,000 Active 63 DOM
5. 2026-06-13
   days on market $1,695,000 Active 61 DOM
6. 2026-06-09
   days on market $1,695,000 Active 57 DOM
7. 2026-06-08
   days on market $1,695,000 Active 56 DOM
8. 2026-06-07
   days on market $1,695,000 Active 55 DOM
9. 2026-06-04
   days on market $1,695,000 Active 52 DOM
10. 2026-06-03
    days on market $1,695,000 Active 51 DOM
11. 2026-06-02
    days on market $1,695,000 Active 50 DOM
12. 2026-06-01
    days on market $1,695,000 Active 49 DOM
13. 2026-05-31
    days on market $1,695,000 Active 48 DOM
14. 2026-05-12
    price $1,695,000 1025-char remark

    Show marketing remark (1025 chars)

    Located in San Pedro’s desirable Holy Trinity neighborhood, this gated 7-unit property presents an excellent investment opportunity. The property features a highly attractive unit mix, including two 1-bedroom units (approximately 750 sq ft each), four 2-bedroom, 1.75-bath units (approximately 1,050 sq ft each), and one 3-bedroom, 2-bath unit (approximately 1,566 sq ft). All square footage is approximate; buyer to verify. The asset includes 9 dedicated parking spaces, with the potential to add two additional spaces, offering future upside. Operational highlights include on-site community laundry with landlord-owned machines, separately metered gas and electricity, and landlord-paid water and trash. Each unit is equipped with central heating, a dishwasher, and a dedicated balcony, enhancing tenant appeal. The front upper unit enjoys distant views of the port and bridge, further supporting strong rental demand and long-term value. Note new roof as of 2025 and all interior unit sub panels have been upgraded.

15. 2026-04-13
    listed $1,750,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Located in San Pedro’s desirable Holy Trinity neighborhood, this gated 7-unit property presents an excellent investment opportunity. The property features a highly attractive unit mix, including two 1-bedroom units (approximately 750 sq ft each), four 2-bedroom, 1.75-bath units (approximately 1,050 sq ft each), and one 3-bedroom, 2-bath unit (approximately 1,566 sq ft). All square footage is approximate; buyer to verify. The asset includes 9 dedicated parking spaces, with the potential to add two additional spaces, offering future upside. Operational highlights include on-site community laundry with landlord-owned machines, separately metered gas and electricity, and landlord-paid water and trash. Each unit is equipped with central heating, a dishwasher, and a dedicated balcony, enhancing tenant appeal. The front upper unit enjoys distant views of the port and bridge, further supporting strong rental demand and long-term value. Note new roof as of 2025 and all interior unit sub panels have been upgraded.

16. 2020-04-09
    soldstatus $500,000
17. 2009-07-07
    soldstatus $882,000
18. 2002-05-10
    soldstatus $635,000
19. 1997-02-28
    soldstatus $388,000 207-char remark

    Show marketing remark (207 chars)

    Call for brochure with features, financials, plans, etc. Quality built, well maintained building with extra amenities. Stable tenants. Owner is RE Licensee. Buyer to cooperate in 1031 exchng. All offers ST N

20. 1996-11-06
    listed $399,000 207-char remark

    Show marketing remark (207 chars)

    Call for brochure with features, financials, plans, etc. Quality built, well maintained building with extra amenities. Stable tenants. Owner is RE Licensee. Buyer to cooperate in 1031 exchng. All offers ST N

21. 1982-05-26
    soldstatus $105,000

ⓘ 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: $21,676 · $1,806/mo
• Projected year-2 tax: $21,676 · $1,806/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 3/10 Moderate 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $219,060
• − Mortgage interest: −$94,946
• − Property taxes: −$21,676
• − Insurance: −$8,475
• − Repairs & maintenance: −$17,525
• − Management: −$17,525
• − Depreciation: −$49,309
• Taxable income: $9,604
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $33,936/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): 61,944
• Household income: $76,395
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4568.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 27% Two or more races 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 26% · Canada, South Korea, Jamaica
• Languages at home: 53% English-only · Spanish 39% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -781.38%
• Current HPI: 310.5659
• Rent YoY: ▼ -1.44%
• 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

+1514.3% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $1,695,000 CRMLS
• 2026-04-13 Listed $1,750,000 CRMLS
• 2020-04-09 Sold (Public Records) $500,000 Public Records
• 2009-07-07 Sold (Public Records) $882,000 Public Records
• 2002-05-10 Sold (Public Records) $635,000 Public Records
• 1997-02-28 Sold (MLS) $388,000 CRMLS
• 1996-11-06 Listed $399,000 CRMLS
• 1982-05-26 Sold (Public Records) $105,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $21,676 · +1.4% YoY. Source: county tax records.