1211 W 11th St · Los Angeles, CA 90015

$3,800,000

6 bd · 33.0 ba · 3,080 sqft · MultiFamily public records · 120 Days on market

Built 1912 6,746 sqft lot $1234/sqft · 531% above area Est $3108k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

The building is located less than 400 feet from LA Live, the $2.5 billion campus housing 5,600,000 square feet of sports and entertainment venues. Also adjacent to the property are Crypto.com Arena, LA Convention Center, and numerous new retail and entertainment destinations. Available at an attractive 7.42% CAP Rate based on current income, an investor can gain a substantial foothold in the Downtown Los Angeles submarket for the comparatively low price of only $115,152 per apartment unit. In addition to enjoying strong immediate cash flows, a new owner can also dramatically improve returns over time, as current rents are approximately 40% below market. The building is not on the Los Angeles Department of Building and Safety's seismic retrofit list (Buyer to verify), which will save a new owner from an otherwise costly expense. Several capital improvements have been made at the property recently, including an all new electric system, updated plumbing, new windows, a new front gate, and new hallway tile. The building is also separately metered for both gas and electricity, a rare occurrence among buildings constructed in this time period. Because of its proximity to the venues of numerous 2028 Summer Olympic events, the property sits in the direct path of scheduled infrastructure improvements that should boost the entire local neighborhood.

Key facts

• New front gate
• Updated plumbing
• New windows

Tags

• ADJACENT TO CRYPTO.COM ARENA
• NOT ON SEISMIC RETROFIT LIST
• ALL NEW ELECTRIC SYSTEM
• UPDATED PLUMBING
• NEW WINDOWS
• NEW FRONT GATE

What this means for you Summary

Snapshot

• This is a 6-bed/33.0-bath multifamily listed at $3.80M.

Deal economics

• At list price, monthly cash flow is $23k ($278k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($60k rent vs $3.80M).
• Recommended offer: $3.46M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 flat; 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $60,385/mo this rent would consume 1046% of the median local household income ($69k/yr) (locally 3433% 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 $26k of loan paydown is wiped out by about $114k 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 + 0.1% rent growth), your $1.06M cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($3.46M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $2.40M; list at $3.80M implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,458,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.59% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $3,108,032
• List price: $3,800,000
• Delta: 22.26%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1627 S Burlington Ave	0.70mi	6/6.0	2,780 (-10%)	3mo	$850,000	$306	29

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 · 0.06% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.64×
• Total profit: $684,254
• Equity at exit: $566,592

10-year hold

• IRR: 23.0%
• Equity multiple: 2.71×
• Total profit: $1,821,488
• Equity at exit: $328,555

Cash invested: $1,064,000 (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 90015

• Home prices YoY: -2.0%
• Rents YoY: 0.1%
• Active inventory: 116
• Price-to-rent: 173.1×

Monthly cashflow live

• Estimated rent: $60,385 high
• Mortgage (P&I): −$19,928
• Tax from tax record: −$3,055 /mo · $36,662/yr
• Insurance: −$1,583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,681
• Net cashflow: $23,138

Break-even live

Break-even rent $31,096

Max offer price $3,800,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 33× units	1	1	$60,390
Total (33 units)			$60,385

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: $950,000
• Closing costs: $114,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Olympic Blvd Los Angeles, CA	1.0–5.0	1.0–6.0	2538	$29,339	$11.56	1d	30	0.73mi
1130 S Hoover St Los Angeles, CA	6.0	5.0	3264	$1,100	$0.34	44d	1	0.86mi
2317 Scarff St Unit B Los Angeles, CA	5.0	3.5	3000	$5,995	$2.00	44d	1	1.08mi
1021 W 24th St Los Angeles, CA	6.0	3.0	2373	$5,400	$2.28	25d	1	1.10mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$11,175	$7.56	1d	1	1.29mi
1180 W Adams Blvd Los Angeles, CA	6.0	5.0	2916	$9,988	$3.43	10d	1	1.32mi

Listing history 24 events

1. 2026-06-18
   days on market $3,800,000 Active 120 DOM
2. 2026-06-17
   days on market $3,800,000 Active 119 DOM
3. 2026-06-16
   days on market $3,800,000 Active 118 DOM
4. 2026-06-15
   days on market $3,800,000 Active 117 DOM
5. 2026-06-13
   days on market $3,800,000 Active 115 DOM
6. 2026-06-09
   days on market $3,800,000 Active 111 DOM
7. 2026-06-08
   days on market $3,800,000 Active 110 DOM
8. 2026-06-07
   days on market $3,800,000 Active 109 DOM
9. 2026-06-04
   days on market $3,800,000 Active 106 DOM
10. 2026-06-03
    days on market $3,800,000 Active 105 DOM
11. 2026-06-02
    days on market $3,800,000 Active 104 DOM
12. 2026-06-01
    days on market $3,800,000 Active 103 DOM
13. 2026-05-31
    days on market $3,800,000 Active 102 DOM
14. 2026-02-18
    listed $3,800,000 Active 1361-char remark

    Show marketing remark (1361 chars)

    The building is located less than 400 feet from LA Live, the $2.5 billion campus housing 5,600,000 square feet of sports and entertainment venues. Also adjacent to the property are Crypto.com Arena, LA Convention Center, and numerous new retail and entertainment destinations. Available at an attractive 7.42% CAP Rate based on current income, an investor can gain a substantial foothold in the Downtown Los Angeles submarket for the comparatively low price of only $115,152 per apartment unit. In addition to enjoying strong immediate cash flows, a new owner can also dramatically improve returns over time, as current rents are approximately 40% below market. The building is not on the Los Angeles Department of Building and Safety's seismic retrofit list (Buyer to verify), which will save a new owner from an otherwise costly expense. Several capital improvements have been made at the property recently, including an all new electric system, updated plumbing, new windows, a new front gate, and new hallway tile. The building is also separately metered for both gas and electricity, a rare occurrence among buildings constructed in this time period. Because of its proximity to the venues of numerous 2028 Summer Olympic events, the property sits in the direct path of scheduled infrastructure improvements that should boost the entire local neighborhood.

15. 2014-12-29
    soldstatus $2,400,026 Closed 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

16. 2014-11-20
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

17. 2014-09-16
    price $2,495,000 Active 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

18. 2014-09-16
    status Active 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

19. 2014-09-13
    historical Withdrawn 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

20. 2014-07-21
    listed $2,599,000 Active 249-char remark

    Show marketing remark (249 chars)

    Great Location! This separately metered 3 story stucco building OFFERS LOW rents that provides tremendous upside potential. DO NOT DISTURB THE TENANTS OR WALK ON THE PROPERTY. INSPECTION WITH AN ACCEPTED OFFER. MUST SHOW PROOF OF FUNDS WITH OFFER.

21. 1991-10-11
    soldstatus $210,000
22. 1986-04-21
    soldstatus $343,270
23. 1986-04-21
    soldstatus $600,000
24. 1981-07-01
    soldstatus $390,000

ⓘ 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: $36,662 · $3,055/mo
• Projected year-2 tax: $36,662 · $3,055/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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 19 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: $724,620
• − Mortgage interest: −$212,859
• − Property taxes: −$36,662
• − Insurance: −$19,000
• − Repairs & maintenance: −$57,970
• − Management: −$57,970
• − Depreciation: −$110,545
• Taxable income: $229,615
• Est. tax owed @ 24.0%: −$55,108
• After-tax cash flow: $222,549/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): 24,704
• Household income: $69,268
• Rent vs Own: 88.6% rent · 11.4% own
• Severe rent burden: 3433.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 45% Asian 24% White 16% Two or more races 12% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 44% · Canada, China, South Korea
• Languages at home: 34% English-only · Spanish 40% Chinese 10% Korean 8%

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: ▼ -5.78%
• Current HPI: 283.6213
• Rent YoY: ▲ 0.06%
• 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

+874.4% since first listed

11 events — show timeline

• 2026-02-18 Listed $3,800,000 TheMLS
• 2014-12-29 Sold (MLS) $2,400,026 TheMLS
• 2014-11-20 Pending — TheMLS
• 2014-09-16 Relisted — TheMLS
• 2014-09-16 Price Changed $2,495,000 TheMLS
• 2014-09-13 Delisted — TheMLS
• 2014-07-21 Listed $2,599,000 TheMLS
• 1991-10-11 Sold (Public Records) $210,000 Public Records
• 1986-04-21 Sold (Public Records) $600,000 Public Records
• 1986-04-21 Sold (Public Records) $343,270 Public Records
• 1981-07-01 Sold (Public Records) $390,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $36,662 · +1.5% YoY. Source: county tax records.