103 N Hayworth · Los Angeles, CA 90048

$3,100,000

10 bd · 9.0 ba · 6,007 sqft · MultiFamily public records · 25 Days on market

Built 1958 6,609 sqft lot $516/sqft · 51% above area

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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 +20.5/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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 the highly desirable neighborhood of Los Angeles, the Beverly Grove area , 103 N Hayworth has undergone an extensive redevelopment, featuring significant repairs and upgrades to both the building exterior and common areas. The property is now fully remodeled, offering improved functionality, modernized systems, and enhanced curb appeal. Five of the seven units have been completely gutted and thoughtfully remodeled with contemporary design and premium finishes throughout. Renovations include upgraded electrical and plumbing systems, new flooring, windows, custom blinds, and stainless steel appliances. Each renovated unit offers new custom kitchen cabinetry with granite countertops, modern lighting, spacious open-concept layouts, and beautifully tiled custom bathrooms. Additional improvements include new natural gas tankless water heater for the building. Exterior enhancements include fresh paint, new iron security gate doors, and a security camera system. Four units have also received new electrical panels. Residents benefit from additional amenities such as a dedicated community laundry room and a landscaped backyard featuring an elegant gazebo with table and chairs, creating an inviting outdoor space for relaxation and entertaining.

Key facts

• New flooring
• Custom blinds
• New windows

Tags

• UPGRADED ELECTRICAL SYSTEMS
• UPGRADED PLUMBING SYSTEMS
• NEW FLOORING
• NEW WINDOWS
• CUSTOM BLINDS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 7 × 10-bed/9.0-bath units multifamily listed at $3.10M.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive. Per door: $582/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $3.10M).
• Recommended offer: $3.05M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 122 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $215k of equity ($21k loan paydown + $194k appreciation (6.2% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.1% rent growth), your $868k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$344k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($3.05M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $2.62M; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $3,053,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $2,048,186
• List price: $3,100,000
• Delta: 51.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.28×
• Total profit: $1,112,564
• Equity at exit: $1,996,828

10-year hold

• IRR: 17.6%
• Equity multiple: 4.34×
• Total profit: $2,900,863
• Equity at exit: $3,663,357

Cash invested: $868,000 (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 90048

• Home prices YoY: 1.3%
• Rents YoY: 0.1%
• Active inventory: 122
• Price-to-rent: 58.2×

Monthly cashflow live

• Estimated rent: $31,089 medium
• Mortgage (P&I): −$16,257
• Tax from tax record: −$2,938 /mo · $35,260/yr
• Insurance: −$1,292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,529
• Net cashflow: $4,074

Break-even live

Break-even rent $25,933

Max offer price $3,100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $5,828	-5% $4,951	+0% $4,074	+5% $3,196	+10% $2,319
Rent	-10% $1,618	-5% $2,846	+0% $4,074	+5% $5,302	+10% $6,530
Rate	-1.0pp $5,635	-0.5pp $4,862	base $4,074	+0.5pp $3,270	+1.0pp $2,453

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

Units	Beds	Baths	Est. rent
▸ 7× units	10	9	$31,087
Total (7 units)			$31,089

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: $775,000
• Closing costs: $93,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   days on market $3,100,000 Active 25 DOM
2. 2026-06-08
   days on market $3,100,000 Active 24 DOM
3. 2026-06-07
   days on market $3,100,000 Active 23 DOM
4. 2026-06-04
   days on market $3,100,000 Active 20 DOM
5. 2026-06-03
   days on market $3,100,000 Active 19 DOM
6. 2026-06-02
   days on market $3,100,000 Active 18 DOM
7. 2026-06-01
   days on market $3,100,000 Active 17 DOM
8. 2026-05-31
   days on market $3,100,000 Active 16 DOM
9. 2026-05-15
   listed $3,100,000 Active 1266-char remark

   Show marketing remark (1266 chars)

   Located in the highly desirable neighborhood of Los Angeles, the Beverly Grove area , 103 N Hayworth has undergone an extensive redevelopment, featuring significant repairs and upgrades to both the building exterior and common areas. The property is now fully remodeled, offering improved functionality, modernized systems, and enhanced curb appeal. Five of the seven units have been completely gutted and thoughtfully remodeled with contemporary design and premium finishes throughout. Renovations include upgraded electrical and plumbing systems, new flooring, windows, custom blinds, and stainless steel appliances. Each renovated unit offers new custom kitchen cabinetry with granite countertops, modern lighting, spacious open-concept layouts, and beautifully tiled custom bathrooms. Additional improvements include new natural gas tankless water heater for the building. Exterior enhancements include fresh paint, new iron security gate doors, and a security camera system. Four units have also received new electrical panels. Residents benefit from additional amenities such as a dedicated community laundry room and a landscaped backyard featuring an elegant gazebo with table and chairs, creating an inviting outdoor space for relaxation and entertaining.

10. 2025-06-26
    listed Active
11. 2025-06-20
    historical $3,295
12. 2025-06-12
    listed $3,295
13. 2021-07-30
    status Active
14. 2021-07-26
    status Active
15. 2021-07-04
    historical Backup Offers Accepted
16. 2021-05-14
    price
17. 2021-03-27
    listed Active
18. 2020-01-02
    status Pending
19. 2020-01-02
    soldstatus $2,620,000 Sold
20. 2019-12-27
    soldstatus $2,620,000
21. 2019-09-05
    listed $2,795,000 Active

ⓘ 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: $35,260 · $2,938/mo
• Projected year-2 tax: $35,260 · $2,938/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 6/10 Major 7 d/yr ≥88°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: $373,068
• − Mortgage interest: −$173,648
• − Property taxes: −$35,260
• − Insurance: −$15,500
• − Repairs & maintenance: −$29,845
• − Management: −$29,845
• − Depreciation: −$90,182
• Taxable loss: −$1,212
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $49,174/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): 21,476
• Household income: $103,495
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2888.0

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 White (73%)
• Race & ethnicity: White 73% Two or more races 9% Asian 8% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 74% English-only · Other Indo-European 7% Spanish 5% Russian/Polish/Slavic 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: ▲ 6.25%
• Current HPI: 500.5893
• Rent YoY: ▲ 0.14%
• 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

+10.9% since first listed

13 events — show timeline

• 2026-05-15 Listed $3,100,000 CRMLS
• 2025-06-26 Listed — TheMLS
• 2025-06-20 Rental Removed $3,295 CRMLS
• 2025-06-12 Listed for Rent $3,295 CRMLS
• 2021-07-30 Relisted — TheMLS
• 2021-07-26 Relisted — TheMLS
• 2021-07-04 Contingent — TheMLS
• 2021-05-14 Price Changed — TheMLS
• 2021-03-27 Listed — TheMLS
• 2020-01-02 Pending — TheMLS
• 2020-01-02 Sold (MLS) $2,620,000 TheMLS
• 2019-12-27 Sold (Public Records) $2,620,000 Public Records
• 2019-09-05 Listed $2,795,000 TheMLS

Property tax history

+15.8%/yr

Latest (2025): $35,260 · +1.2% YoY. Source: county tax records.