9715 S Hoover · Los Angeles, CA 90044

$749,000

3 bd · 2.0 ba · 1,158 sqft · MultiFamily public records · 6 Days on market

Built 1941 4,474 sqft lot Est $701k · 7% over

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Why this score? — see what drove the F 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 +11.1/30.0
• ARV discount +4.4/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investment opportunity. Property shows as a duplex. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction Buyers to do exterior inspect prior to bidding. * * NO ACCESS * * Property is boarded up. AS-IS SALE property. Violations on the property buyer responsibility and required to sign Hold Harmless Agreement

Key facts

• 4,474 sq ft lot
• Built 1941
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $749k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative. Per door: $-149/mo.
• To cash-flow at today's rent, offer at most $696k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $562k (24.9% below list).
• Recommended offer: $562k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 soft (-2.5%/yr); 168 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $5,625/mo this rent would consume 127% of the median local household income ($53k/yr) (locally 7490% 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 $22k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 29y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $316k; list at $749k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $562,500 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $700,590
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 W 103rd St	0.59mi	4/2.0 (+1)	1,216 (+5%)	12mo	$800,000	$658	49
1331 W 99th St	0.70mi	4/2.0 (+1)	1,246 (+8%)	10mo	$550,000	$441	42
560 W 88th St	0.69mi	3/3.0	1,320 (+14%)	11mo	$798,900	$605	32

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-156,982
• Equity at exit: $111,678

10-year hold

• IRR: -25.1%
• Equity multiple: -0.08×
• Total profit: $-225,539
• Equity at exit: $64,760

Cash invested: $209,720 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $5,625 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$501 /mo · $6,015/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $-297

Break-even live

Break-even rent $6,002

Max offer price $696,455

Occupancy floor —

Sensitivity live

Price	-10% $127	-5% $-85	+0% $-297	+5% $-509	+10% $-721
Rent	-10% $-742	-5% $-520	+0% $-297	+5% $-75	+10% $147
Rate	-1.0pp $80	-0.5pp $-107	base $-297	+0.5pp $-492	+1.0pp $-689

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$5,624
Total (2 units)			$5,625

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 W 97th St Los Angeles, CA	4.0	2.0	1200	$5,500	$4.58	44d	1	0.17mi
607 W 101st St Los Angeles, CA	2.0	1.0	995	$2,800	$2.81	25d	1	0.19mi
634 W 92nd St Unit 13 Los Angeles, CA	2.0	1.0	750	$1,995	$2.66	25d	1	0.39mi
634 W 92nd St Los Angeles, CA	1.0–2.0	1.0	750	$1,995	$2.66	17d	2	0.39mi
1031 W 102nd St Apt 1 Los Angeles, CA	3.0	2.0	1080	$2,950	$2.73	23d	1	0.40mi
9715 S Broadway Unit 1 Los Angeles, CA	3.0	1.0	950	$2,990	$3.15	44d	1	0.48mi
745 W 106th St Los Angeles, CA	2.0	1.0	804	$3,000	$3.73	44d	1	0.49mi
1110 W 94th St Unit 2 Los Angeles, CA	2.0	1.0	880	$2,550	$2.90	44d	1	0.49mi
1107 1/2 W 94th St Los Angeles, CA	2.0	1.0	800	$1,845	$2.31	4d	1	0.51mi
1122 W 94th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	25d	1	0.51mi
10516 1/2 S Vermont Ave Los Angeles, CA	2.0	1.0	850	$2,095	$2.46	44d	1	0.53mi
10514 1/4 S Vermont Ave Los Angeles, CA	3.0	2.0	1025	$3,495	$3.41	44d	1	0.53mi
1111 W 93rd St Unit 1111 Los Angeles, CA	2.0	1.0	913	$2,500	$2.74	25d	1	0.56mi
1111 W 93rd St Unit 1111 Los Angeles, CA	2.0	1.0	913	$2,500	$2.74	15d	1	0.56mi
1120 W 93rd St Los Angeles, CA	2.0	1.0	800	$2,400	$3.00	25d	1	0.56mi
1246 W 96th St Los Angeles, CA	4.0	2.0	1250	$3,500	$2.80	44d	1	0.62mi
9307 Budlong Ave Unit 4 Los Angeles, CA	3.0	2.0	917	$3,300	$3.60	44d	1	0.63mi
9307 Budlong Ave Unit 1 Los Angeles, CA	3.0	1.0	1283	$3,100	$2.42	44d	1	0.63mi
9307 Budlong Ave Unit 2 Los Angeles, CA	3.0	2.0	977	$3,200	$3.28	44d	1	0.63mi
9307 Budlong Ave Unit 3 Los Angeles, CA	4.0	3.0	824	$3,900	$4.73	44d	1	0.63mi
1106 W 91st St Los Angeles, CA	2.0	1.0	754	$2,500	$3.32	11d	1	0.64mi
1043 W 107th St Unit 1 Los Angeles, CA	2.0	1.0	800	$2,200	$2.75	8d	1	0.66mi
136 W 97th St Unit 138 Los Angeles, CA	4.0	2.0	1275	$3,490	$2.74	15d	1	0.67mi
1037 W 108th St Apt 5 Los Angeles, CA	2.0	1.0	870	$2,100	$2.41	25d	1	0.70mi
121 W Century Blvd Los Angeles, CA	4.0	2.0	1275	$3,885	$3.05	44d	1	0.70mi
142 W 94th St Los Angeles, CA	2.0	1.0	825	$2,600	$3.15	44d	1	0.70mi
138 W 93rd St Los Angeles, CA	3.0	2.0	1000	$3,250	$3.25	23d	1	0.74mi
1327 W 94th St Unit 2 Los Angeles, CA	2.0	1.0	910	$2,900	$3.19	25d	1	0.75mi
1327 W 94th St Unit 4 Los Angeles, CA	4.0	2.0	910	$2,900	$3.19	25d	1	0.75mi
10623 S Budlong Ave Los Angeles, CA	2.0	1.0	700	$2,095	$2.99	4d	2	0.76mi
8738 S Figueroa St Unit 3 Los Angeles, CA	3.0	2.0	1100	$2,300	$2.09	44d	1	0.77mi
400 W 109th St Unit 2 Los Angeles, CA	3.0	2.0	1300	$2,700	$2.08	25d	1	0.77mi
400 W 109th St Unit 2 Los Angeles, CA	3.0	2.0	1368	$2,900	$2.12	44d	1	0.77mi
1334 W 93rd St Los Angeles, CA	2.0	2.0	750	$2,600	$3.47	44d	1	0.79mi
1333 1/2 W 93rd St Unit 1242 Los Angeles, CA	3.0	1.0	767	$2,849	$3.71	25d	1	0.80mi
10970 S Figueroa St Unit 07 Los Angeles, CA	2.0	1.0	780	$1,775	$2.28	25d	1	0.81mi
109 E 95th St Unit 4 Los Angeles, CA	3.0	1.0	1000	$2,887	$2.89	44d	1	0.82mi
8640 Baring Cross St Los Angeles, CA	4.0	2.0	1285	$3,700	$2.88	25d	1	0.83mi
8703 Baring Cross St Los Angeles, CA	2.0	1.0	710	$2,750	$3.87	44d	1	0.83mi
130 E Colden Ave Unit 1 Los Angeles, CA	2.0	1.0	890	$2,650	$2.98	6d	1	0.83mi

Listing history 22 events

1. 2026-06-08
   days on market $749,000 Active 6 DOM
2. 2026-06-07
   days on market $749,000 Active 5 DOM
3. 2026-06-04
   remarks 93-char remark
4. 2026-06-04
   pricestatusdays on market $749,000 Active 2 DOM
5. 2026-04-10
   status Pending Sale
6. 2026-04-08
   listed $680,000 Active
7. 2025-09-04
   soldstatus $315,630 Closed Sale 343-char remark

   Show marketing remark (343 chars)

   Investment opportunity. Property shows as a duplex. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction Buyers to do exterior inspect prior to bidding. * * NO ACCESS * * Property is boarded up. AS-IS SALE property. Violations on the property buyer responsibility and required to sign Hold Harmless Agreement

8. 2025-07-15
   status Pending Sale 343-char remark

   Show marketing remark (343 chars)

   Investment opportunity. Property shows as a duplex. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction Buyers to do exterior inspect prior to bidding. * * NO ACCESS * * Property is boarded up. AS-IS SALE property. Violations on the property buyer responsibility and required to sign Hold Harmless Agreement

9. 2025-06-27
   listed $333,900 Active 343-char remark

   Show marketing remark (343 chars)

   Investment opportunity. Property shows as a duplex. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction Buyers to do exterior inspect prior to bidding. * * NO ACCESS * * Property is boarded up. AS-IS SALE property. Violations on the property buyer responsibility and required to sign Hold Harmless Agreement

10. 2023-06-05
    historical
11. 2023-05-08
    listed $689,000 Active
12. 2015-08-25
    historical Expired
13. 2015-08-25
    historical
14. 2015-03-11
    listed Active
15. 2015-03-09
    listed $365,000
16. 2004-06-01
    soldstatus $285,000
17. 2004-05-20
    soldstatus $285,000
18. 2004-03-02
    listed $285,000
19. 2002-12-30
    historical
20. 2002-10-14
    listed $215,000
21. 1999-05-09
    historical
22. 1997-12-17
    listed

ⓘ 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: $6,015 · $501/mo
• Projected year-2 tax: $6,015 · $501/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 5/10 Major 7 d/yr ≥88°F today · 20 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: $67,500
• − Mortgage interest: −$41,956
• − Property taxes: −$6,015
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,400
• − Management: −$5,400
• − Depreciation: −$21,789
• Taxable loss: −$16,805
• Est. tax savings @ 24.0%: +$4,033
• After-tax cash flow: $464/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+216.3% since first listed

18 events — show timeline

• 2026-04-10 Pending — CRMLS
• 2026-04-08 Listed $680,000 CRMLS
• 2025-09-04 Sold (MLS) $315,630 CRMLS
• 2025-07-15 Pending — CRMLS
• 2025-06-27 Listed $333,900 CRMLS
• 2023-06-05 Listing Removed — CRMLS
• 2023-05-08 Listed $689,000 CRMLS
• 2015-08-25 Listing Removed — SDMLS
• 2015-08-25 Delisted — TheMLS
• 2015-03-11 Listed — TheMLS
• 2015-03-09 Listed $365,000 SDMLS
• 2004-06-01 Sold (Public Records) $285,000 Public Records
• 2004-05-20 Sold (MLS) $285,000 CRMLS
• 2004-03-02 Listed $285,000 CRMLS
• 2002-12-30 Listing Removed — CRMLS
• 2002-10-14 Listed $215,000 CRMLS
• 1999-05-09 Delisted — TheMLS
• 1997-12-17 Listed — TheMLS

Property tax history

+2.4%/yr

Latest (2025): $6,015 · +1.4% YoY. Source: county tax records.