5048 E Echo St · Los Angeles, CA 90042

$698,000

4 bd · 4.0 ba · 3,648 sqft · MultiFamily public records · 128 Days on market

Built 1924 Poor condition 4,644 sqft lot $191/sqft · 50% below area

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• 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

Prime value-add four-unit investment opportunity in the heart of highly sought-after Highland Park. Located at 5048–5050 E. Echo Street, this charming Spanish Revival-style property offers strong current income, significant upside potential, and an exceptional opportunity to invest in one of Northeast Los Angeles’ most vibrant and rapidly growing neighborhoods. The property consists of four spacious one-bedroom, one-bathroom units totaling approximately 3,648 square feet, with two units situated on each level. Each unit offers a functional floor plan with generous living areas, abundant natural light, and classic architectural character. Recent improvements include upgraded plumbing and newer windows, adding long-term value and reducing future maintenance concerns. Currently tenant-occupied with long-term residents, the property generates approximately $3,700 per month in rental income. Existing rents are below current market levels, presenting a compelling opportunity for future rental growth and repositioning potential (buyer to verify). Situated on a desirable LARD1.5 zoned lot, the property also features four detached garages located at the rear of the property, creating excellent potential for ADU and/or Jr. ADU conversion to further maximize income and value (buyer to verify with the City of Los Angeles). Ideally positioned near the vibrant York Boulevard and Figueroa Street corridors, the property is surrounded by Highland Park’s popular restaurants, coffee shops, boutiques, nightlife, art venues, and local parks. Convenient access to the Metro A Line and major freeways including the 110, 5, 134, and 210 allows for easy commuting to Downtown Los Angeles, Pasadena, South Pasadena, Glendale, and surrounding areas. With strong rental demand, desirable zoning, classic architectural appeal, and substantial upside potential, this is an outstanding opportunity for investors seeking to enhance cash flow and build long-term equity in a premier Los Angeles rental market. Drive-by only. Please do not disturb occupants.

Key facts

• Lard1.5 zoned lot
• Detached garages
• Newer windows

Tags

• SPANISH REVIVAL STYLE PROPERTY
• RECENT PLUMBING UPGRADES
• NEWER WINDOWS
• DETACHED GARAGES
• LARD1.5 ZONED LOT
• POTENTIAL FOR ADU CONVERSION

🏷️ Possibly a rental listed for sale. The $698,000 price doesn't fit this home's estimated sale value (~$1,396,985) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $698k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $698k).
• Recommended offer: $614k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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-, crime F, cost of living 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.
• Zoned schools: Aldama Elementary (371 students, 73% FRL); Luther Burbank Middle (904 students, 86% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising (+1.3%/yr); 193 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 $4,660/mo per unit this rent would consume 59% of the median local household income ($95k/yr) — 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 $21k 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 + 1.3% rent growth), your $195k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($614k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $698k implies a 1953% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $614,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,396,985
• List price: $698,000
• Delta: -50.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Avenue 66	1.39mi	5/3.0 (+1)	3,732 (+2%)	5mo	$1,460,000	$391	48
850 Rome Dr	1.09mi	4/7.0	3,577 (-2%)	3mo	$4,200,000	$1,174	48
5015 Almaden Dr	1.47mi	5/3.0 (+1)	3,374 (-8%)	1mo	$2,575,000	$763	42
678 Milford St	1.14mi	4/3.0	3,158 (-13%)	1mo	$1,550,000	$491	38
721 S Ave 59	1.10mi	4/3.0	2,872 (-21%)	1mo	$1,005,000	$350	36
4006 San Rafael Ave	0.86mi	4/4.0	4,498 (+23%)	6mo	$2,475,000	$550	35
4303 San Rafael Ave	0.87mi	4/3.0	2,830 (-22%)	2mo	$2,499,000	$883	34
804 Mount Washington Dr	1.15mi	5/4.0 (+1)	4,529 (+24%)	2mo	$3,456,789	$763	33
4213 Glenmuir Ave	0.90mi	3/4.0 (-1)	2,844 (-22%)	3mo	$2,415,000	$849	33
901 Isabel St	1.41mi	4/5.0	4,392 (+20%)	5mo	$2,330,000	$531	32
1017 Dexter	1.03mi	4/4.5	2,869 (-21%)	9mo	$2,300,000	$802	30
1038 Oban Dr	1.29mi	3/3.0 (-1)	2,758 (-24%)	6mo	$1,422,000	$516	26

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $79,563
• Equity at exit: $104,074

10-year hold

• IRR: 18.3%
• Equity multiple: 2.41×
• Total profit: $275,463
• Equity at exit: $60,350

Cash invested: $195,440 (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 90042

• Rents YoY: 1.3%
• Active inventory: 193
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $9,319 high
• Mortgage (P&I): −$3,660
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,957
• Net cashflow: $3,270

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$9,320
Total (2 units)			$9,319

Break-even live

Break-even rent $5,179

Max offer price $698,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,665	-5% $3,468	+0% $3,270	+5% $3,073	+10% $2,875
Rent	-10% $2,534	-5% $2,902	+0% $3,270	+5% $3,638	+10% $4,007
Rate	-1.0pp $3,622	-0.5pp $3,448	base $3,270	+0.5pp $3,089	+1.0pp $2,905

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: $174,500
• Closing costs: $20,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5036 Echo St Los Angeles, CA	1.0	2.0	1077	$2,300	$2.14	93d	1	0.01mi
118 South Avenue 50 #602 Los Angeles, CA	2.0	2.5	1370	$4,600	$3.36	17d	1	0.13mi
5229 Glen Ellen Pl Highland Park, CA	2.0	1.0	700	$3,300	$4.71	93d	1	0.23mi
4909 Sycamore Ter Los Angeles, CA	1.0	1.0	700	$1,995	$2.85	2d	1	0.24mi
162 S Avenue 55 Los Angeles, CA	2.0	1.5	900	$2,799	$3.11	57d	1	0.31mi
5011 Monte Vista St Unit 307 Los Angeles, CA	2.0	1.0	790	$2,295	$2.91	38d	1	0.32mi
5011 Monte Vista St Apt 301 Los Angeles, CA	2.0	1.0	790	$2,395	$3.03	15d	1	0.32mi
255 South Avenue 55 Unit 01 Los Angeles, CA	2.0	1.0	713	$2,495	$3.50	93d	1	0.34mi
320 North Avenue 52 Unit 320-1 Highland Park, CA	2.0	1.0	750	$2,600	$3.47	24d	1	0.36mi
5605 Carlota Blvd Unit B Los Angeles, CA	2.0	2.0	1000	$2,850	$2.85	52d	1	0.39mi
518 Crane Blvd Los Angeles, CA	1.0	1.0	1000	$3,950	$3.95	93d	1	0.40mi
526 Crane Blvd Los Angeles, CA	2.0	2.0	960	$4,995	$5.20	4d	1	0.40mi
343 N Ave 52 Los Angeles, CA	1.0	1.0	750	$1,879	$2.51	9d	1	0.41mi
210 N Avenue 55 Los Angeles, CA	1.0–2.0	1.0	787	$2,349	$2.98	17d	3	0.42mi
517 North Avenue 50 Unit 1/4 Highland Park, CA	2.0	2.0	790	$3,350	$4.24	4d	1	0.45mi
517 North Avenue 50 Unit 1/4 Highland Park, CA	2.0	2.0	790	$3,350	$4.24	24d	1	0.45mi
367 North Avenue 52 Unit 367 Los Angeles, CA	2.0	1.0	747	$2,150	$2.88	93d	1	0.45mi
316 Crane Blvd Los Angeles, CA	2.0	1.0	800	$4,950	$6.19	93d	1	0.46mi
5423 Ash St Los Angeles, CA	2.0	2.0	800	$3,195	$3.99	73d	1	0.51mi
5733 Benner St Apt 12A Los Angeles, CA	2.0	1.0	800	$3,200	$4.00	64d	1	0.55mi
153 S Avenue 57 Los Angeles, CA	1.0	1.0	805	$2,103	$2.61	93d	1	0.56mi
611 North Avenue 48 Los Angeles, CA	2.0	2.0	758	$2,800	$3.69	39d	1	0.58mi
5870 Benner St #304 Los Angeles, CA	2.0	2.0	753	$3,350	$4.45	41d	1	0.60mi
5850 Benner St #201 Los Angeles, CA	2.0	2.0	753	$2,650	$3.52	16d	1	0.61mi
5860 Benner St #107 Los Angeles, CA	2.0	2.0	753	$2,995	$3.98	43d	1	0.62mi
5920 Benner St Unit 5920-2 Highland Park, CA	2.0	1.0	800	$2,704	$3.38	73d	1	0.71mi
300 W Avenue 45 Los Angeles, CA	2.0	1.0	1000	$3,900	$3.90	34d	1	0.72mi
767 North Avenue 50 Unit 202 Los Angeles, CA	2.0	2.0	1100	$3,100	$2.82	73d	1	0.73mi
374 Shults St Los Angeles, CA	2.0	1.0	700	$2,200	$3.14	14d	1	0.75mi
5966 Benner St Los Angeles, CA	2.0	1.0	750	$2,400	$3.20	73d	1	0.80mi
5907 Monterey Rd Los Angeles, CA	2.0	2.0	840	$2,745	$3.27	66d	1	0.84mi
5237 Irvington Pl Los Angeles, CA	2.0	1.0	750	$3,500	$4.67	4d	1	0.84mi
4260 Via Arbolada Los Angeles, CA	2.0	2.0	1060	$2,995	$2.83	54d	1	0.85mi
4239 Via Arbolada #206 Los Angeles, CA	2.0	2.0	1023	$3,000	$2.93	43d	1	0.85mi
4260 Via Arbolada Unit 4260 Los Angeles, CA	2.0	2.0	1033	$1,800	$1.74	43d	1	0.86mi
4260 Via Arbolada #121 Los Angeles, CA	2.0	2.0	1060	$2,995	$2.83	64d	1	0.86mi
4260 Via Arbolada #330 Los Angeles, CA	2.0	2.0	1033	$3,095	$3.00	42d	1	0.86mi
4260 Via Arbolada #220 Los Angeles, CA	2.0	2.0	1057	$3,200	$3.03	93d	1	0.86mi
4260 Via Arbolada #307 Los Angeles, CA	2.0	2.0	1060	$2,500	$2.36	93d	1	0.86mi
4210 Via Arbolada #307 Los Angeles, CA	2.0	2.0	1037	$4,500	$4.34	93d	1	0.94mi

Listing history 45 events

1. 2026-07-22
   days on market $698,000 Active 128 DOM
2. 2026-07-21
   days on market $698,000 Active 127 DOM
3. 2026-07-20
   days on market $698,000 Active 126 DOM
4. 2026-07-18
   days on market $698,000 Active 124 DOM
5. 2026-07-18
   pricedays on market $698,000 Active 123 DOM
6. 2026-07-16
   days on market $799,000 Active 122 DOM
7. 2026-07-15
   days on market $799,000 Active 121 DOM
8. 2026-07-14
   days on market $799,000 Active 120 DOM
9. 2026-07-13
   days on market $799,000 Active 119 DOM
10. 2026-07-13
    days on market $799,000 Active 118 DOM
11. 2026-07-11
    days on market $799,000 Active 117 DOM
12. 2026-07-10
    days on market $799,000 Active 116 DOM
13. 2026-07-09
    days on market $799,000 Active 115 DOM
14. 2026-07-07
    days on market $799,000 Active 113 DOM
15. 2026-07-06
    days on market $799,000 Active 112 DOM
16. 2026-07-06
    days on market $799,000 Active 111 DOM
17. 2026-07-05
    days on market $799,000 Active 110 DOM
18. 2026-07-03
    days on market $799,000 Active 109 DOM
19. 2026-07-02
    pricedays on market $799,000 Active 108 DOM
20. 2026-07-01
    days on market $899,000 Active 107 DOM
21. 2026-06-30
    days on market $899,000 Active 106 DOM
22. 2026-06-29
    days on market $899,000 Active 105 DOM
23. 2026-06-28
    days on market $899,000 Active 104 DOM
24. 2026-06-27
    days on market $899,000 Active 103 DOM
25. 2026-06-26
    days on market $899,000 Active 102 DOM
26. 2026-06-24
    days on market $899,000 Active 100 DOM
27. 2026-06-22
    days on market $899,000 Active 98 DOM
28. 2026-06-21
    days on market $899,000 Active 97 DOM
29. 2026-06-18
    days on market $899,000 Active 94 DOM
30. 2026-06-17
    days on market $899,000 Active 93 DOM
31. 2026-06-16
    days on market $899,000 Active 92 DOM
32. 2026-06-15
    days on market $899,000 Active 91 DOM
33. 2026-06-13
    remarks 699-char remark
34. 2026-06-13
    days on market $899,000 Active 89 DOM
35. 2026-06-09
    days on market $899,000 Active 85 DOM
36. 2026-06-08
    days on market $899,000 Active 84 DOM
37. 2026-06-07
    days on market $899,000 Active 83 DOM
38. 2026-06-04
    days on market $899,000 Active 80 DOM
39. 2026-06-03
    days on market $899,000 Active 79 DOM
40. 2026-06-02
    days on market $899,000 Active 78 DOM
41. 2026-06-01
    days on market $899,000 Active 77 DOM
42. 2026-05-31
    days on market $899,000 Active 76 DOM
43. 2026-05-19
    price $899,000 2068-char remark

    Show marketing remark (2068 chars)

    Prime value-add four-unit investment opportunity in the heart of highly sought-after Highland Park. Located at 5048–5050 E. Echo Street, this charming Spanish Revival-style property offers strong current income, significant upside potential, and an exceptional opportunity to invest in one of Northeast Los Angeles’ most vibrant and rapidly growing neighborhoods. The property consists of four spacious one-bedroom, one-bathroom units totaling approximately 3,648 square feet, with two units situated on each level. Each unit offers a functional floor plan with generous living areas, abundant natural light, and classic architectural character. Recent improvements include upgraded plumbing and newer windows, adding long-term value and reducing future maintenance concerns. Currently tenant-occupied with long-term residents, the property generates approximately $3,700 per month in rental income. Existing rents are below current market levels, presenting a compelling opportunity for future rental growth and repositioning potential (buyer to verify). Situated on a desirable LARD1.5 zoned lot, the property also features four detached garages located at the rear of the property, creating excellent potential for ADU and/or Jr. ADU conversion to further maximize income and value (buyer to verify with the City of Los Angeles). Ideally positioned near the vibrant York Boulevard and Figueroa Street corridors, the property is surrounded by Highland Park’s popular restaurants, coffee shops, boutiques, nightlife, art venues, and local parks. Convenient access to the Metro A Line and major freeways including the 110, 5, 134, and 210 allows for easy commuting to Downtown Los Angeles, Pasadena, South Pasadena, Glendale, and surrounding areas. With strong rental demand, desirable zoning, classic architectural appeal, and substantial upside potential, this is an outstanding opportunity for investors seeking to enhance cash flow and build long-term equity in a premier Los Angeles rental market. Drive-by only. Please do not disturb occupants.

44. 2026-03-16
    listed $999,000 Active 2068-char remark

    Show marketing remark (2068 chars)

    Prime value-add four-unit investment opportunity in the heart of highly sought-after Highland Park. Located at 5048–5050 E. Echo Street, this charming Spanish Revival-style property offers strong current income, significant upside potential, and an exceptional opportunity to invest in one of Northeast Los Angeles’ most vibrant and rapidly growing neighborhoods. The property consists of four spacious one-bedroom, one-bathroom units totaling approximately 3,648 square feet, with two units situated on each level. Each unit offers a functional floor plan with generous living areas, abundant natural light, and classic architectural character. Recent improvements include upgraded plumbing and newer windows, adding long-term value and reducing future maintenance concerns. Currently tenant-occupied with long-term residents, the property generates approximately $3,700 per month in rental income. Existing rents are below current market levels, presenting a compelling opportunity for future rental growth and repositioning potential (buyer to verify). Situated on a desirable LARD1.5 zoned lot, the property also features four detached garages located at the rear of the property, creating excellent potential for ADU and/or Jr. ADU conversion to further maximize income and value (buyer to verify with the City of Los Angeles). Ideally positioned near the vibrant York Boulevard and Figueroa Street corridors, the property is surrounded by Highland Park’s popular restaurants, coffee shops, boutiques, nightlife, art venues, and local parks. Convenient access to the Metro A Line and major freeways including the 110, 5, 134, and 210 allows for easy commuting to Downtown Los Angeles, Pasadena, South Pasadena, Glendale, and surrounding areas. With strong rental demand, desirable zoning, classic architectural appeal, and substantial upside potential, this is an outstanding opportunity for investors seeking to enhance cash flow and build long-term equity in a premier Los Angeles rental market. Drive-by only. Please do not disturb occupants.

45. 1977-02-10
    soldstatus $34,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $5,305 · $442/mo
• Expected delta: +$3,620/yr (+$302/mo · 214.8%)

ⓘ 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 ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,828
• − Mortgage interest: −$39,099
• − Property taxes: −$1,685
• − Insurance: −$3,490
• − Repairs & maintenance: −$8,946
• − Management: −$8,946
• − Depreciation: −$20,305
• Taxable income: $29,356
• Est. tax owed @ 24.0%: −$7,045
• After-tax cash flow: $32,199/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $182,400–$328,320 screening

This four-unit multi-family property in Highland Park is in poor condition and requires extensive repairs and updates to improve its value for both resale and rental.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other visible

Repairs flagged

• Major roof — The roof appears to be in poor condition and needs immediate repair.
• Major exterior walls — The exterior walls show signs of wear and discoloration, and the siding appears to be peeling.
• Major flooring — The flooring in the interior appears to be old and worn, with visible damage and discoloration.
• Major interior walls — The interior walls show signs of wear and discoloration, and the paint appears to be peeling.
• Major windows — The windows appear to be old and in poor condition, with visible wear and tear.
• Major foundation — The foundation and structure appear to be in poor condition, with visible signs of wear and damage.
• Major HVAC — The HVAC and mechanical systems appear to be old and in poor condition, with visible signs of wear and damage.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior paint and siding repair — Repainting the exterior and repairing the siding would improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both new flooring — Replacing the old and worn flooring with new flooring would improve the home's appearance and increase its value for both resale and rental. ↑
• Both new interior paint — Repainting the interior walls would improve the home's appearance and increase its value for both resale and rental. ↑
• Both new windows — Replacing the old and worn windows with new windows would improve the home's appearance and increase its value for both resale and rental. ↑
• Both foundation repair — Repairing the foundation would improve the home's structural integrity and increase its value for both resale and rental. ↑
• Both HVAC replacement — Replacing the old and worn HVAC system with a new one would improve the home's comfort and increase its value for both resale and rental. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would increase the home's appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Aldama Elementary Middle Luther Burbank Middle High Benjamin Franklin Senior High D+ CA #312/1,170 Nat'l #5,269/17,239

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

C Composite livability gradescore 68/100

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 · 10,940,515 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 24% Two or more races 22% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 47% Tagalog/Filipino 5% Chinese 2%

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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: ▼ -1816.99%
• Current HPI: 637.0324
• Rent YoY: ▲ 1.34%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+2544.1% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $899,000 CRMLS
• 2026-03-16 Listed $999,000 CRMLS
• 1977-02-10 Sold (Public Records) $34,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,685 · +3.7% YoY. Source: county tax records.