5048 E Echo St · Los Angeles, CA 90042

$899,000

4 bd · 4.0 ba · 3,648 sqft · MultiFamily public records · 94 Days on market

Built 1924 4,644 sqft lot $246/sqft · 31% below area Est $1299k · 31% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 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 $899,000 price doesn't fit this home's estimated sale value (~$1,299,404) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $486/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $899k).
• Recommended offer: $818k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 rising (+1.3%/yr); 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,327/mo this rent would consume 130% of the median local household income ($95k/yr) (locally 2699% 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 $6k of loan paydown is wiped out by about $27k 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 94 days — a 9% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $899k implies a 2544% 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 $818,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 1924 — 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,299,404
• List price: $899,000
• Delta: -30.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 N Avenue 59	0.73mi	4/4.0	3,380 (-7%)	17mo	$917,500	$271	40
311 S Avenue 59	0.68mi	4/4.0	3,260 (-11%)	16mo	$1,100,000	$337	37

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-38,577
• Equity at exit: $134,044

10-year hold

• IRR: 3.5%
• Equity multiple: 1.24×
• Total profit: $59,254
• Equity at exit: $77,729

Cash invested: $251,720 (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 90042

• Rents YoY: 1.3%
• Active inventory: 180
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $10,327 high
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,169
• Net cashflow: $1,946

Break-even live

Break-even rent $7,864

Max offer price $899,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$10,328
Total (4 units)			$10,327

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
656 Milford St Los Angeles, CA	4.0	3.0	2988	$6,700	$2.24	1d	1	1.09mi

Listing history 17 events

1. 2026-06-18
   days on market $899,000 Active 94 DOM
2. 2026-06-17
   days on market $899,000 Active 93 DOM
3. 2026-06-16
   days on market $899,000 Active 92 DOM
4. 2026-06-15
   days on market $899,000 Active 91 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $899,000 Active 89 DOM
7. 2026-06-09
   days on market $899,000 Active 85 DOM
8. 2026-06-08
   days on market $899,000 Active 84 DOM
9. 2026-06-07
   days on market $899,000 Active 83 DOM
10. 2026-06-04
    days on market $899,000 Active 80 DOM
11. 2026-06-03
    days on market $899,000 Active 79 DOM
12. 2026-06-02
    days on market $899,000 Active 78 DOM
13. 2026-06-01
    days on market $899,000 Active 77 DOM
14. 2026-05-31
    days on market $899,000 Active 76 DOM
15. 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.

16. 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.

17. 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.

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: $123,924
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,914
• − Management: −$9,914
• − Depreciation: −$26,153
• Taxable income: $9,605
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $21,041/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): 56,835
• Household income: $95,282
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2699.0

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 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%

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

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.