732 W 76th St · Los Angeles, CA 90044

$1,315,000

10 bd · 8.0 ba · 4,462 sqft · MultiFamily public records · 55 Days on market

Built 1961 7,003 sqft lot $295/sqft · 13% above area Est $1167k · 13% 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
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

LENDER OWNED. ALL UNITES NEED VARIOUS REPAIRS. SUPRA LOCK BOX ON UNIT #2. GREAT REHAB OPPORTUNITY.

Key facts

• Partially vacant
• Desirable unit mix
• Two story asset

Tags

• VERMONT KNOLLS NEIGHBORHOOD
• TWO STORY ASSET
• DESIRABLE UNIT MIX
• PARTIALLY VACANT
• RENTAL UPSIDE
• SEPARATELY METERED

Property features AI

Finance

• Financial info: Gross income: 157,896; Gross operating income: $153,159; Net operating income: $108,427; Total annual expenses: $44,732; Cap rate: 8.06%; Gross rent multiplier: 8.5; Vacancy rate: 3%; Income listed as Actual
• HOA & community: Total of 8 units in complex

Exterior

• Parking: Gated garage; Total of 8 parking spaces
• Home design: Residential income property; One building
• Exterior features: Lot zoning: LAR3; Lot dimensions approximately 50 x 140; Other structures: None

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Six 1-bedroom units; Two 2-bedroom units
• Bathrooms: Six 1-bath units (1.00); Two 1-bath units (1.00)
• Heating & cooling: Electric heating; No cooling
• Interior features: Apartments (multi-unit residential income property); Two-level building

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 2×2bd/1ba units multifamily listed at $1.31M.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $612/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.31M).
• Recommended offer: $1.28M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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-, 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: Loren Miller Elementary (623 students, 97% FRL); Mary Mcleod Bethune Middle (858 students, 98% FRL); John C. Fremont Senior High (math 19% / reading 44%, grade F, #696 of 1,170 statewide, top 60%, 2,027 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.5%/yr); 168 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,051/mo this rent would consume 361% 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 $9k of loan paydown is wiped out by about $39k 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 55 days — a 3% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 $155k; list at $1.31M implies a 748% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,275,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1961 — 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. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,166,626
• List price: $1,315,000
• Delta: 12.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 W 84th St	0.58mi	9/7.0 (-1)	4,620 (+4%)	4mo	$1,120,000	$242	55
6613 S Figueroa	0.62mi	9/6.0 (-1)	4,224 (-5%)	2mo	$730,000	$173	47
601 W 84th St	0.57mi	10/7.0	4,103 (-8%)	14mo	$1,200,000	$292	44
347 W 67th St	0.71mi	10/4.0	4,026 (-10%)	0mo	$1,050,000	$261	34
317 W 76th St	0.43mi	9/5.0 (-1)	3,820 (-14%)	8mo	$889,900	$233	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: 3.7%
• Equity multiple: 1.14×
• Total profit: $50,895
• Equity at exit: $196,071

10-year hold

• IRR: 10.4%
• Equity multiple: 1.71×
• Total profit: $261,477
• Equity at exit: $113,697

Cash invested: $368,200 (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: 55.3×

Monthly cashflow live

• Estimated rent: $16,051 high
• Mortgage (P&I): −$6,896
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$548
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,371
• Net cashflow: $4,892

Break-even live

Break-even rent $9,859

Max offer price $1,315,000

Occupancy floor 65%

Sensitivity live

Price	-10% $5,636	-5% $5,264	+0% $4,892	+5% $4,520	+10% $4,148
Rent	-10% $3,624	-5% $4,258	+0% $4,892	+5% $5,526	+10% $6,160
Rate	-1.0pp $5,554	-0.5pp $5,227	base $4,892	+0.5pp $4,551	+1.0pp $4,205

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$11,892
▸ 2× units	2	1	$4,162
Total (8 units)			$16,051

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: $328,750
• Closing costs: $39,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $1,315,000 Active 55 DOM
2. 2026-06-18
   days on market $1,315,000 Active 52 DOM
3. 2026-06-17
   days on market $1,315,000 Active 51 DOM
4. 2026-06-16
   days on market $1,315,000 Active 50 DOM
5. 2026-06-15
   days on market $1,315,000 Active 49 DOM
6. 2026-06-13
   days on market $1,315,000 Active 47 DOM
7. 2026-06-09
   days on market $1,315,000 Active 43 DOM
8. 2026-06-08
   days on market $1,315,000 Active 42 DOM
9. 2026-06-07
   days on market $1,315,000 Active 41 DOM
10. 2026-06-04
    days on market $1,315,000 Active 38 DOM
11. 2026-06-03
    days on market $1,315,000 Active 37 DOM
12. 2026-06-02
    days on market $1,315,000 Active 36 DOM
13. 2026-06-01
    days on market $1,315,000 Active 35 DOM
14. 2026-05-31
    days on market $1,315,000 Active 34 DOM
15. 2026-05-20
    price $1,315,000 1221-char remark
16. 2026-05-20
    price $1,315,000 1221-char remark
17. 2026-05-20
    price $1,345,000 1221-char remark
18. 2026-04-27
    listed $1,345,000 Active 1221-char remark
19. 2026-01-13
    listed Active
20. 1997-06-30
    soldstatus $155,000

    Show marketing remark (98 chars)

    LENDER OWNED. ALL UNITES NEED VARIOUS REPAIRS. SUPRA LOCK BOX ON UNIT #2. GREAT REHAB OPPORTUNITY.

21. 1997-06-30
    soldstatus $155,000

    Show marketing remark (98 chars)

    LENDER OWNED. ALL UNITES NEED VARIOUS REPAIRS. SUPRA LOCK BOX ON UNIT #2. GREAT REHAB OPPORTUNITY.

22. 1997-06-18
    historical

    Show marketing remark (98 chars)

    LENDER OWNED. ALL UNITES NEED VARIOUS REPAIRS. SUPRA LOCK BOX ON UNIT #2. GREAT REHAB OPPORTUNITY.

23. 1997-04-16
    listed $170,000

    Show marketing remark (98 chars)

    LENDER OWNED. ALL UNITES NEED VARIOUS REPAIRS. SUPRA LOCK BOX ON UNIT #2. GREAT REHAB OPPORTUNITY.

24. 1991-02-01
    soldstatus $410,000
25. 1991-02-01
    soldstatus $410,000
26. 1987-12-23
    soldstatus $245,000
27. 1986-03-11
    soldstatus $143,000

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $9,994 · $833/mo
• Expected delta: +$5,862/yr (+$489/mo · 141.9%)

ⓘ 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 · 21 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: $192,612
• − Mortgage interest: −$73,660
• − Property taxes: −$4,132
• − Insurance: −$6,575
• − Repairs & maintenance: −$15,409
• − Management: −$15,409
• − Depreciation: −$38,255
• Taxable income: $39,172
• Est. tax owed @ 24.0%: −$9,401
• After-tax cash flow: $49,303/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

+819.6% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $1,315,000 TheMLS
• 2026-05-20 Price Changed $1,315,000 TheMLS
• 2026-05-20 Price Changed $1,345,000 TheMLS
• 2026-04-27 Listed $1,345,000 TheMLS
• 2026-01-13 Listed — TheMLS
• 1997-06-30 Sold (Public Records) $155,000 Public Records
• 1997-06-30 Sold (MLS) $155,000 TheMLS
• 1997-06-18 Delisted — TheMLS
• 1997-04-16 Listed $170,000 TheMLS
• 1991-02-01 Sold (Public Records) $410,000 Public Records
• 1991-02-01 Sold (Public Records) $410,000 Public Records
• 1987-12-23 Sold (Public Records) $245,000 Public Records
• 1986-03-11 Sold (Public Records) $143,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,132 · +2.1% YoY. Source: county tax records.