1250 Gordon St · Los Angeles, CA 90038

$1,699,900

42 bd · 70.0 ba · 4,260 sqft · MultiFamily · 277 Days on market

Built 1960 6,492 sqft lot ↓ 32% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Hollywood Investment Gem – 7-Unit Value-Add with Upside Rent Potential Now available: a rare multifamily investment opportunity in the heart of Hollywood, ideally located between Santa Monica Blvd and Sunset Blvd, with Fountain Ave as the cross street Add a high-potential asset to your portfolio in one of Los Angeles’ most in-demand rental submarkets. 7 Total Units: • (1) Two-Bedroom, Two-Bath • (4) One-Bedroom, One-Bath • (2) Studio Units Reliable income from 5 out of 7 units, while upgrading remaining units to achieve full market rates. The interiors are slightly dated, but the spacious layouts and solid construction offer a perfect cosmetic value-add opp

Key facts

• Steps from studios
• High-potential asset
• Steps from nightlife

Tags

• HIGH-POTENTIAL ASSET
• IN-DEMAND RENTAL SUBMARKETS
• COSMETIC VALUE-ADD OPPORTUNITY
• WALKABLE NEIGHBORHOOD
• STEPS FROM STUDIOS
• STEPS FROM NIGHTLIFE

Property features AI

Finance

• Other: Zoning: LAR3
• Financial info: Rent control applies; Tenants pay all utilities; Total actual monthly rent reported: $7,719; Building contains seven units total with five currently leased; Total building area reported as 4,260
• HOA & community: Community features include curbs, street lighting, sidewalks and an urban location

Exterior

• Parking: Off-street paved parking; Uncovered, unassigned parking spaces; Accessibility includes parking
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public/district water; Public sewer (sewer connected); Natural gas connected; Electricity connected; Cable available; Telephone in street; Seven separate gas meters; Seven separate electric meters; One separate water meter
• Home design: Attached multi-unit property; Two stories; Ground-level main entry; Property condition: cosmetic repairs needed; No accessory dwelling unit (ADU)
• Construction: Frame and stucco construction; Composition roof; Foundation: see remarks
• Exterior features: Composition roof; Average-condition fencing (fenced); No pool; Lot is rectangular, generally level/flat; 0–1 unit per acre

Interior

• Kitchen: Free-standing range; Gas range
• Bedrooms: Some units have all bedrooms on the lower level and some have all bedrooms on the upper level
• Flooring: Carpet; Laminate; See remarks for additional flooring details
• Bathrooms: Combination of 1- and 2-bath units across the building
• Heating & cooling: Floor furnace heating; Wall or window cooling units
• Interior features: Ceramic countertops; Tile countertops; Ceiling fan; Carbon monoxide detector(s); Smoke detector
• Laundry & utility: On-site laundry area

What this means for you Summary

Snapshot

• This is a 7 × 6-bed/?-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $13k ($153k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $1.70M).
• Recommended offer: $1.50M (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 87 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $31,016/mo this rent would consume 606% of the median local household income ($61k/yr) (locally 4038% 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 $12k of loan paydown is wiped out by about $51k 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 + 0.7% rent growth), your $476k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $800k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $1,495,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 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. Built in 1960 — 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: 1.82% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 1.98×
• Total profit: $466,322
• Equity at exit: $253,461

10-year hold

• IRR: 30.8%
• Equity multiple: 3.47×
• Total profit: $1,175,734
• Equity at exit: $146,976

Cash invested: $475,972 (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 90038

• Rents YoY: 0.7%
• Active inventory: 87
• Price-to-rent: 32.0×

Monthly cashflow live

• Estimated rent: $31,016 medium
• Mortgage (P&I): −$8,914
• Tax est. 1.5%: −$2,125 /mo · $25,498/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,513
• Net cashflow: $12,755

Break-even live

Break-even rent $14,870

Max offer price $1,699,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 7× units	6	—	$31,017
Total (7 units)			$31,016

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: $424,975
• Closing costs: $50,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-04
   remarks 672-char remark
2. 2026-06-04
   listed $1,699,900 Active 277 DOM

ⓘ 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 7/10 Severe 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $372,192
• − Mortgage interest: −$95,221
• − Property taxes: −$25,498
• − Insurance: −$8,500
• − Repairs & maintenance: −$29,775
• − Management: −$29,775
• − Depreciation: −$49,452
• Taxable income: $133,971
• Est. tax owed @ 24.0%: −$32,153
• After-tax cash flow: $120,907/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): 27,127
• Household income: $61,454
• Rent vs Own: 91.8% rent · 8.2% own
• Severe rent burden: 4038.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 15% Asian 7% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 39% · Canada, South Korea, Jamaica
• Languages at home: 44% English-only · Spanish 43% Other Indo-European 4% Tagalog/Filipino 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: ▼ -461.01%
• Current HPI: 349.1001
• Rent YoY: ▲ 0.67%
• 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

-32.0% since first listed

12 events — show timeline

• 2026-06-04 Relisted — CRMLS
• 2026-04-14 Relisted — CRMLS
• 2026-04-11 Relisted — CRMLS
• 2026-01-04 Relisted — CRMLS
• 2025-12-17 Relisted — CRMLS
• 2025-11-10 Price Changed $1,699,900 CRMLS
• 2025-11-08 Price Changed $1,699,990 CRMLS
• 2025-11-06 Price Changed $1,799,999 CRMLS
• 2025-08-12 Price Changed $1,950,000 CRMLS
• 2025-06-04 Listed $2,499,999 CRMLS
• 1999-10-27 Delisted — TheMLS
• 1999-04-27 Listed — TheMLS