1662 S Harvard Blvd · Los Angeles, CA 90006

$1,180,000

4 bd · 4.0 ba · 3,926 sqft · MultiFamily public records · 98 Days on market

Built 1922 5,843 sqft lot $301/sqft · at area comps Est $1240k · at est.

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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 +27.4/30.0
• ARV discount +9.7/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

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

Listing remarks MLS

Investor Opportunity! Prime 4 unit income property featuring spacious units of approximately 980 Sf each . 3 vacant unit ready for market price rents or ideal opportunity for owner user. The Recently vacant units being improved with fresh interior paint and new flooring. Each unit includes a Den area that can potentially be used as an additional Bedroom. Driveway parking for up to 8 cars. Conveniently located near Koreatown, shopping, restaurants, and public transportation, making it highly attractive for those who will be living there. Harvard heights HPOZ.

Key facts

• New flooring
• Den area
• Fresh interior paint

Tags

• 4 UNIT INCOME PROPERTY
• SPACIOUS UNITS
• FRESH INTERIOR PAINT
• NEW FLOORING
• DEN AREA
• DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $862/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.18M).
• Recommended offer: $1.07M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (-0.8%/yr); 162 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $14,152/mo this rent would consume 327% of the median local household income ($52k/yr) (locally 5727% 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 $8k of loan paydown is wiped out by about $35k 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 98 days — a 9% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $70k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $990k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,073,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1922 — 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: 1.20% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,240,366
• List price: $1,180,000
• Delta: -4.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 S Hobart	0.15mi	4/4.0	3,596 (-8%)	1mo	$930,000	$259	78
1329 S New Hampshire Ave	0.69mi	4/4.0	3,968 (+1%)	20mo	$630,000	$159	49
1232 S Kenmore Ave	0.54mi	5/5.0 (+1)	3,828 (-2%)	16mo	$850,000	$222	48
1205 S Mariposa Ave	0.47mi	4/10.0	4,380 (+12%)	11mo	$1,475,000	$337	30

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-13,229
• Equity at exit: $175,942

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $110,658
• Equity at exit: $102,025

Cash invested: $330,400 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $14,152 high
• Mortgage (P&I): −$6,188
• Tax from tax record: −$1,054 /mo · $12,648/yr
• Insurance: −$492
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,972
• Net cashflow: $3,446

Break-even live

Break-even rent $9,790

Max offer price $1,180,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$14,152
Total (4 units)			$14,152

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: $295,000
• Closing costs: $35,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 S Manhattan Pl Los Angeles, CA	5.0	2.0	3175	$5,900	$1.86	8d	1	0.40mi
2215 W 21st St Los Angeles, CA	4.0	3.0	3420	$6,500	$1.90	44d	1	0.60mi
2754 Kenwood Ave Los Angeles, CA	5.0	2.5	3502	$6,795	$1.94	44d	1	0.99mi
1737 5th Ave Los Angeles, CA	5.0	3.0	2664	$4,980	$1.87	25d	1	1.09mi
2640 Menlo Ave Los Angeles, CA	2.0–9.0	2.0–7.5	2185	$5,629	$2.58	1d	2	1.13mi
2404 5th Ave Los Angeles, CA	4.0	2.0	4636	$4,100	$0.88	44d	1	1.17mi
695 S Vermont Ave Los Angeles, CA	3.0	1.0–3.0	6378	$5,167	$0.81	21d	29	1.37mi
2601 S Hoover St Los Angeles, CA	8.0	1.0–8.0	1477	$7,850	$5.31	1d	1	1.38mi
1620 S Victoria Ave Los Angeles, CA	5.0	5.0	4038	$7,850	$1.94	44d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $1,180,000 Active 98 DOM
2. 2026-06-17
   days on market $1,180,000 Active 97 DOM
3. 2026-06-16
   days on market $1,180,000 Active 96 DOM
4. 2026-06-15
   days on market $1,180,000 Active 95 DOM
5. 2026-06-13
   statusdays on market $1,180,000 Active 93 DOM
6. 2026-06-09
   days on market $1,180,000 Backup Offers Accepted 89 DOM
7. 2026-06-08
   days on market $1,180,000 Backup Offers Accepted 88 DOM
8. 2026-06-07
   days on market $1,180,000 Backup Offers Accepted 87 DOM
9. 2026-06-04
   statusdays on market $1,180,000 Backup Offers Accepted 84 DOM
10. 2026-06-03
    days on market $1,180,000 Active 83 DOM
11. 2026-06-02
    days on market $1,180,000 Active 82 DOM
12. 2026-06-01
    days on market $1,180,000 Active 81 DOM
13. 2026-05-31
    days on market $1,180,000 Active 80 DOM
14. 2026-04-29
    price $1,180,000 567-char remark

    Show marketing remark (567 chars)

    Investor Opportunity! Prime 4 unit income property featuring spacious units of approximately 980 Sf each . 3 vacant unit ready for market price rents or ideal opportunity for owner user. The Recently vacant units being improved with fresh interior paint and new flooring. Each unit includes a Den area that can potentially be used as an additional Bedroom. Driveway parking for up to 8 cars. Conveniently located near Koreatown, shopping, restaurants, and public transportation, making it highly attractive for those who will be living there. Harvard heights HPOZ.

15. 2026-03-12
    listed $1,250,000 Active 567-char remark

    Show marketing remark (567 chars)

    Investor Opportunity! Prime 4 unit income property featuring spacious units of approximately 980 Sf each . 3 vacant unit ready for market price rents or ideal opportunity for owner user. The Recently vacant units being improved with fresh interior paint and new flooring. Each unit includes a Den area that can potentially be used as an additional Bedroom. Driveway parking for up to 8 cars. Conveniently located near Koreatown, shopping, restaurants, and public transportation, making it highly attractive for those who will be living there. Harvard heights HPOZ.

16. 2024-07-08
    listed Active
17. 2024-06-20
    historical
18. 2023-08-28
    soldstatus $990,000 Sold
19. 2023-08-28
    soldstatus $990,000
20. 2023-08-04
    historical Backup Offers Accepted
21. 2023-07-14
    price $999,000
22. 2023-04-05
    price $1,099,000
23. 2023-03-15
    listed $1,399,000 Active
24. 2002-05-22
    soldstatus $305,000
25. 2002-05-21
    soldstatus $305,000
26. 2002-03-26
    historical
27. 2002-01-28
    listed $319,000
28. 2001-10-26
    historical
29. 2001-07-26
    listed
30. 1991-09-18
    soldstatus $250,000
31. 1989-08-09
    soldstatus $266,000

ⓘ 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: $12,648 · $1,054/mo
• Projected year-2 tax: $12,648 · $1,054/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 6/10 Major 7 d/yr ≥90°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: $169,824
• − Mortgage interest: −$66,098
• − Property taxes: −$12,648
• − Insurance: −$5,900
• − Repairs & maintenance: −$13,586
• − Management: −$13,586
• − Depreciation: −$34,327
• Taxable income: $23,678
• Est. tax owed @ 24.0%: −$5,683
• After-tax cash flow: $35,673/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 1%

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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+343.6% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $1,180,000 TheMLS
• 2026-03-12 Listed $1,250,000 TheMLS
• 2024-07-08 Listed — TheMLS
• 2024-06-20 Coming Soon — TheMLS
• 2023-08-28 Sold (Public Records) $990,000 Public Records
• 2023-08-28 Sold (MLS) $990,000 TheMLS
• 2023-08-04 Contingent — TheMLS
• 2023-07-14 Price Changed $999,000 TheMLS
• 2023-04-05 Price Changed $1,099,000 TheMLS
• 2023-03-15 Listed $1,399,000 TheMLS
• 2002-05-22 Sold (MLS) $305,000 TheMLS
• 2002-05-21 Sold (Public Records) $305,000 Public Records
• 2002-03-26 Delisted — TheMLS
• 2002-01-28 Listed $319,000 TheMLS
• 2001-10-26 Delisted — TheMLS
• 2001-07-26 Listed — TheMLS
• 1991-09-18 Sold (Public Records) $250,000 Public Records
• 1989-08-09 Sold (Public Records) $266,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $12,648 · +1.4% YoY. Source: county tax records.