8103 E Holmes Ave. Ave · Florence-Graham, CA 90001

$600,000

2 bd · 1.0 ba · 868 sqft · MultiFamily public records · 23 Days on market

Built 1957 6,075 sqft lot Est $542k · 11% over

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Why this score? — see what drove the D 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

CASH BUYERS ONLY! Investment opportunity in the heart of South Los Angeles! This duplex property located at 8103 E. Holmes Ave. and 1766 E. 81st Street, Los Angeles, CA 90001 features two spacious units situated on a generously sized lot. The front unit offers 2 bedrooms and 2 bathrooms. The rear unit consists of 2 bedrooms and 1 bathroom and is tenant occupied, providing immediate rental income potential. Conveniently located near major freeways, schools, shopping, and local amenities.

Key facts

• Generously sized lot
• 6,075 sq ft lot
• Garage

Tags

• GENEROUSLY SIZED LOT

Property features AI

Finance

• Other: Zoning: LCR2; Access via city streets; Directions: South of Firestone Blvd., West of Alameda
• Financial info: Gross income reported as $1,600; Gross scheduled income $1,600; Total actual rent $1,600; Operating expense listed as $250; Total expenses listed as $3,281; Insurance expense $1,481; Water/sewer expense $1,800; Net operating income $1,350; One unit currently leased; One unit reported actual rent of $1,600
• HOA & community: Community features include street lighting and sidewalks; Property is subject to rent control

Exterior

• Parking: Total 8 parking spaces; Uncovered parking for 4 vehicles; Carport with 3 spaces; One garage space (attached to a unit)
• Security: No specific security features provided
• Utilities: Public sewer; District/public water; Water available; Two separate gas meters; Two separate electric meters; One separate water meter
• Home design: Two-unit property; Single-story (one story); Front entry; No accessory dwelling unit
• Construction: Stucco construction; Shingle roof; Year built source: Other
• Exterior features: Corner lot; Wrought iron fencing; No pool

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (each unit listed as 2 beds)
• Flooring: Tile flooring
• Bathrooms: One unit with 2 full bathrooms; One unit with 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level dwelling with front entry; No shared/common walls
• Laundry & utility: Laundry available with washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $549k (8.5% below list).
• Recommended offer: $549k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.1% in Florence-Graham — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 52 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,489/mo this rent would consume 108% of the median local household income ($61k/yr) (locally 2573% 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 $4k of loan paydown is wiped out by about $18k 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 23 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $208k; list at $600k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $548,900 (8.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $541,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7909 Holmes Ave	0.11mi	2/—	971 (+12%)	17mo	$600,000	$618	61
1533 E 84th St	0.37mi	3/1.0 (+1)	753 (-13%)	18mo	$470,000	$624	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-63,605
• Equity at exit: $89,462

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-12,444
• Equity at exit: $51,877

Cash invested: $168,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90001

• Active inventory: 52
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $5,489 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$410 /mo · $4,920/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,153
• Net cashflow: $530

Break-even live

Break-even rent $4,818

Max offer price $600,000

Occupancy floor 85%

Sensitivity live

Price	-10% $870	-5% $700	+0% $530	+5% $360	+10% $190
Rent	-10% $96	-5% $313	+0% $530	+5% $747	+10% $963
Rate	-1.0pp $832	-0.5pp $682	base $530	+0.5pp $374	+1.0pp $216

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$5,490
Total (2 units)			$5,489

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 Miramonte Blvd Unit 1 Los Angeles, CA	2.0	1.0	700	$2,800	$4.00	45d	1	0.38mi
7756 Compton Ave Los Angeles, CA	2.0	1.0	800	$2,500	$3.12	45d	1	0.41mi
8462 Zamora Ave Los Angeles, CA	3.0	1.0	952	$2,895	$3.04	25d	1	0.60mi
1642 E Florence Ave Los Angeles, CA	2.0	1.0	550	$2,228	$4.05	25d	3	0.63mi
2150 E 87th St Los Angeles, CA	1.0	1.0	650	$1,200	$1.85	6d	1	0.67mi
2410 Hope St Huntington Park, CA	1.0	1.0	800	$1,795	$2.24	8d	1	0.71mi
1214 E 82nd St Los Angeles, CA	2.0	1.0	850	$2,300	$2.71	45d	1	0.73mi
1152 E 77th St Los Angeles, CA	1.0	1.0	610	$1,895	$3.11	0d	1	0.82mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,495	$3.50	0d	1	0.84mi
1124 Nadeau St Los Angeles, CA	3.0	1.5	1000	$3,995	$4.00	6d	1	0.84mi
2566 Broadway Huntington Park, CA	3.0	1.0	800	$3,050	$3.81	45d	1	0.88mi
2125 Saturn Ave Unit 3 Huntington Park, CA	2.0	1.0	750	$2,250	$3.00	45d	1	0.89mi
1627 E 92nd St Unit 102 Watts, CA	2.0	1.0	529	$2,600	$4.91	45d	1	0.90mi
8715 Hooper Ave Unit 87195 Los Angeles, CA	3.0	2.0	1050	$3,490	$3.32	45d	1	0.91mi
6624 Miramonte Blvd Los Angeles, CA	2.0	1.0	850	$2,800	$3.29	45d	1	0.95mi
7024 Middleton St Unit B Huntington Park, CA	2.0	1.0	1000	$2,300	$2.30	45d	1	0.96mi
9220 Compton Ave Los Angeles, CA	1.0	1.0	889	$2,500	$2.81	5d	1	0.96mi
9412 Wilmington Ave Unit 1-2 Los Angeles, CA	2.0	1.0	900	$2,395	$2.66	25d	1	1.02mi
6803 Middleton St Apt A Huntington Park, CA	2.0	1.0	875	$2,200	$2.51	45d	1	1.05mi
7914 Seville Ave Unit B Huntington Park, CA	2.0	2.0	900	$2,200	$2.44	45d	1	1.09mi
1210 1/4 E 68th St Los Angeles, CA	2.0	1.0	866	$2,500	$2.89	0d	1	1.10mi
1210 E 68th St Los Angeles, CA	2.0	1.0	866	$2,500	$2.89	3d	1	1.11mi
735 E 82nd St Los Angeles, CA	3.0	2.0	913	$3,400	$3.72	45d	1	1.19mi
1733 1/2 E 63rd St Los Angeles, CA	1.0	1.0	650	$1,595	$2.45	3d	1	1.19mi
9526 Croesus Ave Unit 9526 Los Angeles, CA	3.0	1.0	1000	$2,800	$2.80	45d	1	1.21mi
818 E 87th Pl Los Angeles, CA	2.0	1.0	821	$2,000	$2.44	23d	1	1.22mi
9525 Juniper St Unit 9525 1/2 Los Angeles, CA	2.0	1.0	1001	$2,450	$2.45	17d	1	1.22mi
7018 Rita Ave Huntington Park, CA	1.0	1.0	1031	$1,200	$1.16	20d	1	1.22mi
816 E 87th Pl Los Angeles, CA	2.0	1.0	686	$2,800	$4.08	4d	1	1.22mi
9510 Kalmia St Unit A Los Angeles, CA	1.0	1.0	900	$1,650	$1.83	18d	1	1.23mi
9521 Laurel St Unit 9521 Los Angeles, CA	1.0	1.0	600	$1,850	$3.08	23d	1	1.27mi
2844 Ardmore Ave Unit 3 South Gate, CA	1.0	1.0	692	$1,850	$2.67	25d	1	1.28mi
2844 Ardmore Ave Unit 8 South Gate, CA	1.0	1.0	692	$1,850	$2.67	22d	1	1.28mi
6110 Makee Ave Unit 6114 Los Angeles, CA	3.0	1.0	826	$3,150	$3.81	4d	1	1.31mi
6346 Middleton St Apt N Huntington Park, CA	2.0	1.0	875	$2,400	$2.74	15d	1	1.32mi
1364 E 61st St Los Angeles, CA	2.0	1.0	700	$2,500	$3.57	25d	1	1.35mi
8178 Chestnut Ave Unit A South Gate, CA	1.0	1.0	550	$2,000	$3.64	20d	1	1.36mi
6346 Malabar St Huntington Park, CA	1.0	1.0	700	$1,775	$2.54	15d	1	1.36mi
639 E 87th St Los Angeles, CA	3.0	1.0	900	$3,650	$4.06	6d	1	1.38mi
7718 Avalon Blvd Unit 7718-5 Los Angeles, CA	2.0	1.0	613	$2,095	$3.42	25d	1	1.38mi

Listing history 24 events

1. 2026-06-21
   days on market $600,000 Active 23 DOM
2. 2026-06-18
   days on market $600,000 Active 20 DOM
3. 2026-06-17
   days on market $600,000 Active 19 DOM
4. 2026-06-16
   days on market $600,000 Active 18 DOM
5. 2026-06-15
   days on market $600,000 Active 17 DOM
6. 2026-06-13
   days on market $600,000 Active 15 DOM
7. 2026-06-09
   days on market $600,000 Active 11 DOM
8. 2026-06-08
   days on market $600,000 Active 10 DOM
9. 2026-06-07
   days on market $600,000 Active 9 DOM
10. 2026-06-04
    days on market $600,000 Active 6 DOM
11. 2026-06-03
    days on market $600,000 Active 5 DOM
12. 2026-06-02
    days on market $600,000 Active 4 DOM
13. 2026-06-02
    status $600,000 Active 3 DOM
14. 2026-06-01
    days on market $600,000 Active Under Contract 3 DOM
15. 2026-05-31
    days on market $600,000 Active Under Contract 2 DOM
16. 2026-05-22
    listed $600,000 Active
17. 2022-06-17
    historical
18. 2022-03-17
    listed $649,999 Active
19. 2004-12-29
    historical
20. 2004-09-22
    listed $415,000
21. 2003-05-14
    soldstatus $208,000
22. 2002-02-07
    historical
23. 2001-08-04
    listed $185,000
24. 1988-10-04
    soldstatus $118,000

ⓘ 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: $4,920 · $410/mo
• Projected year-2 tax: $4,920 · $410/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 · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,868
• − Mortgage interest: −$33,609
• − Property taxes: −$4,920
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,269
• − Management: −$5,269
• − Depreciation: −$17,455
• Taxable loss: −$3,655
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $7,235/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 — Florence-Graham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Florence-Graham, CA
• County: Los Angeles County · 9,444,647 people
• City population: 56,189
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

+408.5% since first listed

9 events — show timeline

• 2026-05-22 Listed $600,000 CRMLS
• 2022-06-17 Listing Removed — CRMLS
• 2022-03-17 Listed $649,999 CRMLS
• 2004-12-29 Listing Removed — CRMLS
• 2004-09-22 Listed $415,000 CRMLS
• 2003-05-14 Sold (Public Records) $208,000 Public Records
• 2002-02-07 Listing Removed — CRMLS
• 2001-08-04 Listed $185,000 CRMLS
• 1988-10-04 Sold (Public Records) $118,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,920 · -12.9% YoY. Source: county tax records.