4761 Hubbard · East Los Angeles, CA 90022

$1,200,000

3 bd · 7.0 ba · 2,987 sqft · MultiFamily public records · 9 Days on market

Built 1922 0.36 ac lot Est $884k · 36% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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

Court-ordered partition referee sale subject to court approval and overbid. 12-unit mixed-use income property on a corner lot in Boyle Heights, built 1922. Three structures on one parcel spanning 4755–4761 Hubbard St and the Fetterly St frontage. Unit mix: ten studios, one 1-bedroom, and one 3-bedroom. 100% occupied. Current gross monthly income $10,773. Trailing 12-month gross income $126,105; NOI $53,036. Property is subject to the Los Angeles Rent Stabilization Ordinance. Two units currently at no charge. Sold AS-IS, Where-Is. Partition Referee is exempt from disclosures. Buyer to conduct all due diligence. Sale subject to Superior Court confirmation and overbid. Buyer to submit of

Key facts

• 0.36 acre lot
• 3 garage spots
• Built 1922

Property features AI

Finance

• Other: Rent control applies; Tenant pays: none indicated
• Financial info: Total building area reported as 7,196; Total of 12 units across 6 buildings; Gross scheduled income: $129,277; Gross operating income: $126,105; Gross income: $129,277; Net operating income: $53,037; Operating expenses: $73,069; Gross multiplier: 9.28; Vacancy allowance rate: 1.6%; Other income (RHHP + registration fees passthrough) and small other income items reported; Listed unit rents vary by unit type (examples: $897, $1,079, $1,784); total rents by unit type reported
• HOA & community: Street lighting; Suburban community

Exterior

• Parking: 3 garage spaces (total parking spaces: 3); Garage income reported
• Utilities: Public sewer; District/Public water
• Home design: Attached property; Two-story building
• Construction: Year built source: Assessor
• Exterior features: No pool

Interior

• Kitchen: Water heater unit
• Bedrooms: Unit type includes 3-bedroom units (count and unit-level details listed under Multi-Unit information)
• Bathrooms: Units include full bathrooms
• Heating & cooling: Forced air heating; Wall heater; Wall/window cooling units
• Interior features: Two levels; Street-level entry
• Laundry & utility: On-site laundry available; Washer hookup; Gas dryer hookup; Outside laundry access

What this means for you Summary

Snapshot

• This is a 10×5bd/12.0ba + 1×1bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $27k ($321k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($45k rent vs $1.20M).
• Cap rate 33.1% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 falling (-7.0%/yr); 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $44,663/mo this rent would consume 789% of the median local household income ($68k/yr) (locally 2612% 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 $36k 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 + 0.0% rent growth), your $336k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $1.20M implies a 1312% gain — meaningful room to come down on a strong offer.

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 $1,200,000

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 1922 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 3.72% ✓
• Cap rate: 33.05%
• Cash-on-cash: 95.57%
• DSCR: 5.25
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $884,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 S Kern Ave	0.30mi	4/4.0 (+1)	2,770 (-7%)	8mo	$820,000	$296	50

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: 93.0%
• Equity multiple: 5.11×
• Total profit: $1,379,725
• Equity at exit: $178,924

10-year hold

• IRR: 95.3%
• Equity multiple: 9.61×
• Total profit: $2,893,414
• Equity at exit: $103,754

Cash invested: $336,000 (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 90022

• Rents YoY: -7.0%
• Active inventory: 55
• Price-to-rent: 25.0×

Monthly cashflow live

• Estimated rent: $44,663 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,733 /mo · $20,791/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,379
• Net cashflow: $26,758

Break-even live

Break-even rent $10,792

Max offer price $1,200,000

Occupancy floor 35%

Sensitivity live

Price	-10% $27,438	-5% $27,098	+0% $26,758	+5% $26,419	+10% $26,079
Rent	-10% $23,230	-5% $24,994	+0% $26,758	+5% $28,522	+10% $30,287
Rate	-1.0pp $27,363	-0.5pp $27,063	base $26,758	+0.5pp $26,447	+1.0pp $26,131

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

Units	Beds	Baths	Est. rent
▸ 10× units	5	12	$40,010
1× unit	1	1	$1,953
1× unit	3	1	$2,701
Total (12 units)			$44,663

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Nassau Ave Los Angeles, CA	4.0	3.0	2246	$4,500	$2.00	44d	1	1.34mi
1231 1/2 S Rowan Ave Los Angeles, CA	4.0	4.0	2273	$5,500	$2.42	20d	1	1.42mi

Listing history 7 events

1. 2026-06-21
   days on market $1,200,000 Active 9 DOM
2. 2026-06-18
   days on market $1,200,000 Active 6 DOM
3. 2026-06-17
   days on market $1,200,000 Active 5 DOM
4. 2026-06-16
   days on market $1,200,000 Active 4 DOM
5. 2026-06-15
   days on market $1,200,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $1,200,000 Active 1 DOM

ⓘ 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: $20,791 · $1,733/mo
• Projected year-2 tax: $20,791 · $1,733/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 ≥93°F today · 21 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: $535,956
• − Mortgage interest: −$67,219
• − Property taxes: −$20,791
• − Insurance: −$6,000
• − Repairs & maintenance: −$42,876
• − Management: −$42,876
• − Depreciation: −$34,909
• Taxable income: $321,285
• Est. tax owed @ 24.0%: −$77,108
• After-tax cash flow: $243,991/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,343
• Household income: $67,967
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2612.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 20% Native American 3% White 1% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 39% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 82% Chinese 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: ▼ -679.87%
• Current HPI: 406.888
• Rent YoY: ▼ -7.00%
• 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

+1311.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $1,200,000 CRMLS
• 1975-10-15 Sold (Public Records) $85,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $20,791 · +4.2% YoY. Source: county tax records.