448 S Evergreen, East Los Angeles, California 90033, East Los Angeles, 90033 - bed, bath
448 S Evergreen
East Los Angeles, California 90033
Property Price
SUMMARY
Analysis of 448 S Evergreen, East Los Angeles, California 90033 is currently available with a list price of $799,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the East Los Angeles Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
This property consists of two units. While the front unit, built in 1924, shows its age with an outdated kitchen (older cabinets, laminate counters, basic appliances, dated tile) and a partially updated but still older bathroom (newer vanity, older tile), it appears well-maintained and functional. The rear unit, however, is explicitly described as 'fully renovated, clean, modern, and move-in ready.' This significant renovation in one of the units elevates the overall property condition. Although images of the renovated rear unit are not provided to verify its modern features, the description indicates a move-in ready component, making the property as a whole suitable for immediate occupancy without major required renovations, aligning with a 'Good' condition.
PROSSTRENGTHS & OPPORTUNITIES
- Income-Generating Duplex
Offers immediate rental income potential with two separate units, ideal for investors or owner-users seeking to offset mortgage costs.
- Significant Development Upside
Features potential for adding 1-2 additional units or ADU conversions, providing substantial future value and income maximization opportunities (buyer to verify).
- Prime Boyle Heights Location
Centrally located in a desirable area, offering convenient access to schools, shops, and public transit, enhancing tenant appeal and property value.
CONSRISKS & DEFICIENCIES
- Age of Property
Built in 1924, the property, particularly the front unit, may require ongoing maintenance or updates to systems and finishes, potentially incurring additional costs.
- Unverified Development Potential
All stated development opportunities (additional units, ADU conversion) are subject to buyer verification with the city, implying potential hurdles or costs for approval and implementation.
- Recent Price Reductions
Multiple price reductions from the original list price suggest the property may have been initially overpriced or has faced challenges in the market, potentially indicating a longer sales cycle.
About 448 S Evergreen
TWO ON A LOT in Prime Boyle Heights! Fantastic opportunity for investors or owner-users with potential to add 1–2 additional units (buyer to verify and satisfy themselves with the City). The front unit is a character-filled 3 bed / 1 bath bungalow featuring high ceilings, indoor laundry, a wraparound porch, and a backyard deck — ideal for relaxing or entertaining. Elevated above street level with drought-tolerant landscaping for added privacy and curb appeal. The rear unit is a 2 bed / 1 bath located above the garage/storage area and has been fully renovated — clean, modern, and move-in ready. The lower level offers additional upside with potential for ADU conversion or future development (buyer to verify and satisfy themselves with the City). Centrally located near schools, shops, and public transit. Live in one and rent the other, or explore development options to maximize income. Best of all, both units will be delivered vacant at the close of escrow.
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1924
- Lot Size
- 5,545 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 50% |
| Baths | - | - | 50% |
| Square foot | 1,672 | 2,270.5 | 29% |
| Lot Size | 5,545 | 5,886 | 21% |
| Price | $799.0K | $809.5K | 50% |
| Price per sq ft | $478 | $379 | 79% |
| Built year | 1924 | 1925 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 49 | 212 | 7% |
Pricing History
Listed for Sale
Feb 11, 2026
$799,000
$875,000
-9% Price Drop
Initial Listing
Price Change
Jan 23, 2026
$875,000
$899,000
-3% Price Drop
Initial Listing
Price Change
Jan 16, 2026
$899,000
Initial Listing