1510 W 227th · Los Angeles, CA 90501

$939,000

8 bd · 4.0 ba · 2,786 sqft · MultiFamily public records · 248 Days on market

Built 1977 7,199 sqft lot $337/sqft · 23% below area Est $1214k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 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 MLS

Excellent Opportunity to Own a Duplex in Torrance with a great upside potential near Harbor UCLA medical Center and easy access to the 110 freeway. Both units are 4 bedrooms 2 bath with long term tenants.

Key facts

• 7,199 sq ft lot
• 4 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $939k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive. Per door: $78/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 $810k (13.8% below list).
• Recommended offer: $810k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 rising (+3.2%/yr); 96 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,095/mo this rent would consume 105% of the median local household income ($93k/yr) (locally 1972% 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 $6k of loan paydown is wiped out by about $28k 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 248 days — a 12% lower offer ($826k) is reasonable based on typical stale-listing flexibility.
• 6 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 $290k; list at $939k implies a 224% gain — meaningful room to come down on a strong offer.

Recommended offer $809,500 (13.8% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 14% 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 1977 — 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. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (median comp): $1,213,702
• List price: $939,000
• Delta: -22.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1558 Plaza Del Amo	0.16mi	7/3.0 (-1)	2,410 (-14%)	12mo	$960,000	$398	51
1612 W 218th	0.71mi	7/5.0 (-1)	3,111 (+12%)	1mo	$1,350,000	$434	37

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-140,241
• Equity at exit: $140,008

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-101,070
• Equity at exit: $81,188

Cash invested: $262,920 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $8,095 high
• Mortgage (P&I): −$4,924
• Tax from tax record: −$924 /mo · $11,088/yr
• Insurance: −$391
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,700
• Net cashflow: $156

Break-even live

Break-even rent $7,898

Max offer price $939,000

Occupancy floor 93%

Sensitivity live

Price	-10% $687	-5% $421	+0% $156	+5% $-110	+10% $-376
Rent	-10% $-484	-5% $-164	+0% $156	+5% $475	+10% $795
Rate	-1.0pp $628	-0.5pp $394	base $156	+0.5pp $-88	+1.0pp $-335

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$8,094
Total (2 units)			$8,095

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: $234,750
• Closing costs: $28,170
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $939,000 Active 248 DOM
2. 2026-06-18
   days on market $939,000 Active 245 DOM
3. 2026-06-17
   days on market $939,000 Active 244 DOM
4. 2026-06-16
   days on market $939,000 Active 243 DOM
5. 2026-06-15
   days on market $939,000 Active 242 DOM
6. 2026-06-13
   days on market $939,000 Active 240 DOM
7. 2026-06-09
   days on market $939,000 Active 236 DOM
8. 2026-06-08
   days on market $939,000 Active 235 DOM
9. 2026-06-07
   days on market $939,000 Active 234 DOM
10. 2026-06-04
    days on market $939,000 Active 231 DOM
11. 2026-06-03
    days on market $939,000 Active 230 DOM
12. 2026-06-02
    days on market $939,000 Active 229 DOM
13. 2026-06-01
    days on market $939,000 Active 228 DOM
14. 2026-05-31
    days on market $939,000 Active 227 DOM
15. 2026-02-13
    price $939,000 205-char remark

    Show marketing remark (205 chars)

    Excellent Opportunity to Own a Duplex in Torrance with a great upside potential near Harbor UCLA medical Center and easy access to the 110 freeway. Both units are 4 bedrooms 2 bath with long term tenants.

16. 2025-10-16
    listed $979,000 Active 205-char remark

    Show marketing remark (205 chars)

    Excellent Opportunity to Own a Duplex in Torrance with a great upside potential near Harbor UCLA medical Center and easy access to the 110 freeway. Both units are 4 bedrooms 2 bath with long term tenants.

17. 2024-10-03
    historical
18. 2024-05-09
    listed $1,050,000 Active
19. 2023-07-31
    historical
20. 2022-10-19
    price $1,350,000
21. 2022-08-31
    listed $1,400,000 Active
22. 2003-08-18
    soldstatus $290,000
23. 2003-06-01
    listed $295,000
24. 2003-05-08
    soldstatus $348,000
25. 2003-03-15
    soldstatus $359,000
26. 2003-01-14
    listed $359,000
27. 2002-07-01
    soldstatus $290,000
28. 2002-05-07
    price $295,000
29. 2002-05-07
    price $295,000
30. 2002-05-07
    price $295,000
31. 2002-05-07
    price $295,000
32. 2002-05-06
    price $475,000
33. 2002-05-06
    price $475,000
34. 2002-05-06
    price $475,000
35. 2001-09-01
    historical
36. 2001-03-01
    listed $295,000
37. 1990-12-31
    soldstatus $280,000

ⓘ 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: $11,088 · $924/mo
• Projected year-2 tax: $11,088 · $924/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 4/10 Moderate 7 d/yr ≥87°F today · 22 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: $97,140
• − Mortgage interest: −$52,599
• − Property taxes: −$11,088
• − Insurance: −$4,695
• − Repairs & maintenance: −$7,771
• − Management: −$7,771
• − Depreciation: −$27,316
• Taxable loss: −$14,101
• Est. tax savings @ 24.0%: +$3,384
• After-tax cash flow: $5,251/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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+235.4% since first listed

23 events — show timeline

• 2026-02-13 Price Changed $939,000 CRMLS
• 2025-10-16 Listed $979,000 CRMLS
• 2024-10-03 Listing Removed — CRMLS
• 2024-05-09 Listed $1,050,000 CRMLS
• 2023-07-31 Listing Removed — CRMLS
• 2022-10-19 Price Changed $1,350,000 CRMLS
• 2022-08-31 Listed $1,400,000 CRMLS
• 2003-08-18 Sold (MLS) $290,000 CRMLS
• 2003-06-01 Listed $295,000 CRMLS
• 2003-05-08 Sold (Public Records) $348,000 Public Records
• 2003-03-15 Sold (MLS) $359,000 CRMLS
• 2003-01-14 Listed $359,000 CRMLS
• 2002-07-01 Sold (Public Records) $290,000 Public Records
• 2002-05-07 Price Changed $295,000 CRMLS
• 2002-05-07 Price Changed $295,000 CRMLS
• 2002-05-07 Price Changed $295,000 CRMLS
• 2002-05-07 Price Changed $295,000 CRMLS
• 2002-05-06 Price Changed $475,000 CRMLS
• 2002-05-06 Price Changed $475,000 CRMLS
• 2002-05-06 Price Changed $475,000 CRMLS
• 2001-09-01 Listing Removed — CRMLS
• 2001-03-01 Listed $295,000 CRMLS
• 1990-12-31 Sold (Public Records) $280,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $11,088 · +1.3% YoY. Source: county tax records.