10130 S Inglewood Ave · Lennox, CA 90304

$2,645,000

18 bd · 15.0 ba · 10,331 sqft · MultiFamily public records · 158 Days on market

Built 1960 0.31 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 15 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

We are pleased to present the opportunity to acquire 10130 S Inglewood Ave, a prime 15-unit multifamily adjacent to SoFi Stadium. This property offers exceptional access to LAX and neighboring cities on the Westside including Culver City, Marina del Rey, Santa Monica, and Venice Beach, as well as the South Bay with Manhattan Beach, Redondo beach and Hermosa Beach. Residents enjoy a premier lifestyle with proximity to Silicon Beach, home to major employers such as Google, Apple, YouTube, Snap Inc. , Beats by Dre, Hulu, Amazon, Facebook, and more. This generational, two-story asset built in 1960 comprises 10,331 rentable square feet on a 13,377 square foot LCC2YY-zoned lot. The well-balanced

Key facts

• 15 unit multifamily
• Lcc2yy zoned lot
• Access to lax

Tags

• 15 UNIT MULTIFAMILY
• ADJACENT TO SOFI STADIUM
• ACCESS TO LAX
• PROXIMITY TO SILICON BEACH
• COVERED CARPORT PARKING
• LCC2YY ZONED LOT

Property features AI

Finance

• Other: Property offered As Is
• Financial info: Gross income reported at 266,007; Gross operating income reported at $258,026; Net operating income reported at $148,426; Total annual expenses reported at $110,349; Cap rate 5.61; Gross rent multiplier 9.94; Vacancy rate 3%; Rent control indicated
• HOA & community: 15 units in the complex

Exterior

• Parking: Carport (detached); 15 total parking spaces
• Security: Gated
• Utilities: Water heaters on site
• Home design: Residential income property; Attached building; Two-level building; One building on the property
• Construction: No other structures
• Exterior features: Single lot; No alley; Lot dimensions approximately 89 x 151

Interior

• Kitchen: No specific appliance details provided
• Bedrooms: One 3-bedroom unit; Two 2-bedroom units; Twelve 1-bedroom units
• Bathrooms: Three 1-bath units (1.0 baths listed per unit type included above)
• Heating & cooling: Other heating; Other cooling
• Interior features: Gated property
• Laundry & utility: Water heaters present

What this means for you Summary

Snapshot

• This is a 15 × 19-bed/15.0-bath units multifamily listed at $2.65M.

Deal economics

• At list price, monthly cash flow is $20k ($235k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($46k rent vs $2.65M).
• Recommended offer: $2.33M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#580 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: schools D+, employment D+, amenities D.
• Lennox (suburban): math 36% / reading 44% proficiency, ranked #771 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 24 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $46,162/mo this rent would consume 864% of the median local household income ($64k/yr) (locally 1761% 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 $18k of loan paydown is wiped out by about $79k 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 + 0.3% rent growth), your $741k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($2.33M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $550k; list at $2.65M implies a 381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $2,327,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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 1960 — 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: 1.75% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.76%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.29% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.94×
• Total profit: $697,031
• Equity at exit: $394,378

10-year hold

• IRR: 29.9%
• Equity multiple: 3.35×
• Total profit: $1,737,387
• Equity at exit: $228,691

Cash invested: $740,600 (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 90304

• Rents YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 71.6×

Monthly cashflow live

• Estimated rent: $46,162 medium
• Mortgage (P&I): −$13,871
• Tax from tax record: −$1,895 /mo · $22,738/yr
• Insurance: −$1,102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,694
• Net cashflow: $19,600

Break-even live

Break-even rent $21,351

Max offer price $2,645,000

Occupancy floor 53%

Sensitivity live

Price	-10% $21,098	-5% $20,349	+0% $19,600	+5% $18,852	+10% $18,103
Rent	-10% $15,954	-5% $17,777	+0% $19,600	+5% $21,424	+10% $23,247
Rate	-1.0pp $20,932	-0.5pp $20,273	base $19,600	+0.5pp $18,915	+1.0pp $18,218

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

Units	Beds	Baths	Est. rent
▸ 15× units	19	15	$46,155
Total (15 units)			$46,162

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: $661,250
• Closing costs: $79,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $2,645,000 Active 158 DOM
2. 2026-06-18
   days on market $2,645,000 Active 155 DOM
3. 2026-06-17
   days on market $2,645,000 Active 154 DOM
4. 2026-06-16
   days on market $2,645,000 Active 153 DOM
5. 2026-06-15
   days on market $2,645,000 Active 152 DOM
6. 2026-06-13
   days on market $2,645,000 Active 150 DOM
7. 2026-06-13
   days on market $2,645,000 Active 149 DOM
8. 2026-06-09
   days on market $2,645,000 Active 146 DOM
9. 2026-06-08
   days on market $2,645,000 Active 145 DOM
10. 2026-06-07
    days on market $2,645,000 Active 144 DOM
11. 2026-06-04
    days on market $2,645,000 Active 141 DOM
12. 2026-06-03
    days on market $2,645,000 Active 140 DOM
13. 2026-06-02
    days on market $2,645,000 Active 139 DOM
14. 2026-06-01
    days on market $2,645,000 Active 138 DOM
15. 2026-05-31
    days on market $2,645,000 Active 137 DOM
16. 2026-02-11
    price $2,645,000
17. 2026-01-14
    listed $2,695,000 Active
18. 1986-05-09
    soldstatus $550,000
19. 1984-07-16
    soldstatus $135,500

ⓘ 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: $22,738 · $1,895/mo
• Projected year-2 tax: $22,738 · $1,895/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 5/10 Major 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $553,944
• − Mortgage interest: −$148,161
• − Property taxes: −$22,738
• − Insurance: −$13,225
• − Repairs & maintenance: −$44,316
• − Management: −$44,316
• − Depreciation: −$76,945
• Taxable income: $204,244
• Est. tax owed @ 24.0%: −$49,018
• After-tax cash flow: $186,186/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: Lennox
• NCES district ID: 0621420
• Math proficiency: 36% ▲ 5.00%
• Reading proficiency: 44% ▲ 7.00%
• Median HH income: $37,816
• Composite: 35.74/100
• National rank: #9655
• State rank: #771 of 1400 in CA

Livability — Lennox

• Score: 60/100
• State rank: #580
• US rank: #18867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lennox, CA
• County: Los Angeles County · 9,444,647 people
• City population: 26,215
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,430
• Household income: $64,125
• Rent vs Own: 72.9% rent · 27.1% own
• Severe rent burden: 1761.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% Asian 5% Black 4% Native American 3% White 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 46% · Canada, China
• Languages at home: 16% English-only · Spanish 79% Other Indo-European 2% Other Asian/Pacific 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: ▼ -684.12%
• Current HPI: 446.8256
• Rent YoY: ▲ 0.29%
• 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

+1852.0% since first listed

4 events — show timeline

• 2026-02-11 Price Changed $2,645,000 TheMLS
• 2026-01-14 Listed $2,695,000 TheMLS
• 1986-05-09 Sold (Public Records) $550,000 Public Records
• 1984-07-16 Sold (Public Records) $135,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $22,738 · +7.8% YoY. Source: county tax records.