360 S Euclid #122 · Pasadena, CA 91101

$452,000

2 bd · 1.0 ba · 772 sqft · Condo public records · 48 Days on market

Built 1972 $585/sqft · 15% below area Est $535k · 15% under $525/mo HOA · 17% of rent

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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 +14.4/15.0
• Cash flow +6.1/30.0
• Appreciation +5.5/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.5/10.0

Listing remarks

Below-market pricing for a fast sale — rare end unit in the best location of the complex. This home features a large master suite with an expansive closet and an open-concept living area that extends to a private balcony, creating a bright and inviting space. Located steps from Old Town Pasadena, you’re surrounded by premier restaurants, shops, entertainment, and cultural destinations. The community offers outstanding amenities: pool, spa, fitness room, secure subterranean parking, and on-site laundry. This property is "Eligible for $10,000 forgivable loan (no payments, no interest) to cover closing costs, rate buy-down and/or down payment. 100% financing available with NO

Key facts

• $525 HOA
• Garage
• Community pool

Tags

• ON-SITE COMMUNITY LAUNDRY

Property features AI

Finance

• HOA & community: Part of an association; Monthly association fee ($525); Association amenities: pool, spa, playground, pet rules, security; Community features include sidewalks; Total community units: 130

Exterior

• Parking: Community garage (1 covered space)
• Security: Community security
• Utilities: Public sewer; District/public water; Telephone available in street and on property
• Home design: Multi-family property in a planned development; Attached unit with one common wall; Single-story (one level); Entry from living room
• Construction: Built (year per assessor); No accessory dwelling unit
• Exterior features: Patio; Community pool

Interior

• Kitchen: Garbage disposal; Electric range; Dishwasher
• Bedrooms: Main floor primary bedroom
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window cooling
• Interior features: Open floor plan; Balcony off the living room; Community spa
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $452k.

Deal economics

• At list price, monthly cash flow is $-838 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (32.3% below list).
• Recommended offer: $304k (32.8% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 1.5% in Pasadena — 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 72/100 on livability (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, crime F, cost of living F.
• Pasadena Unified (urban): math 42% / reading 60% proficiency, ranked #123 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mckinley (648 students, 83% FRL) — zoned schools average 83% FRL vs 55% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $5k appreciation (1.1% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($438k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $98k; list at $452k implies a 361% 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 $303,940 (32.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.68% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 12.3

CMA / ARV

• ARV (median comp): $534,558
• List price: $452,000
• Delta: -15.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.09% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.59×
• Total profit: $-51,722
• Equity at exit: $156,421

10-year hold

• IRR: -4.0%
• Equity multiple: 0.52×
• Total profit: $-60,366
• Equity at exit: $209,516

Cash invested: $126,560 (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 91101

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 83
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,060 high
• Mortgage (P&I): −$2,370
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$188
• HOA: −$525
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-838

Break-even live

Break-even rent $4,121

Max offer price $303,940

Occupancy floor —

Sensitivity live

Price	-10% $-582	-5% $-710	+0% $-838	+5% $-966	+10% $-1,094
Rent	-10% $-1,080	-5% $-959	+0% $-838	+5% $-717	+10% $-596
Rate	-1.0pp $-611	-0.5pp $-723	base $-838	+0.5pp $-955	+1.0pp $-1,074

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: $113,000
• Closing costs: $13,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 E Del Mar Blvd Pasadena, CA	2.0	1.0	795	$4,175	$5.25	0d	1	0.02mi
355 S Los Robles Ave #144 Pasadena, CA	1.0	1.0	675	$2,345	$3.47	45d	1	0.05mi
399 E Del Mar Blvd #103 Pasadena, CA	1.0	1.0	834	$4,500	$5.40	21d	1	0.09mi
381 Waldo Ave Unit 3811 Pasadena, CA	2.0	2.0	1050	$2,795	$2.66	4d	1	0.11mi
280 E Del Mar Blvd Pasadena, CA	1.0–3.0	1.0–2.0	995	$3,353	$3.37	1d	14	0.11mi
360 S Los Robles Ave #6 Pasadena, CA	2.0	2.0	1062	$3,300	$3.11	26d	1	0.12mi
400 S Marengo Ave Unit 4 Pasadena, CA	1.0	1.0	580	$1,900	$3.28	9d	1	0.15mi
325 Cordova St Pasadena, CA	1.0–2.0	1.0–2.0	827	$3,496	$4.22	1d	2	0.16mi
388 Cordova St #305 Pasadena, CA	1.0	2.0	1008	$4,200	$4.17	45d	1	0.16mi
271 E Bellevue Dr Pasadena, CA	1.0–2.0	1.0–2.0	874	$4,050	$4.63	3d	6	0.17mi
501 E Del Mar Blvd #113 Pasadena, CA	2.0	2.0	1081	$3,400	$3.15	15d	1	0.17mi
300 E Bellevue Dr Pasadena, CA	1.0–3.0	1.0–2.0	889	$3,544	$3.99	1d	17	0.18mi
178 S Euclid Ave #211 Pasadena, CA	2.0	2.0	1011	$4,500	$4.45	7d	1	0.19mi
255 S Oakland Ave Pasadena, CA	1.0	1.0	750	$2,195	$2.93	45d	1	0.19mi
275 Cordova St Pasadena, CA	1.0	1.0	700	$2,085	$2.98	45d	1	0.20mi
275 S Marengo Ave Pasadena, CA	1.0	1.0	685	$2,400	$3.50	45d	1	0.20mi
260 S Oakland Ave Apt 5 Pasadena, CA	1.0	1.0	600	$1,795	$2.99	26d	1	0.23mi
149 S Los Robles Ave Pasadena, CA	1.0	1.0	522	$2,950	$5.65	1d	4	0.23mi
355 S Madison Ave #320 Pasadena, CA	2.0	2.0	922	$2,895	$3.14	45d	1	0.24mi
355 S Madison Ave #320 Pasadena, CA	2.0	2.0	922	$2,895	$3.14	26d	1	0.24mi
220 S Oakland Ave Pasadena, CA	1.0	1.0	775	$2,495	$3.22	20d	1	0.25mi
520 S Los Robles Ave Unit 4 Pasadena, CA	1.0	1.0	700	$3,795	$5.42	26d	1	0.25mi
305 E California Blvd Pasadena, CA	1.0–2.0	1.0	721	$2,595	$3.60	15d	2	0.26mi
238 S Arroyo Pkwy Pasadena, CA	2.0	2.0	1042	$3,650	$3.50	45d	1	0.26mi
495 S Madison Ave Pasadena, CA	1.0	1.0	600	$2,095	$3.49	45d	2	0.30mi
420 S Madison Ave Pasadena, CA	1.0	2.0	1006	$2,900	$2.88	19d	1	0.30mi
265 S Arroyo Pkwy Pasadena, CA	2.0	1.0–2.0	1049	$3,890	$3.71	0d	20	0.31mi
350 E California Blvd Pasadena, CA	1.0–2.0	2.0	1250	$3,650	$2.92	6d	2	0.32mi
254 S Madison Ave Pasadena, CA	2.0	1.0	675	$2,895	$4.29	5d	3	0.32mi
375 E Green St Pasadena, CA	2.0	1.0–2.0	855	$4,529	$5.30	0d	15	0.32mi
529 S Madison Ave Pasadena, CA	1.0	1.0	750	$2,000	$2.67	19d	1	0.34mi
283 S El Molino Ave Apt 7 Pasadena, CA	1.0	1.0	1000	$2,795	$2.79	45d	1	0.34mi
415 S El Molino Ave Pasadena, CA	1.0	1.0	850	$2,350	$2.76	45d	1	0.34mi
465 S El Molino Ave Pasadena, CA	1.0	1.0	615	$2,195	$3.57	45d	1	0.34mi
158 S Madison Ave Pasadena, CA	1.0	1.0	700	$2,495	$3.56	26d	1	0.37mi
497 S El Molino Ave Pasadena, CA	2.0	2.0	999	$3,000	$3.00	8d	1	0.37mi
530 S Madison Ave Pasadena, CA	1.0	1.0	725	$2,200	$3.03	9d	2	0.37mi
244 S El Molino Ave Pasadena, CA	2.0	2.0	900	$2,572	$2.86	5d	2	0.40mi
267 S Oak Knoll Ave Pasadena, CA	1.0	1.0	525	$1,988	$3.79	6d	10	0.43mi
721 Cordova St Unit 9 Pasadena, CA	2.0	1.0	950	$2,595	$2.73	45d	1	0.46mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $452,000 Active 48 DOM
2. 2026-06-18
   days on market $452,000 Active 45 DOM
3. 2026-06-17
   days on market $452,000 Active 44 DOM
4. 2026-06-16
   days on market $452,000 Active 43 DOM
5. 2026-06-15
   days on market $452,000 Active 42 DOM
6. 2026-06-13
   days on market $452,000 Active 40 DOM
7. 2026-06-13
   days on market $452,000 Active 39 DOM
8. 2026-06-09
   days on market $452,000 Active 36 DOM
9. 2026-06-08
   days on market $452,000 Active 35 DOM
10. 2026-06-07
    days on market $452,000 Active 34 DOM
11. 2026-06-04
    days on market $452,000 Active 31 DOM
12. 2026-06-03
    days on market $452,000 Active 30 DOM
13. 2026-06-02
    days on market $452,000 Active 29 DOM
14. 2026-06-01
    days on market $452,000 Active 28 DOM
15. 2026-05-31
    price $452,000 Active 27 DOM
16. 2026-05-31
    days on market $457,900 Active 27 DOM
17. 2026-05-04
    listed $457,900 Active 710-char remark
18. 2026-04-29
    historical
19. 2026-04-10
    price $458,000
20. 2026-03-01
    listed $468,000 Active
21. 2026-02-28
    historical $2,450
22. 2026-01-13
    listed $2,450
23. 2025-12-12
    historical
24. 2025-08-28
    status Active
25. 2025-08-20
    listed $485,000 Active
26. 1999-07-07
    soldstatus $98,000
27. 1991-10-29
    soldstatus $115,000
28. 1989-10-27
    soldstatus $97,000
29. 1985-10-21
    soldstatus $63,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $3,435 · $286/mo
• Expected delta: +$1,373/yr (+$114/mo · 66.6%)

ⓘ 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 ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,720
• − Mortgage interest: −$25,319
• − Property taxes: −$2,062
• − Insurance: −$2,260
• − Repairs & maintenance: −$2,938
• − Management: −$2,938
• − HOA: −$6,300
• − Depreciation: −$13,149
• Taxable loss: −$18,246
• Est. tax savings @ 24.0%: +$4,379
• After-tax cash flow: $-5,679/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: Pasadena Unified
• NCES district ID: 0629940
• Math proficiency: 42% ▲ 7.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $73,762
• Composite: 45.82/100
• National rank: #2557
• State rank: #123 of 517 in CA

Livability — Pasadena

• Score: 72/100
• State rank: #181
• US rank: #5981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 151,001
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 21,165
• Household income: $87,813
• Rent vs Own: 84.8% rent · 15.2% own
• Severe rent burden: 2327.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 38% Hispanic / Latino 27% Asian 22% Two or more races 14% Black 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Slovak 1%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 19% Chinese 7% Other Indo-European 4%

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: ▲ 1.09%
• Current HPI: 376.3436
• Rent YoY: ▬ 0.02%
• 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

+617.5% since first listed

14 events — show timeline

• 2026-05-31 Price Changed $452,000 CRMLS
• 2026-05-04 Listed $457,900 CRMLS
• 2026-04-29 Listing Removed — CRMLS
• 2026-04-10 Price Changed $458,000 CRMLS
• 2026-03-01 Listed $468,000 CRMLS
• 2026-02-28 Rental Removed $2,450 CRMLS
• 2026-01-13 Listed for Rent $2,450 CRMLS
• 2025-12-12 Listing Removed — CRMLS
• 2025-08-28 Relisted — CRMLS
• 2025-08-20 Listed $485,000 CRMLS
• 1999-07-07 Sold (Public Records) $98,000 Public Records
• 1991-10-29 Sold (Public Records) $115,000 Public Records
• 1989-10-27 Sold (Public Records) $97,000 Public Records
• 1985-10-21 Sold (Public Records) $63,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,062 · +9.2% YoY. Source: county tax records.