12940 Prairie Ave · Hawthorne, CA 90250

$1,099,000

20 bd · 20.0 ba · 3,280 sqft · MultiFamily · 236 Days on market

Built 1962 3,450 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• 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: 4 units. confirmed

Listing remarks

Income-Producing Opportunity in the South Bay – Upside Potential Investor opportunity at 12940 Prairie Ave – a solid income-producing property in a prime South Bay location. The building was originally built as mixed-use but has long since been converted to all residential, creating a versatile 4-unit property with an additional studio unit that adds extra income potential. The property currently includes (1) 2-bed/1-bath unit and (3) 1-bed/1-bath units, plus a bonus unpermitted studio, giving investors five income streams. Current rents are slightly below market, leaving room for future increases and improved cash flow. Ownership has already taken care of several key upgrade

Key facts

• Roof resurfaced
• 3,450 sq ft lot
• 3 parking spots

Tags

• ASSIGNED PARKING SPOTS
• ROOF RESURFACED
• MINUTES FROM THE BEACH CITIES
• PROXIMITY TO KEY EMPLOYERS

Property features AI

Finance

• Other: Property contains 4 units across 2 buildings; Total building area reported: 3,280 (units not specified); Three units currently leased; Tenant pays: none listed (see remarks)
• Financial info: Total actual rent reported: $95,580; Gross scheduled income: $95,580; Net operating income: $81,750; Operating expenses: $13,830 (includes electric, water/sewer, insurance, trash, fuel); Electric expense: $2,240; Water & sewer expense: $2,280; Insurance expense: $3,590; Trash expense: $3,100; Fuel expense: $1,830; Pest control expense: $790
• HOA & community: Urban community

Exterior

• Parking: Assigned parking; Carport with 2 carport spaces; Driveway parking; Total of 3 parking spaces (plus 1 uncovered space)
• Utilities: Public sewer; District / public water; Separate gas and electric meters for units (3 each); One separate water meter
• Home design: Attached community apartment; Two-story building; Flat roof
• Construction: Stucco construction; Concrete slab foundation
• Exterior features: Block wall fencing; Rectangular lot shape; Energy-efficient windows

Interior

• Bedrooms: One unit with 2 bedrooms; Three units with 1 bedroom each
• Bathrooms: Four units each with 1 full bathroom
• Interior features: Ground-level entry; Two levels; Double-pane windows
• Laundry & utility: No on-site laundry (none listed)

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/5.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $492/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).
• Recommended offer: $967k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.0% in Hawthorne — 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 (#597 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: crime F, cost of living F, health & safety F.
• Hawthorne (suburban): math 38% / reading 47% proficiency, ranked #673 of 1,400 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/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 $12,107/mo this rent would consume 185% of the median local household income ($78k/yr) (locally 6620% 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 $33k 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 236 days — a 12% lower offer ($967k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 30y ago; this cycle's ask is 60956% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $967,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1962 — 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. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-65,833
• Equity at exit: $163,864

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $51,278
• Equity at exit: $95,021

Cash invested: $307,720 (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 90250

• Rents YoY: 1.9%
• Active inventory: 96
• Price-to-rent: 30.3×

Monthly cashflow live

• Estimated rent: $12,107 medium
• Mortgage (P&I): −$5,763
• Tax est. 1.5%: −$1,374 /mo · $16,485/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,542
• Net cashflow: $1,970

Break-even live

Break-even rent $9,614

Max offer price $1,099,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	5	$12,108
Total (4 units)			$12,107

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-07
   days on market $1,099,000 Active 236 DOM
2. 2026-06-04
   days on market $1,099,000 Active 233 DOM
3. 2026-06-03
   days on market $1,099,000 Active 232 DOM
4. 2026-06-02
   days on market $1,099,000 Active 231 DOM
5. 2026-06-01
   days on market $1,099,000 Active 230 DOM
6. 2026-05-31
   days on market $1,099,000 Active 229 DOM
7. 2026-05-27
   status Active
8. 2026-05-26
   listed $1,800
9. 2026-05-04
   status Active
10. 2026-03-16
    status Active
11. 2026-01-13
    status Active
12. 2025-12-03
    status Active
13. 2025-11-08
    status Active
14. 2025-11-07
    price $1,099,000
15. 2025-11-05
    price $1,219,500
16. 2025-09-26
    status Active
17. 2025-09-19
    status Active
18. 2025-08-18
    listed $1,225,000 Active
19. 2017-02-24
    historical
20. 2017-02-24
    historical
21. 2016-08-26
    listed $630,000 Active
22. 2016-08-23
    listed $630,000
23. 2014-05-31
    historical
24. 2014-03-06
    listed $499,000 Active
25. 2014-02-28
    historical
26. 2013-11-28
    listed $544,900 Active
27. 2002-01-22
    historical
28. 2001-10-22
    listed $260,000
29. 1999-01-30
    historical
30. 1998-10-31
    listed $254,000
31. 1996-12-21
    historical
32. 1996-05-21
    listed $269,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $145,284
• − Mortgage interest: −$61,561
• − Property taxes: −$16,485
• − Insurance: −$5,495
• − Repairs & maintenance: −$11,623
• − Management: −$11,623
• − Depreciation: −$31,971
• Taxable income: $6,527
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $22,069/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: Hawthorne
• NCES district ID: 0616680
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $42,657
• Composite: 38.17/100
• National rank: #8589
• State rank: #673 of 1400 in CA

Livability — Hawthorne

• Score: 60/100
• State rank: #597
• US rank: #19278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 93,826
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 93,826
• Household income: $78,331
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 6620.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Black 23% Two or more races 20% White 11% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 46% Other Indo-European 2% Tagalog/Filipino 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: ▼ -948.55%
• Current HPI: 409.3796
• Rent YoY: ▲ 1.89%
• 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

-99.3% since first listed

26 events — show timeline

• 2026-05-27 Relisted — CRMLS
• 2026-05-26 Listed for Rent $1,800 APPFOLIO
• 2026-05-04 Relisted — CRMLS
• 2026-03-16 Relisted — CRMLS
• 2026-01-13 Relisted — CRMLS
• 2025-12-03 Relisted — CRMLS
• 2025-11-08 Relisted — CRMLS
• 2025-11-07 Price Changed $1,099,000 CRMLS
• 2025-11-05 Price Changed $1,219,500 CRMLS
• 2025-09-26 Relisted — CRMLS
• 2025-09-19 Relisted — CRMLS
• 2025-08-18 Listed $1,225,000 CRMLS
• 2017-02-24 Listing Removed — SDMLS
• 2017-02-24 Listing Removed — CRMLS
• 2016-08-26 Listed $630,000 CRMLS
• 2016-08-23 Listed $630,000 SDMLS
• 2014-05-31 Listing Removed — CRMLS
• 2014-03-06 Listed $499,000 CRMLS
• 2014-02-28 Listing Removed — CRMLS
• 2013-11-28 Listed $544,900 CRMLS
• 2002-01-22 Listing Removed — CRMLS
• 2001-10-22 Listed $260,000 CRMLS
• 1999-01-30 Listing Removed — CRMLS
• 1998-10-31 Listed $254,000 CRMLS
• 1996-12-21 Listing Removed — CRMLS
• 1996-05-21 Listed $269,000 CRMLS