63 S Daisy · Pasadena, CA 91107

$2,180,000

4 bd · 4.0 ba · 1,975 sqft · MultiFamily public records · 19 Days on market

Built 1960 9,508 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 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: 7 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

Pride-of-Ownership 7-Unit Multifamily in Lamanda Park Area, Beautifully Maintained Apartment in an Excellent Location, Excellent Demographics (±$172k) – Walkscore 90, New Roofs, New Exterior Paint, and Other Recent Capital Improvements, Mature SFR Neighborhood, First Time for Sale Since 2009, Clear ADUs Upside. 63-67 S Daisy Ave, a pride-of-ownership 7-unit multifamily gem in Pasadena's Lamanda Park neighborhood. This property represents a rare "Value-Add" play in a Class-A location, offering an actual over 5% CAP rate with significant potential for further appreciation through rental increases, ADU development and long-term improvements. This garden-style asset sits

Key facts

• Garden style asset
• New roofs
• 7 unit multifamily

Tags

• 7 UNIT MULTIFAMILY
• NEW ROOFS
• NEW EXTERIOR PAINT
• GARDEN STYLE ASSET
• WALK SCORE 90
• PRIVATE PATIO

Property features AI

Finance

• Other: Total building area reported as 4,055; Two buildings on the parcel; Seven total units, six currently leased; Separate meters: 1 water meter, 7 gas meters, 8 electric meters; Seven units have ranges and disposals; seven wall AC units noted
• Financial info: Rent control applies; Tenants pay gas and electricity
• HOA & community: Community features: valley setting, suburban

Exterior

• Parking: Total of 8 parking spaces; Attached garages (multiple spaces); 6 garage spaces noted; 1 covered carport space; 1 uncovered space; Assigned parking and direct garage access
• Security: Gated community; Smoke and carbon monoxide detectors
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected (standard); Cable and telephone available; Sewer connected, water connected
• Home design: Attached community apartment; Two stories; Property faces east; Repairs cosmetic and updated/remodeled
• Construction: Year built per assessor; Attached construction with 2+ common walls
• Exterior features: Shingle roof; No pool; Level/rectangular lot; Near public transit; Lot estimated 6,500–9,999 sq ft

Interior

• Kitchen: Gas range; Water heater unit; Ranges and disposals present in most units
• Bedrooms: One 1-bedroom unit (attached garage); One 2-bedroom unit (attached garage); Total of seven residential units
• Flooring: Vinyl; Carpet; Wood; Laminate
• Bathrooms: Units include full bathrooms (several 1-bath units)
• Heating & cooling: Central furnace; Wall heaters; Wall/window air conditioning units
• Interior features: Two levels; Entry on level 1; Carbon monoxide and smoke detectors; Gated community
• Laundry & utility: Washer and dryer included; Washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 7 × 8-bed/7.0-bath units multifamily listed at $2.18M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $778/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $2.18M).
• Recommended offer: $2.15M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: schools D+, health & safety D+, crime 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.
• Market conditions: Rents flat; 75 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $23,827/mo this rent would consume 226% of the median local household income ($126k/yr) (locally 1405% 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 $15k of loan paydown is wiped out by about $65k 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 19 days — a 2% lower offer ($2.15M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $800k; list at $2.18M implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,147,300 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $1,157,350
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Morningside	0.19mi	5/3.0 (+1)	2,217 (+12%)	0mo	$1,300,000	$586	61
63 Eloise Ave	0.43mi	4/2.0	1,872 (-5%)	18mo	$850,000	$454	48
101 S Sunnyslope Ave	0.16mi	3/3.0 (-1)	1,716 (-13%)	20mo	$1,120,000	$653	46
55 Eloise Ave	0.42mi	4/3.0	2,244 (+14%)	18mo	$835,000	$372	39
308 S Santa Anita Ave	0.41mi	5/3.0 (+1)	2,230 (+13%)	15mo	$1,470,000	$659	38

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-57,224
• Equity at exit: $325,045

10-year hold

• IRR: 4.8%
• Equity multiple: 1.32×
• Total profit: $197,264
• Equity at exit: $188,487

Cash invested: $610,400 (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 91107

• Rents YoY: 0.9%
• Active inventory: 75
• Price-to-rent: 53.4×

Monthly cashflow live

• Estimated rent: $23,827 medium
• Mortgage (P&I): −$11,432
• Tax from tax record: −$1,039 /mo · $12,470/yr
• Insurance: −$908
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,004
• Net cashflow: $5,444

Break-even live

Break-even rent $16,936

Max offer price $2,180,000

Occupancy floor 72%

Sensitivity live

Price	-10% $6,678	-5% $6,061	+0% $5,444	+5% $4,827	+10% $4,210
Rent	-10% $3,561	-5% $4,503	+0% $5,444	+5% $6,385	+10% $7,326
Rate	-1.0pp $6,542	-0.5pp $5,998	base $5,444	+0.5pp $4,879	+1.0pp $4,304

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

Units	Beds	Baths	Est. rent
▸ 7× units	8	7	$23,828
Total (7 units)			$23,827

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: $545,000
• Closing costs: $65,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Eastern Ave Unit B Pasadena, CA	3.0	2.0	1300	$2,865	$2.20	44d	1	0.10mi
58 S Altadena Dr Pasadena, CA	3.0	3.0	1610	$4,200	$2.61	44d	1	0.31mi
75 Eloise Ave Pasadena, CA	3.0	1.5	1500	$3,750	$2.50	44d	1	0.44mi
158 S Sierra Madre Blvd #4 Pasadena, CA	3.0	3.0	1570	$4,400	$2.80	5d	1	0.49mi
425 San Palo Pl Pasadena, CA	3.0	2.5	2339	$5,350	$2.29	0d	1	0.50mi
475 Castano Ave Pasadena, CA	3.0	2.0	1800	$6,500	$3.61	12d	1	0.68mi
3533 Brandon St Pasadena, CA	3.0	3.0	1770	$4,500	$2.54	25d	1	0.84mi
3533 Brandon St Pasadena, CA	3.0	3.0	1770	$4,850	$2.74	20d	1	0.84mi
3547 E Green St Unit A Pasadena, CA	3.0	2.0	1225	$3,250	$2.65	44d	1	0.87mi
3547 E Green St Unit A Pasadena, CA	3.0	2.0	1225	$3,250	$2.65	17d	1	0.87mi
247 N Oak Ave Pasadena, CA	3.0	2.0	1600	$4,500	$2.81	44d	1	0.94mi
3280 Orlando Rd Pasadena, CA	3.0	2.0	1464	$5,400	$3.69	25d	1	1.01mi
1946 Corson St Pasadena, CA	3.0	2.0	1540	$4,998	$3.25	44d	1	1.09mi
475 Cliff Dr Pasadena, CA	3.0	3.0	2007	$5,500	$2.74	19d	1	1.12mi
109 N Parkwood Ave Unit B Pasadena, CA	3.0	2.5	1528	$5,400	$3.53	44d	1	1.13mi
45 N Meridith Ave Pasadena, CA	4.0	2.0	1618	$4,495	$2.78	44d	1	1.26mi
71 N Bonnie Ave #2 Pasadena, CA	3.0	3.0	1910	$4,500	$2.36	44d	1	1.33mi
2764 Heritage Dr Pasadena, CA	3.0	2.5	1660	$5,250	$3.16	44d	1	1.38mi
5 Carol Pine Ln Arcadia, CA	4.0	3.0	2258	$5,750	$2.55	20d	1	1.41mi
3815 Mayfair Dr Pasadena, CA	3.0	2.0	1750	$5,495	$3.14	44d	1	1.41mi
1570 Locust St Pasadena, CA	3.0	2.0	2331	$3,750	$1.61	44d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $2,180,000 Active 19 DOM
2. 2026-06-18
   days on market $2,180,000 Active 16 DOM
3. 2026-06-17
   days on market $2,180,000 Active 15 DOM
4. 2026-06-16
   days on market $2,180,000 Active 14 DOM
5. 2026-06-15
   days on market $2,180,000 Active 13 DOM
6. 2026-06-13
   days on market $2,180,000 Active 11 DOM
7. 2026-06-13
   days on market $2,180,000 Active 10 DOM
8. 2026-06-09
   days on market $2,180,000 Active 7 DOM
9. 2026-06-08
   days on market $2,180,000 Active 6 DOM
10. 2026-06-07
    days on market $2,180,000 Active 5 DOM
11. 2026-06-04
    days on market $2,180,000 Active 2 DOM
12. 2026-06-03
    remarks 676-char remark
13. 2026-06-03
    listed $2,180,000 Active 1 DOM

ⓘ 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: $12,470 · $1,039/mo
• Projected year-2 tax: $16,568 · $1,381/mo
• Expected delta: +$4,098/yr (+$341/mo · 32.9%)

ⓘ 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 ≥98°F today · 20 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: $285,924
• − Mortgage interest: −$122,114
• − Property taxes: −$12,470
• − Insurance: −$10,900
• − Repairs & maintenance: −$22,874
• − Management: −$22,874
• − Depreciation: −$63,418
• Taxable income: $31,274
• Est. tax owed @ 24.0%: −$7,506
• After-tax cash flow: $57,818/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): 32,316
• Household income: $126,449
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1405.0

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 0.72)
• Race & ethnicity: White 36% Hispanic / Latino 29% Asian 25% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 20% Chinese 11% Other Indo-European 6%

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: ▼ -1323.50%
• Current HPI: 402.9933
• Rent YoY: ▲ 0.87%
• 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

+2806.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $2,180,000 CRMLS
• 2009-03-04 Sold (Public Records) $800,000 Public Records
• 1976-07-22 Sold (Public Records) $75,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $12,470 · +5.6% YoY. Source: county tax records.