15925 Amar Rd · Valinda, CA 91744

$1,098,000

None bd · None ba · 16,517 sqft · MultiFamily · 690 Days on market

Built 2024 Poor condition 0.37 ac lot $66/sqft · 70% below area ↓ 32% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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 MLS

The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

Key facts

• 22 apartments
• 0.37 acre lot
• Garage

Tags

• 22 APARTMENTS
• PARKING ON GROUND LEVEL

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.10M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $30k ($364k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($48k rent vs $1.10M).
• Recommended offer: $966k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#790 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A+, housing A; Watch: schools D-, crime F, amenities F.
• Hacienda La Puente Unified (suburban): math 41% / reading 55% proficiency, ranked #443 of 1,400 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.2%/yr); 71 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 $47,957/mo this rent would consume 615% of the median local household income ($94k/yr) (locally 1299% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $307k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 690 days — a 12% lower offer ($966k) is reasonable based on typical stale-listing flexibility.

Recommended offer $966,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 690 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 4.37% ✓
• Cap rate: 39.41%
• Cash-on-cash: 118.26%
• DSCR: 6.26
• GRM: 1.9

CMA / ARV

• ARV (median comp): $3,652,359
• List price: $1,098,000
• Delta: -69.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.52×
• Total profit: $2,005,938
• Equity at exit: $163,715

10-year hold

• IRR: —
• Equity multiple: 18.53×
• Total profit: $5,387,984
• Equity at exit: $94,935

Cash invested: $307,440 (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 91744

• Rents YoY: 13.2%
• Active inventory: 71
• Price-to-rent: 42.0×

Monthly cashflow live

• Estimated rent: $47,957 high
• Mortgage (P&I): −$5,758
• Tax est. 1.5%: −$1,372 /mo · $16,470/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,071
• Net cashflow: $30,298

Break-even live

Break-even rent $9,605

Max offer price $1,098,000

Occupancy floor 32%

Sensitivity live

Price	-10% $31,057	-5% $30,677	+0% $30,298	+5% $29,919	+10% $29,539
Rent	-10% $26,509	-5% $28,404	+0% $30,298	+5% $32,192	+10% $34,087
Rate	-1.0pp $30,851	-0.5pp $30,577	base $30,298	+0.5pp $30,013	+1.0pp $29,724

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

Units	Beds	Baths	Est. rent
▸ 22× units	1	1	$47,960
Total (22 units)			$47,957

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: $274,500
• Closing costs: $32,940
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,098,000 Active 690 DOM
2. 2026-06-18
   days on market $1,098,000 Active 687 DOM
3. 2026-06-17
   days on market $1,098,000 Active 686 DOM
4. 2026-06-16
   days on market $1,098,000 Active 685 DOM
5. 2026-06-15
   days on market $1,098,000 Active 684 DOM
6. 2026-06-13
   days on market $1,098,000 Active 682 DOM
7. 2026-06-09
   days on market $1,098,000 Active 678 DOM
8. 2026-06-08
   days on market $1,098,000 Active 677 DOM
9. 2026-06-07
   days on market $1,098,000 Active 676 DOM
10. 2026-06-04
    days on market $1,098,000 Active 673 DOM
11. 2026-06-03
    days on market $1,098,000 Active 672 DOM
12. 2026-06-02
    days on market $1,098,000 Active 671 DOM
13. 2026-06-01
    days on market $1,098,000 Active 670 DOM
14. 2026-05-31
    days on market $1,098,000 Active 669 DOM
15. 2025-10-23
    price $1,098,000 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

16. 2025-05-25
    price $1,198,000 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

17. 2024-12-18
    price $1,198,999 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

18. 2024-10-13
    price $1,298,999 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

19. 2024-10-12
    price $1,299,000 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

20. 2024-09-17
    price $1,299,888 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

21. 2024-09-10
    price $1,499,888 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

22. 2024-07-31
    listed $1,620,000 Active 347-char remark

    Show marketing remark (347 chars)

    The project consists of 22 apartments in a Metro-designated area. The ground level features parking, while the 2nd and 3rd floors house the apartment units. 15923 Amar Rd is included in the sale price, APN #8252-004-039. This will be a prime development in the heart of Los Angeles County. Building size and project is in the proposal stages only.

ⓘ 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: $575,484
• − Mortgage interest: −$61,505
• − Property taxes: −$16,470
• − Insurance: −$5,490
• − Repairs & maintenance: −$46,039
• − Management: −$46,039
• − Depreciation: −$31,942
• Taxable income: $368,000
• Est. tax owed @ 24.0%: −$88,320
• After-tax cash flow: $275,256/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.

Condition & rehab AI · 9 photos

Poor 20/100 Gut rehab

This multi-family property is in the proposal stages and requires extensive renovations to bring it to market-ready condition.

Repairs flagged

• Major Kitchen — No photos of the kitchen are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major Bathrooms — No photos of the bathrooms are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major Exterior — No photos of the exterior are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major Flooring — No photos of the flooring are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major Interior walls/paint — No photos of the interior walls/paint are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals are provided, but the project is in the proposal stages only, indicating significant work is needed.
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal are provided, but the project is in the proposal stages only, indicating significant work is needed.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen is essential for resale value.
• Resale Bathroom renovation — Up-to-date bathrooms are crucial for resale value.
• Both Exterior updates — Aesthetic improvements can enhance both resale and rental appeal.
• Both Flooring replacement — New flooring can significantly improve the home's appearance and functionality.
• Both Interior wall and paint updates — Fresh paint and updated walls can make the space more inviting and modern.
• Both HVAC/mechanical upgrades — Modern, energy-efficient HVAC systems can improve comfort and reduce utility costs.
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Exterior · No photos of the exterior are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Flooring · No photos of the flooring are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal are provided, but the project is in the proposal stages only, indicating significant work is needed.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen is essential for resale value. ↑
• Resale Bathroom renovation — Up-to-date bathrooms are crucial for resale value. ↑
• Both Exterior updates — Aesthetic improvements can enhance both resale and rental appeal. ↑
• Both Flooring replacement — New flooring can significantly improve the home's appearance and functionality. ↑
• Both Interior wall and paint updates — Fresh paint and updated walls can make the space more inviting and modern. ↑
• Both HVAC/mechanical upgrades — Modern, energy-efficient HVAC systems can improve comfort and reduce utility costs. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hacienda La Puente Unified
• NCES district ID: 0616325
• Math proficiency: 41% ▲ 2.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $67,275
• Composite: 44.85/100
• National rank: #5921
• State rank: #443 of 1400 in CA

Livability — Valinda

• Score: 56/100
• State rank: #790
• US rank: #22639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valinda, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% Tagalog/Filipino 3%

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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

-32.2% since first listed

8 events — show timeline

• 2025-10-23 Price Changed $1,098,000 CRMLS
• 2025-05-25 Price Changed $1,198,000 CRMLS
• 2024-12-18 Price Changed $1,198,999 CRMLS
• 2024-10-13 Price Changed $1,298,999 CRMLS
• 2024-10-12 Price Changed $1,299,000 CRMLS
• 2024-09-17 Price Changed $1,299,888 CRMLS
• 2024-09-10 Price Changed $1,499,888 CRMLS
• 2024-07-31 Listed $1,620,000 CRMLS