15925 Amar Rd

Valinda, CA 91744

$1,098,000D+

None bd · None ba · 16,517 sqft · Built 2024 · MultiFamily · Active · 690 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $47,957/mo
• Mortgage (P&I): −$5,758
• Tax + insurance: −$1,830
• HOA: −$0
• Vac / Maint / Mgmt: −$10,071
• Net cashflow: $30,298/mo
• Annual: $363,576/yr
• Cap rate: 39.41%
• Cash-on-cash: 118.26%
• DSCR: 6.26
• 1% rule: 4.37%
• Cash to close: $307,440

Investor read

• This is a multifamily listed at $1.10M. Condition is rated poor.
• 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).
• It's been on market 690 days — a 12% lower offer ($966k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $966k (12.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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.