1017 W 95th St · Westmont, CA 90044

$1,500,000

18 bd · 9.0 ba · 7,450 sqft · MultiFamily public records · 2 Days on market

Built 1967 9,228 sqft lot Est $1162k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 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

We are pleased to present 1017 W 95th Street, a well-positioned multifamily investment opportunity in South Los Angeles. The property sits on a 9,228 SF parcel and contains 7,450 SF of building area, comprising a 9-unit multifamily building with a strong in-place income profile and immediate operational upside. The unit mix consists of (1) 1Bed+1Bath and (8) 2Bed+1Bath units, providing a tenant-friendly configuration well-suited to the surrounding residential demand base. On-site parking includes 9 dedicated spaces 4 tuck-under and 5 carport a meaningful amenity in this submarket that supports both tenant retention and rental competitiveness. The property generates an attractive stabilize

Key facts

• Operational upside
• On site parking
• Dedicated spaces

Tags

• 9 UNIT MULTIFAMILY BUILDING
• ON SITE PARKING
• DEDICATED SPACES
• STRONG IN PLACE INCOME PROFILE
• OPERATIONAL UPSIDE
• TENANT FRIENDLY CONFIGURATION

Property features AI

Finance

• Other: One building on the lot
• Financial info: Actual annual gross rent: $172,104; Actual gross annual income reported: $163,862; Gross operating income: $163,862; Net operating income: $93,415; Total annual expenses: $70,447; Cap rate: 6.23%; Gross rent multiplier: 8.7; Vacancy rate: 2%; Income reported as Actual
• HOA & community: Complex consists of 9 total units

Exterior

• Parking: Total of 9 parking spaces; No garage
• Security: No security details provided
• Utilities: No specific utility details provided
• Home design: Residential income property; Two-level building (2 total floors)
• Construction: No construction material, foundation, or roof details provided; Year built not provided
• Exterior features: No other structures on the property; Lot zoning: LCR320U*

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One 1-bedroom unit; Eight 2-bedroom units
• Flooring: No flooring details provided
• Bathrooms: One bathroom in the 1-bedroom unit; One bathroom in each 2-bedroom unit
• Heating & cooling: No heating; No cooling
• Interior features: Apartments (multi-unit residential income property)
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 8×2bd/1.0ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $746/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.50M).
• Cap rate 11.7% vs local median 3.6% in Westmont — 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 59/100 on livability (#625 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, commute A+, housing B; Watch: crime F, amenities F, employment D-.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.5%/yr); 172 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,441/mo this rent would consume 460% of the median local household income ($53k/yr) (locally 7490% 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 $10k of loan paydown is wiped out by about $45k 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 + 0.0% rent growth), your $420k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $300k; list at $1.50M implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,500,000

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 1967 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $1,162,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1036 W 95th	0.06mi	18/9.0	7,568 (+2%)	1mo	$1,180,000	$156	94

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.30×
• Total profit: $124,478
• Equity at exit: $223,655

10-year hold

• IRR: 14.5%
• Equity multiple: 2.02×
• Total profit: $426,556
• Equity at exit: $129,693

Cash invested: $420,000 (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 90044

• Rents YoY: -2.5%
• Active inventory: 172
• Price-to-rent: 59.6×

Monthly cashflow live

• Estimated rent: $20,441 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$942 /mo · $11,301/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,293
• Net cashflow: $6,715

Break-even live

Break-even rent $11,940

Max offer price $1,500,000

Occupancy floor 62%

Sensitivity live

Price	-10% $7,565	-5% $7,140	+0% $6,715	+5% $6,291	+10% $5,866
Rent	-10% $5,101	-5% $5,908	+0% $6,715	+5% $7,523	+10% $8,330
Rate	-1.0pp $7,471	-0.5pp $7,097	base $6,715	+0.5pp $6,327	+1.0pp $5,931

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,099
▸ 8× units	2	1	$18,344
Total (9 units)			$20,441

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $1,500,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $1,500,000 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: $11,301 · $942/mo
• Projected year-2 tax: $11,400 · $950/mo
• Expected delta: +$99/yr (+$8/mo · 0.9%)

ⓘ 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 5/10 Major 7 d/yr ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $245,292
• − Mortgage interest: −$84,023
• − Property taxes: −$11,301
• − Insurance: −$7,500
• − Repairs & maintenance: −$19,623
• − Management: −$19,623
• − Depreciation: −$43,636
• Taxable income: $59,585
• Est. tax owed @ 24.0%: −$14,300
• After-tax cash flow: $66,285/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Westmont

• Score: 59/100
• State rank: #625
• US rank: #19861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, CA
• County: Los Angeles County · 9,444,647 people
• City population: 95,859
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+400.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $1,500,000 TheMLS
• 2001-07-20 Sold (Public Records) $300,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $11,301 · +12.2% YoY. Source: county tax records.