12749 Norwalk Blvd #204 · Norwalk, CA 90650

$279,900

None bd · 1.0 ba · 685 sqft · Condo · 10 Days on market

Built 1962 Good condition

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Condo has a private restroom, 2 offices, 3 work stations, reception space with storage, 24 hour access, fenced lot, security system, signage, and wheelchair accessible. Owner financing available call [phone]

Key facts

• Reception space
• Security system
• 2 offices

Tags

• PRIVATE RESTROOM
• 2 OFFICES
• 3 WORK STATIONS
• RECEPTION SPACE
• FENCED LOT
• SECURITY SYSTEM

Property features AI

Finance

• Other: Property is lender owned / REO
• Financial info: Tenant pays: air conditioning/heat maintenance, gas, association dues, electric, cable TV, and insurance; Gross income reported as $0 (multi-unit info); Vacancy rate shown as 1%; Rent example (Unit 1): $1,500 actual/projected
• HOA & community: 15 units in the complex

Exterior

• Parking: Total of 74 parking spaces; No garage
• Security: Smoke detectors; Prewired for alarm system; Alarm system present
• Utilities: Public/district water; Sewer: other
• Home design: Residential income property; Two-level building (2 total floors)
• Construction: Land lease (lease expires 2026)
• Exterior features: Attached buildings (common walls); No additional exterior structures

Interior

• Bedrooms: Unit example: studio/efficiency (0 bedrooms listed for Unit 1)
• Bathrooms: Unit example: 1 bathroom (Unit 1)
• Heating & cooling: Central heating; Air conditioning
• Interior features: Ground-level entry with steps; Office; Additional versatile room (other room); Alarm system and phone system installed; Prewired for alarm system; Smoke detector

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (18.8% below list).
• Recommended offer: $227k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.7% in Norwalk — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing B+; Watch: schools D+, crime D+, health & safety D+.
• Norwalk-La Mirada Unified (suburban): math 28% / reading 61% proficiency, ranked #177 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 72 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $227,256 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 D 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-49,748
• Equity at exit: $41,734

10-year hold

• IRR: -6.6%
• Equity multiple: 0.54×
• Total profit: $-35,696
• Equity at exit: $24,201

Cash invested: $78,372 (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 90650

• Rents YoY: 4.9%
• Active inventory: 72
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-139

Break-even live

Break-even rent $2,449

Max offer price $259,786

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12809 Kalnor Ave Norwalk, CA	1.0	1.0	640	$1,925	$3.01	43d	1	0.15mi
12634 Kalnor Ave Unit 13 Norwalk, CA	2.0	1.0	700	$2,600	$3.71	7d	1	0.15mi
12634 Kalnor Ave Norwalk, CA	1.0	1.0	700	$2,095	$2.99	43d	1	0.15mi
12016 Imperial Hwy Norwalk, CA	1.0	1.0	525	$2,050	$3.90	7d	1	0.26mi
11872 Sproul St Apt E Norwalk, CA	1.0	1.0	520	$1,800	$3.46	15d	1	0.40mi
13613 Silverbow Ave Norwalk, CA	1.0	1.0	700	$1,900	$2.71	43d	1	0.53mi
11615 Firestone Blvd Norwalk, CA	1.0–3.0	1.0–2.0	880	$2,650	$3.01	2d	6	0.72mi
13420 Harvest Ave Norwalk, CA	1.0	1.0	365	$1,800	$4.93	7d	1	1.12mi
14339 Flallon Ave Norwalk, CA	1.0	1.0	720	$2,000	$2.78	15d	1	1.15mi
14505 Alburtis Ave Norwalk, CA	2.0	1.0	750	$2,300	$3.07	12d	1	1.21mi
13187 Splendora Ave Unit 13185 Whittier, CA	1.0	1.0	450	$1,650	$3.67	1d	1	1.31mi
13114 Liggett St Norwalk, CA	1.0	1.0	499	$2,200	$4.41	43d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $279,900 Active 10 DOM
2. 2026-06-17
   days on market $279,900 Active 9 DOM
3. 2026-06-16
   days on market $279,900 Active 8 DOM
4. 2026-06-15
   days on market $279,900 Active 7 DOM
5. 2026-06-13
   days on market $279,900 Active 5 DOM
6. 2026-06-13
   days on market $279,900 Active 4 DOM
7. 2026-06-09
   remarks 217-char remark
8. 2026-06-09
   listed $279,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,271
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$8,143
• Taxable loss: −$6,512
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-105/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 · 13 photos

Good 75/100 Cosmetic rehab

The property is in good condition with minimal repairs needed. Painting the exterior and maintaining the common areas can significantly increase its value.

Value-add opportunities

• Both Paint the exterior walls — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Clean the common areas — A clean and well-maintained common area can attract more tenants and buyers.
• Both Inspect and clean the HVAC system — A clean and functioning HVAC system can improve comfort and reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Clean the common areas — A clean and well-maintained common area can attract more tenants and buyers. ↑
• Both Inspect and clean the HVAC system — A clean and functioning HVAC system can improve comfort and reduce energy costs. ↑

ⓘ 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: Norwalk-La Mirada Unified
• NCES district ID: 0627690
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 61% ▲ 14.00%
• Median HH income: $65,950
• Composite: 39.62/100
• National rank: #3919
• State rank: #177 of 517 in CA

Livability — Norwalk

• Score: 68/100
• State rank: #282
• US rank: #9427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwalk, CA
• County: Los Angeles County · 9,444,647 people
• City population: 99,900
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 99,900
• Household income: $100,085
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2608.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 17% Asian 13% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Foreign-born: 33% · Canada, South Korea, Vietnam
• Languages at home: 37% English-only · Spanish 51% Tagalog/Filipino 5% Other Asian/Pacific 2%

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: ▼ -1018.98%
• Current HPI: 444.1097
• Rent YoY: ▲ 4.90%
• 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

1 event — show timeline

• 2026-06-05 Listed $279,900 TheMLS