12529 Avenue V-10 · Sun Village, CA 93553

$650,000

2 bd · 1.0 ba · 729 sqft · MultiFamily public records · 35 Days on market

Built 1952 0.82 ac lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Multi-family units

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

Exceptional 5-Unit Investment Opportunity! Rare chance to own a versatile income-producing property in a growing area with easy highway access. The front home features a 2 bed / 1 bath with a private backyard, ideal for an owner-occupant. Live in the front and offset your mortgage while generating income from the back units or divide the lot, sell the home, and keep the units for passive income - buyer to verify. The rear includes two duplexes with a separate entrance, offering added privacy and strong rental appeal. This well-maintained property shows pride of ownership and presents excellent rental income potential with upside. Perfect for investors or buyers looking to build wealth throu

Key facts

• 0.82 acre lot
• 5 parking spots
• Built 1952

Property features AI

Finance

• Financial info: Five rental units with listed rents: $1,100; $1,000; $700; $700; $700; Price per unit listed at $130,000; Gross rent multiplier listed

Exterior

• Parking: Five parking spaces total; Four assigned parking spaces
• Utilities: Individual electric available for units; Master electric charges paid by tenants; Water and water heater charges paid by tenants; Gas utilities paid by landlord
• Home design: Frame construction; Asphalt/rock roof
• Construction: Frame construction; Asphalt/rock roof
• Exterior features: Approximately 10-year-old roof; Approximately 35,719 sq. ft. lot; Zoned LCR3

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Contains five units: one 2-bedroom unit and four 1-bedroom units; Unit 12529 is a 2-bedroom (single-story); Other units are 1-bedroom (single-story)
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Central air / evaporator; Wall furnace
• Interior features: Income producing mult-unit property; Has alley access; Has fire sprinklers; Rent control in effect; Buyer to verify ADA compliance
• Laundry & utility: Individual electric meters available; Master electric paid by tenant; Water heater charges paid by tenant; Water (master) paid by tenant; Gas charges paid by landlord (individual and master)

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/5.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $9k ($110k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $650k).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 3.2% in Sun Village — 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 44/100 on livability (#1,344 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D+, schools F, crime F.
• Keppel Union Elementary (rural): math 23% / reading 33% proficiency, ranked #1,089 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $69k of equity ($4k loan paydown + $65k appreciation (10.0% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $182k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $650k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $630,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 2.54% ✓
• Cap rate: 23.16%
• Cash-on-cash: 60.23%
• DSCR: 3.68
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.4%
• Equity multiple: 6.14×
• Total profit: $935,676
• Equity at exit: $585,571

10-year hold

• IRR: 66.2%
• Equity multiple: 13.62×
• Total profit: $2,297,673
• Equity at exit: $1,262,807

Cash invested: $182,000 (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 93553

• Home prices YoY: 15.2%
• Active inventory: 97
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $16,500 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $9,135

Break-even live

Break-even rent $4,937

Max offer price $650,000

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	5	$16,500
Total (5 units)			$16,500

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12509 Avenue V-10 Unit V-10 Pearblossom, CA	2.0	1.0	736	$2,200	$2.99	1d	1	0.02mi
12307 Avenue V-10 Pearblossom, CA	2.0	1.0	700	$1,550	$2.21	1d	1	0.14mi
12307 East Avenue V Pearblossom, CA	2.0	1.0	700	$1,550	$2.21	1d	1	0.99mi

Listing history 11 events

1. 2026-06-13
   days on market $650,000 Active 35 DOM
2. 2026-06-09
   days on market $650,000 Active 32 DOM
3. 2026-06-08
   days on market $650,000 Active 31 DOM
4. 2026-06-07
   days on market $650,000 Active 30 DOM
5. 2026-06-04
   days on market $650,000 Active 27 DOM
6. 2026-06-03
   days on market $650,000 Active 26 DOM
7. 2026-06-02
   days on market $650,000 Active 25 DOM
8. 2026-06-01
   days on market $650,000 Active 24 DOM
9. 2026-05-31
   days on market $650,000 Active 23 DOM
10. 2026-04-30
    listed $650,000 Active
11. 2001-12-28
    soldstatus $75,000

ⓘ 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: $2,652 · $221/mo
• Projected year-2 tax: $4,940 · $412/mo
• Expected delta: +$2,288/yr (+$191/mo · 86.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 3 d/yr ≥98°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,000
• − Mortgage interest: −$36,410
• − Property taxes: −$2,652
• − Insurance: −$3,250
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − Depreciation: −$18,909
• Taxable income: $105,099
• Est. tax owed @ 24.0%: −$25,224
• After-tax cash flow: $84,391/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: Keppel Union Elementary
• NCES district ID: 0619440
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $48,099
• Composite: 27.26/100
• National rank: #12432
• State rank: #1089 of 1400 in CA

Livability — Sun Village

• Score: 44/100
• State rank: #1344
• US rank: #26817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,349

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 16% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Lithuanian 3% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▲ 50.60%
• Current HPI: 383.9938
• Rent YoY: —
• Metro: —
• 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

+766.7% since first listed

2 events — show timeline

• 2026-04-30 Listed $650,000 AVMLS
• 2001-12-28 Sold (Public Records) $75,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,652 · +16.8% YoY. Source: county tax records.