6048 King Ave · Maywood, CA 90270

$1,795,000

15 bd · 7.0 ba · 6,294 sqft · MultiFamily public records · 73 Days on market

Built 1964 9,173 sqft lot $285/sqft · at area comps Est $1866k · at est.

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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 +23.3/30.0
• ARV discount +9.2/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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 MLS

6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

Key facts

• 9,173 sq ft lot
• 6 parking spots
• Built 1964

Tags

• 7-UNIT APARTMENT BUILDING
• DETACHED CARPORT PARKING
• ON-SITE LAUNDRY FACILITIES
• RECENTLY PAINTED EXTERIOR

What this means for you Summary

Snapshot

• This is a 6×2bd/1.0ba + 1×3bd/1.5ba units multifamily listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $468/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.79M).
• Recommended offer: $1.69M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#948 in CA) — a working-class tenant base; expect higher turnover. Watch: schools D-, crime F, amenities F.
• 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: 14 active listings in the ZIP; 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 $12k of loan paydown is wiped out by about $54k 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

• It's been on market 73 days — a 6% lower offer ($1.69M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $155k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $470k; list at $1.79M implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,687,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,865,553
• List price: $1,795,000
• Delta: -3.78%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6703 Vinevale Ave	0.63mi	14/9.0 (-1)	7,194 (+14%)	20mo	$2,435,000	$338	17

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-82,598
• Equity at exit: $267,640

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $194,869
• Equity at exit: $155,199

Cash invested: $502,600 (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 90270

• Active inventory: 14
• Price-to-rent: 57.7×

Monthly cashflow live

• Estimated rent: $18,255 high
• Mortgage (P&I): −$9,413
• Tax from tax record: −$982 /mo · $11,790/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,834
• Net cashflow: $3,278

Break-even live

Break-even rent $14,106

Max offer price $1,795,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$15,546
1× unit	3	1.5	$2,711
Total (7 units)			$18,255

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-19
   status Pending 776-char remark

   Show marketing remark (776 chars)

   6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

2. 2026-05-03
   status Active 776-char remark

   Show marketing remark (776 chars)

   6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

3. 2026-04-07
   historical Backup Offers Accepted 776-char remark

   Show marketing remark (776 chars)

   6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

4. 2026-03-31
   price $1,795,000 776-char remark

   Show marketing remark (776 chars)

   6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

5. 2026-03-06
   listed $1,950,000 Active 776-char remark

   Show marketing remark (776 chars)

   6048 King Avenue is a 7-unit apartment building located in the City of Maywood. Built in 1964, the property sits on a 9,173 square foot lot and contains approximately 6,294 square feet of building space. The building features a strong unit mix of one 3-bedroom/ 1.5-bath unit (currently utilized as a 4-bedroom without permits) and six 2-bedroom / 1-bath units, offering larger bedroom-count units than the one-bedroom dominated inventory common in many small apartment buildings. The offering is priced at $1,795,000 and operates at a 6.12% cap rate and 9.99 GRM based on current income. The property also includes detached carport parking, on-site laundry facilities, and a recently painted exterior, making it a well-maintained asset in a high-demand Maywood rental market.

6. 2003-04-25
   soldstatus $470,000 202-char remark

   Show marketing remark (202 chars)

   $$$EARNER. XLT LOC N NBRHD, SURROUNDED BY SINGLE FAMILY HMS. NEW ROOF. ROOF, NEW EXTERIOR PAINT. NEW CARPORTS. MOST TENANTS ARE LONG TERM. RENTS ARE ACTUAL. . ALL SERVICES RESERVED. SLRS RETIRING. HURRY

7. 2003-04-25
   soldstatus $470,000

   Show marketing remark (202 chars)

   $$$EARNER. XLT LOC N NBRHD, SURROUNDED BY SINGLE FAMILY HMS. NEW ROOF. ROOF, NEW EXTERIOR PAINT. NEW CARPORTS. MOST TENANTS ARE LONG TERM. RENTS ARE ACTUAL. . ALL SERVICES RESERVED. SLRS RETIRING. HURRY

8. 2002-12-15
   soldstatus $443,000
9. 2002-11-07
   listed $469,888
10. 2002-01-02
    listed $469,888 202-char remark

    Show marketing remark (202 chars)

    $$$EARNER. XLT LOC N NBRHD, SURROUNDED BY SINGLE FAMILY HMS. NEW ROOF. ROOF, NEW EXTERIOR PAINT. NEW CARPORTS. MOST TENANTS ARE LONG TERM. RENTS ARE ACTUAL. . ALL SERVICES RESERVED. SLRS RETIRING. HURRY

11. 2001-12-30
    historical
12. 2001-10-30
    historical
13. 2001-01-30
    listed $466,888
14. 2001-01-30
    listed $466,888
15. 2001-01-15
    historical
16. 2000-07-17
    listed $468,000
17. 1990-08-31
    soldstatus $576,360
18. 1977-02-17
    soldstatus $110,000

ⓘ 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: $11,790 · $982/mo
• Projected year-2 tax: $13,642 · $1,137/mo
• Expected delta: +$1,852/yr (+$154/mo · 15.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $219,060
• − Mortgage interest: −$100,548
• − Property taxes: −$11,790
• − Insurance: −$8,975
• − Repairs & maintenance: −$17,525
• − Management: −$17,525
• − Depreciation: −$52,218
• Taxable income: $10,479
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $36,819/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 — Maywood

• Score: 53/100
• State rank: #948
• US rank: #24420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maywood, CA
• City population: 24,522
• Population (ZIP): 24,522

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 30% Native American 3%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 50% · Canada
• Languages at home: 10% English-only · Spanish 89%

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: ▼ -366.17%
• Current HPI: 417.7641
• 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

+1531.8% since first listed

18 events — show timeline

• 2026-05-19 Pending — TheMLS
• 2026-05-03 Relisted — TheMLS
• 2026-04-07 Contingent — TheMLS
• 2026-03-31 Price Changed $1,795,000 TheMLS
• 2026-03-06 Listed $1,950,000 TheMLS
• 2003-04-25 Sold (Public Records) $470,000 Public Records
• 2003-04-25 Sold (MLS) $470,000 CRMLS
• 2002-12-15 Sold (MLS) $443,000 CRMLS
• 2002-11-07 Listed $469,888 CRMLS
• 2002-01-02 Listed $469,888 CRMLS
• 2001-12-30 Listing Removed — CRMLS
• 2001-10-30 Listing Removed — CRMLS
• 2001-01-30 Listed $466,888 CRMLS
• 2001-01-30 Listed $466,888 CRMLS
• 2001-01-15 Listing Removed — CRMLS
• 2000-07-17 Listed $468,000 CRMLS
• 1990-08-31 Sold (Public Records) $576,360 Public Records
• 1977-02-17 Sold (Public Records) $110,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $11,790 · +6.1% YoY. Source: county tax records.