6048 King Ave

Maywood, CA 90270

$1,795,000C

15 bd · 7.0 ba · 6,294 sqft · Built 1964 · MultiFamily · Pending · 73 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $18,255/mo
• Mortgage (P&I): −$9,413
• Tax + insurance: −$1,730
• HOA: −$0
• Vac / Maint / Mgmt: −$3,834
• Net cashflow: $3,278/mo
• Annual: $39,334/yr
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• 1% rule: 1.02%
• Cash to close: $502,600

Investor read

• This is a 6×2bd/1.0ba + 1×3bd/1.5ba units multifamily listed at $1.79M.
• 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).
• It's been on market 73 days — a 6% lower offer ($1.69M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $1.69M (6.0% below list) — sets the bar for market timing.
• 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.
• Location reads 53/100 on livability (#948 in CA) — a working-class tenant base; expect higher turnover. Watch: crime F, amenities F, commute 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.
• Zoned schools: Nueva Vista Elementary (674 students, 96% FRL); Chester W. Nimitz Middle (1,177 students, 96% FRL); Bell Senior High (math 32% / reading 66%, grade D, #369 of 1,170 statewide, top 32%, 2,351 students, 95% FRL) — zoned schools average 96% FRL vs 67% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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?