1419 W 97th St · Westmont, CA 90047

$900,000

8 bd · 6.0 ba · 3,447 sqft · MultiFamily public records · 47 Days on market

Built 1963 5,123 sqft lot $261/sqft · at area comps Est $894k · 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 +20.3/30.0
• ARV discount +7.2/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

4 units

Key facts

• Four unit building
• On site parking
• Two story building

Tags

• FOUR UNIT BUILDING
• ON SITE PARKING
• TWO STORY BUILDING
• INVESTMENT OPPORTUNITY
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Directions: West of Normandie, East of Western, South of Manchester, North of Century
• Financial info: Unit rents (actual): Unit 1 — $1,594; Unit 2 — $1,500; Unit 3 — $1,500; Unit 4 — $1,900; Unit projected rents: Unit 1 — $3,500; Unit 2 — $2,700; Unit 3 — $2,600; Unit 4 — $2,100; Gross income reported as $0 (per multi-unit income field)
• HOA & community: Complex contains 4 units

Exterior

• Parking: Attached carport; Total of 4 parking spaces
• Security: No security features provided
• Utilities: No water, sewer, or power provider details provided
• Home design: Residential income property (quadraplex); Two-level building; One building on the lot; Zoning: LCR2*
• Construction: No construction material, roof, foundation, or year-built details provided
• Exterior features: No additional exterior structures; Lot approximately 0.118 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Unit mix includes 3-bed, 2-bed, 2-bed, and 1-bed units (bed counts shown per unit)
• Flooring: No flooring details provided
• Bathrooms: Units include 2, 2, 1, and 1 bathrooms (bath counts shown per unit)
• Heating & cooling: Wall heating; No cooling
• Interior features: As-is condition (per disclosures)
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $383/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $868k (3.5% below list).
• Recommended offer: $868k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 rising fast (+5.5%/yr); 138 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,682/mo this rent would consume 145% of the median local household income ($72k/yr) (locally 3323% 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 $6k of loan paydown is wiped out by about $27k 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 47 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $300k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $300k; list at $900k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $868,200 (3.5% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% 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 1963 — 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 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?
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: 0.96% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $894,021
• List price: $900,000
• Delta: 0.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 W 95th St	0.42mi	7/7.0 (-1)	3,601 (+4%)	18mo	$930,000	$258	48
1215 W 104th St	0.45mi	7/4.0 (-1)	3,052 (-12%)	3mo	$1,299,900	$426	44

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-50,335
• Equity at exit: $134,193

10-year hold

• IRR: 7.0%
• Equity multiple: 1.58×
• Total profit: $146,796
• Equity at exit: $77,816

Cash invested: $252,000 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $8,682 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$615 /mo · $7,375/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,823
• Net cashflow: $1,149

Break-even live

Break-even rent $7,227

Max offer price $900,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,659	-5% $1,404	+0% $1,149	+5% $895	+10% $640
Rent	-10% $464	-5% $807	+0% $1,149	+5% $1,492	+10% $1,835
Rate	-1.0pp $1,603	-0.5pp $1,378	base $1,149	+0.5pp $916	+1.0pp $679

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$8,682
Total (3 units)			$8,682

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $900,000 Active 47 DOM
2. 2026-06-18
   days on market $900,000 Active 44 DOM
3. 2026-06-17
   days on market $900,000 Active 43 DOM
4. 2026-06-16
   days on market $900,000 Active 42 DOM
5. 2026-06-15
   days on market $900,000 Active 41 DOM
6. 2026-06-13
   days on market $900,000 Active 39 DOM
7. 2026-06-09
   days on market $900,000 Active 35 DOM
8. 2026-06-08
   days on market $900,000 Active 34 DOM
9. 2026-06-07
   pricedays on market $900,000 Active 33 DOM
10. 2026-06-04
    days on market $1,050,000 Active 30 DOM
11. 2026-06-03
    days on market $1,050,000 Active 29 DOM
12. 2026-06-02
    days on market $1,050,000 Active 28 DOM
13. 2026-06-01
    days on market $1,050,000 Active 27 DOM
14. 2026-05-31
    days on market $1,050,000 Active 26 DOM
15. 2026-05-18
    price $1,050,000 932-char remark
16. 2026-05-05
    listed $1,200,000 Active 932-char remark
17. 2010-07-23
    soldstatus $300,000 Closed 7-char remark

    Show marketing remark (7 chars)

    4 units

18. 2010-07-16
    soldstatus $300,000
19. 2010-05-19
    status Pending 7-char remark

    Show marketing remark (7 chars)

    4 units

20. 2010-02-08
    listed $300,000 Active 7-char remark

    Show marketing remark (7 chars)

    4 units

21. 2007-06-12
    historical
22. 2007-06-12
    historical
23. 2007-04-27
    listed
24. 2007-04-27
    listed $729,900
25. 2006-10-17
    historical
26. 2006-10-17
    historical
27. 2006-08-31
    listed
28. 2006-08-31
    listed $719,500
29. 2005-07-29
    soldstatus $610,000
30. 2000-11-20
    soldstatus $265,000
31. 2000-09-18
    historical
32. 2000-06-29
    listed $269,000
33. 2000-06-01
    soldstatus $186,000
34. 2000-06-01
    soldstatus $186,000
35. 2000-01-06
    listed $180,000
36. 1996-10-03
    soldstatus $195,000
37. 1985-01-22
    soldstatus $110,000
38. 1983-06-02
    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: $7,375 · $615/mo
• Projected year-2 tax: $7,375 · $615/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥88°F today · 18 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: $104,184
• − Mortgage interest: −$50,414
• − Property taxes: −$7,375
• − Insurance: −$4,500
• − Repairs & maintenance: −$8,335
• − Management: −$8,335
• − Depreciation: −$26,182
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $14,023/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 1%

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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

+718.2% since first listed

25 events — show timeline

• 2026-06-05 Price Changed $900,000 TheMLS
• 2026-05-18 Price Changed $1,050,000 TheMLS
• 2026-05-05 Listed $1,200,000 TheMLS
• 2010-07-23 Sold (MLS) $300,000 CRMLS
• 2010-07-16 Sold (Public Records) $300,000 Public Records
• 2010-05-19 Pending — CRMLS
• 2010-02-08 Listed $300,000 CRMLS
• 2007-06-12 Listing Removed — CRMLS
• 2007-06-12 Delisted — TheMLS
• 2007-04-27 Listed $729,900 CRMLS
• 2007-04-27 Listed — TheMLS
• 2006-10-17 Delisted — TheMLS
• 2006-10-17 Listing Removed — CRMLS
• 2006-08-31 Listed $719,500 CRMLS
• 2006-08-31 Listed — TheMLS
• 2005-07-29 Sold (Public Records) $610,000 Public Records
• 2000-11-20 Sold (MLS) $265,000 TheMLS
• 2000-09-18 Delisted — TheMLS
• 2000-06-29 Listed $269,000 TheMLS
• 2000-06-01 Sold (Public Records) $186,000 Public Records
• 2000-06-01 Sold (MLS) $186,000 CRMLS
• 2000-01-06 Listed $180,000 CRMLS
• 1996-10-03 Sold (Public Records) $195,000 Public Records
• 1985-01-22 Sold (Public Records) $110,000 Public Records
• 1983-06-02 Sold (Public Records) $110,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $7,375 · +8.4% YoY. Source: county tax records.