1625 Lomita · Los Angeles, CA 90710

$1,480,000

12 bd · 8.0 ba · 4,770 sqft · MultiFamily public records · 27 Days on market

Built 1958 5,901 sqft lot $310/sqft · 7% above area Est $1381k · 7% over

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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
• ARV discount +4.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 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: 8 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

First time on the market in 37 years! This 8-unit apartment complex offers investors a classic bread-and-butter income property in a strong rental location near Kaiser Permanente South Bay Medical Center and adjacent to the desirable, affluent South Bay communities of Lomita and Rancho Palos Verdes. The property’s strategic location provides consistent rental demand with easy access to major freeways, beaches, shopping, dining, and major employment centers throughout the South Bay and Harbor Area. The property features an optimal mix of one- and two-bedroom units with substantial, nearly 45% upside in rental income as units turn over. Additional features include on-site laundry with leased equipment and open parking in the rear of the building.

Key facts

• 5,901 sq ft lot
• 4 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 8 × 8-bed/8.0-bath units multifamily listed at $1.48M.

Deal economics

• At list price, monthly cash flow is $11k ($131k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $1.48M).
• Recommended offer: $1.46M (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.1% in Los Angeles — 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 (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime 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: Rents rising (+3.1%/yr); 63 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $25,699/mo this rent would consume 374% of the median local household income ($82k/yr) (locally 979% 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 $10k of loan paydown is wiped out by about $44k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $414k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($1.46M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $400k; list at $1.48M implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,457,800 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $1,380,789
• List price: $1,480,000
• Delta: 7.19%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25701 President Ave	0.54mi	11/10.0 (-1)	4,953 (+4%)	21mo	$1,104,000	$223	38
1609 259th. St	0.66mi	11/8.0 (-1)	5,374 (+13%)	22mo	$1,400,000	$261	24

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $457,702
• Equity at exit: $220,673

10-year hold

• IRR: 34.3%
• Equity multiple: 4.15×
• Total profit: $1,305,915
• Equity at exit: $127,963

Cash invested: $414,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 38.4×

Monthly cashflow live

• Estimated rent: $25,699 medium
• Mortgage (P&I): −$7,761
• Tax from tax record: −$1,023 /mo · $12,281/yr
• Insurance: −$617
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,397
• Net cashflow: $10,901

Break-even live

Break-even rent $11,900

Max offer price $1,480,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 8× units	8	8	$25,696
Total (8 units)			$25,699

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: $370,000
• Closing costs: $44,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $1,480,000 Active 27 DOM
2. 2026-06-08
   days on market $1,480,000 Active 26 DOM
3. 2026-06-07
   days on market $1,480,000 Active 25 DOM
4. 2026-06-04
   days on market $1,480,000 Active 22 DOM
5. 2026-06-03
   days on market $1,480,000 Active 21 DOM
6. 2026-06-02
   days on market $1,480,000 Active 20 DOM
7. 2026-06-01
   days on market $1,480,000 Active 19 DOM
8. 2026-05-31
   days on market $1,480,000 Active 18 DOM
9. 2026-05-13
   listed $1,480,000 Active 760-char remark

   Show marketing remark (760 chars)

   First time on the market in 37 years! This 8-unit apartment complex offers investors a classic bread-and-butter income property in a strong rental location near Kaiser Permanente South Bay Medical Center and adjacent to the desirable, affluent South Bay communities of Lomita and Rancho Palos Verdes. The property’s strategic location provides consistent rental demand with easy access to major freeways, beaches, shopping, dining, and major employment centers throughout the South Bay and Harbor Area. The property features an optimal mix of one- and two-bedroom units with substantial, nearly 45% upside in rental income as units turn over. Additional features include on-site laundry with leased equipment and open parking in the rear of the building.

10. 2026-05-12
    historical $1,480,000 760-char remark

    Show marketing remark (760 chars)

    First time on the market in 37 years! This 8-unit apartment complex offers investors a classic bread-and-butter income property in a strong rental location near Kaiser Permanente South Bay Medical Center and adjacent to the desirable, affluent South Bay communities of Lomita and Rancho Palos Verdes. The property’s strategic location provides consistent rental demand with easy access to major freeways, beaches, shopping, dining, and major employment centers throughout the South Bay and Harbor Area. The property features an optimal mix of one- and two-bedroom units with substantial, nearly 45% upside in rental income as units turn over. Additional features include on-site laundry with leased equipment and open parking in the rear of the building.

11. 1988-06-16
    soldstatus $400,000
12. 1985-04-25
    soldstatus $315,000
13. 1982-12-21
    soldstatus $250,000

ⓘ 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: $12,281 · $1,023/mo
• Projected year-2 tax: $12,281 · $1,023/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 22 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: $308,388
• − Mortgage interest: −$82,903
• − Property taxes: −$12,281
• − Insurance: −$7,400
• − Repairs & maintenance: −$24,671
• − Management: −$24,671
• − Depreciation: −$43,055
• Taxable income: $113,407
• Est. tax owed @ 24.0%: −$27,218
• After-tax cash flow: $103,592/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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+492.0% since first listed

5 events — show timeline

• 2026-05-13 Listed $1,480,000 CRMLS
• 2026-05-12 Coming Soon $1,480,000 CRMLS
• 1988-06-16 Sold (Public Records) $400,000 Public Records
• 1985-04-25 Sold (Public Records) $315,000 Public Records
• 1982-12-21 Sold (Public Records) $250,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $12,281 · +1.5% YoY. Source: county tax records.