25711 Frampton · Los Angeles, CA 90710

$11,000,000

53 bd · 61.0 ba · 36,176 sqft · MultiFamily public records · 10 Days on market

Built 1976 1.30 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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: 60 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

The subject property is a 60-unit apartment building situated on a 56,511 square foot lot zoned R3, located in the South Bay of Los Angeles, in Harbor City. The improvements consist of a two-story wood-frame & stucco apartment complex that was built in 1976. There are 57 one-bedroom one-bath units and 3 two-bedroom units. The property is gated and has nicely landscaped walkways within the common areas. There is a large maintenance room in the center on the ground floor with a bathroom and two additional maintenance closets for cleaning and gardening supplies. There are 90 parking spaces on grade level and a laundry room on the premises for the tenants, as well as a pool (which is cur

Key facts

• 56
• Gated property
• 511 square foot lot

Tags

• 60 UNIT APARTMENT BUILDING
• 56
• 511 SQUARE FOOT LOT
• GATED PROPERTY
• LANDSCAPED WALKWAYS
• LARGE MAINTENANCE ROOM

Property features AI

Finance

• Other: Property contains 1 building; Common walls: 2+ common walls; No accessory dwelling unit (ADU)
• Financial info: Total number of units: 60; Net operating income: $663,823; Gross scheduled income: $1,138,500; Gross multiplier: 9.66; Gross income: $113,850; Operating expenses: $429,550; Notable expense items: Electric $45,347; Water & Sewer $31,000; Insurance $38,012; Maintenance $50,384; Security $12,509; Trash $17,115; Fuel $16,882; New taxes $130,900; Other expenses (reserves) $28,030; Vacancy allowance rate: 4% (allowance $45,127); Total building area: 35,160
• HOA & community: Urban community setting; Rent control in effect

Exterior

• Parking: 90 uncovered parking spaces; 90 carport spaces (totaling 180 parking spaces)
• Utilities: Public sewer; District/Public water
• Home design: Attached multi-unit property; Two stories
• Construction: Year built source: Assessor
• Exterior features: Private in-ground pool with fencing and pool cover

Interior

• Kitchen: Kitchens included in individual units (appliances not specified)
• Bedrooms: Unit mix includes 1-bedroom and 2-bedroom units (unit-level details vary)
• Bathrooms: Combination of full and half bathrooms across unit types
• Interior features: Two-level floor plan; Entry through gated access
• Laundry & utility: On-site laundry area

What this means for you Summary

Snapshot

• This is a 57×1bd/1.0ba + 3×2bd/1.0ba units multifamily listed at $11.00M.

Deal economics

• At list price, monthly cash flow is $30k ($364k/yr) — positive. Per door: $505/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($121k rent vs $11.00M).
• Cap rate 9.6% 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); 64 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 $121,308/mo this rent would consume 1765% 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 $76k of loan paydown is wiped out by about $330k 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 $3.08M cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,000,000

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 1976 — 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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $159,788
• Equity at exit: $1,640,136

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $2,672,191
• Equity at exit: $951,079

Cash invested: $3,080,000 (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: 64
• Price-to-rent: 454.4×

Monthly cashflow live

• Estimated rent: $121,308 high
• Mortgage (P&I): −$57,685
• Tax from tax record: −$3,246 /mo · $38,956/yr
• Insurance: −$4,583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$25,475
• Net cashflow: $30,318

Break-even live

Break-even rent $82,930

Max offer price $11,000,000

Occupancy floor 70%

Sensitivity live

Price	-10% $36,545	-5% $33,432	+0% $30,318	+5% $27,205	+10% $24,092
Rent	-10% $20,735	-5% $25,527	+0% $30,318	+5% $35,110	+10% $39,902
Rate	-1.0pp $35,858	-0.5pp $33,116	base $30,318	+0.5pp $27,468	+1.0pp $24,568

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

Units	Beds	Baths	Est. rent
▸ 57× units	1	1	$114,969
▸ 3× units	2	1	$6,321
Total (60 units)			$121,308

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: $2,750,000
• Closing costs: $330,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $11,000,000 Active 10 DOM
2. 2026-06-18
   days on market $11,000,000 Active 7 DOM
3. 2026-06-17
   days on market $11,000,000 Active 6 DOM
4. 2026-06-16
   days on market $11,000,000 Active 5 DOM
5. 2026-06-15
   days on market $11,000,000 Active 4 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $11,000,000 Active 2 DOM

ⓘ 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: $38,956 · $3,246/mo
• Projected year-2 tax: $83,600 · $6,967/mo
• Expected delta: +$44,644/yr (+$3,720/mo · 114.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $1,455,696
• − Mortgage interest: −$616,171
• − Property taxes: −$38,956
• − Insurance: −$55,000
• − Repairs & maintenance: −$116,456
• − Management: −$116,456
• − Depreciation: −$320,000
• Taxable income: $192,658
• Est. tax owed @ 24.0%: −$46,238
• After-tax cash flow: $317,584/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

1 event — show timeline

• 2026-06-11 Listed $11,000,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $38,956 · +2.7% YoY. Source: county tax records.