34047 175th ST St E · Lake Los Angeles, CA 93544

$214,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 28 Days on market

Built 1956 2.48 ac lot ↓ 26% since listing

---

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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

CALLING ALL INVESTORS * * * This is the opportunity you been looking for. GREAT Ranch Style Home. Plethora of Mature Trees. MULTIPLE Storages on Property. Beautiful Greenhouse on the Property. Not Too Outdated. Separate Barn w/ STUDIO !! Additional Parcel w/ Purchase TOTAL LOT SIZE: 5.00 Acres. CALLING ALL INVESTORS * * * 3Bed 2Bath. Separate farmhouse w/ studio property Needs TLC. property is being sold as-is. Could also be rezoned for Commercial Use. Theres a Large where-house that could be use for workshop or what ever you need it for. CALLING ALL INVESTORS * * *

Key facts

• 2.4-acre lot
• Concrete slab
• Metal workshop

Tags

• 2.4-ACRE LOT
• 5-ACRE DESERT FOOTPRINT
• METAL WORKSHOP
• CONCRETE SLAB
• SEPARATE APARTMENT SPACE

Property features AI

Finance

• Other: Approximately 2.48 acres lot; Zoning: LCRA12000; Directions: Follow CA-138 W to 175th St E in Los Angeles County; turn left onto CA-138 W, then turn left onto 175th St E

Exterior

• Parking: 1 covered garage space; 1 parking space total
• Utilities: Public water; Septic tank sewer
• Home design: Single-family detached residence; 1 story
• Construction: Vinyl siding; Built with standard foundation
• Exterior features: Shingle roof

Interior

• Bedrooms: Up to 3 bedrooms possible
• Bathrooms: 2 full bathrooms
• Interior features: Pets allowed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.6% in Lake 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 48/100 on livability (#1,206 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime F.
• Keppel Union Elementary (rural): math 23% / reading 33% proficiency, ranked #1,089 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $555 appreciation (0.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.45×
• Total profit: $27,051
• Equity at exit: $65,188

10-year hold

• IRR: 13.9%
• Equity multiple: 2.57×
• Total profit: $94,397
• Equity at exit: $80,620

Cash invested: $60,172 (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 93544

• Home prices YoY: 0.1%
• Active inventory: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $482

Break-even live

Break-even rent $1,879

Max offer price $214,900

Occupancy floor 76%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $214,900 Active 28 DOM
2. 2026-06-17
   days on market $214,900 Active 27 DOM
3. 2026-06-16
   days on market $214,900 Active 26 DOM
4. 2026-06-15
   days on market $214,900 Active 25 DOM
5. 2026-06-13
   days on market $214,900 Active 23 DOM
6. 2026-06-13
   days on market $214,900 Active 22 DOM
7. 2026-06-09
   days on market $214,900 Active 19 DOM
8. 2026-06-08
   days on market $214,900 Active 18 DOM
9. 2026-06-07
   days on market $214,900 Active 17 DOM
10. 2026-06-04
    days on market $214,900 Active 14 DOM
11. 2026-06-03
    days on market $214,900 Active 13 DOM
12. 2026-06-02
    days on market $214,900 Active 12 DOM
13. 2026-06-01
    days on market $214,900 Active 11 DOM
14. 2026-05-31
    days on market $214,900 Active 10 DOM
15. 2026-05-21
    listed $219,900 Active
16. 2025-01-02
    price $280,000
17. 2024-12-09
    price $299,000
18. 2024-10-24
    price $320,000
19. 2023-07-03
    soldstatus $270,000 Closed 579-char remark

    Show marketing remark (579 chars)

    CALLING ALL INVESTORS * * * This is the opportunity you been looking for. GREAT Ranch Style Home. Plethora of Mature Trees. MULTIPLE Storages on Property. Beautiful Greenhouse on the Property. Not Too Outdated. Separate Barn w/ STUDIO !! Additional Parcel w/ Purchase TOTAL LOT SIZE: 5.00 Acres. CALLING ALL INVESTORS * * * 3Bed 2Bath. Separate farmhouse w/ studio property Needs TLC. property is being sold as-is. Could also be rezoned for Commercial Use. Theres a Large where-house that could be use for workshop or what ever you need it for. CALLING ALL INVESTORS * * *

20. 2023-07-03
    soldstatus $270,000

    Show marketing remark (579 chars)

    CALLING ALL INVESTORS * * * This is the opportunity you been looking for. GREAT Ranch Style Home. Plethora of Mature Trees. MULTIPLE Storages on Property. Beautiful Greenhouse on the Property. Not Too Outdated. Separate Barn w/ STUDIO !! Additional Parcel w/ Purchase TOTAL LOT SIZE: 5.00 Acres. CALLING ALL INVESTORS * * * 3Bed 2Bath. Separate farmhouse w/ studio property Needs TLC. property is being sold as-is. Could also be rezoned for Commercial Use. Theres a Large where-house that could be use for workshop or what ever you need it for. CALLING ALL INVESTORS * * *

21. 2023-06-15
    status Pending 579-char remark

    Show marketing remark (579 chars)

    CALLING ALL INVESTORS * * * This is the opportunity you been looking for. GREAT Ranch Style Home. Plethora of Mature Trees. MULTIPLE Storages on Property. Beautiful Greenhouse on the Property. Not Too Outdated. Separate Barn w/ STUDIO !! Additional Parcel w/ Purchase TOTAL LOT SIZE: 5.00 Acres. CALLING ALL INVESTORS * * * 3Bed 2Bath. Separate farmhouse w/ studio property Needs TLC. property is being sold as-is. Could also be rezoned for Commercial Use. Theres a Large where-house that could be use for workshop or what ever you need it for. CALLING ALL INVESTORS * * *

22. 2023-06-02
    listed $245,500 Active 579-char remark

    Show marketing remark (579 chars)

    CALLING ALL INVESTORS * * * This is the opportunity you been looking for. GREAT Ranch Style Home. Plethora of Mature Trees. MULTIPLE Storages on Property. Beautiful Greenhouse on the Property. Not Too Outdated. Separate Barn w/ STUDIO !! Additional Parcel w/ Purchase TOTAL LOT SIZE: 5.00 Acres. CALLING ALL INVESTORS * * * 3Bed 2Bath. Separate farmhouse w/ studio property Needs TLC. property is being sold as-is. Could also be rezoned for Commercial Use. Theres a Large where-house that could be use for workshop or what ever you need it for. CALLING ALL INVESTORS * * *

23. 2020-06-25
    soldstatus $295,500 Closed Sale
24. 2020-06-25
    soldstatus $295,500 Closed
25. 2020-06-25
    soldstatus $295,500
26. 2020-06-17
    status Pending Sale
27. 2020-06-17
    status Pending
28. 2020-06-12
    status Active
29. 2020-06-12
    status Active
30. 2020-05-07
    status Pending Sale
31. 2020-05-06
    status Pending
32. 2020-04-04
    status Active
33. 2020-04-04
    status Active
34. 2020-04-02
    status Pending
35. 2020-03-26
    status Pending Sale
36. 2020-03-13
    listed $295,500 Active
37. 2020-03-11
    listed $295,500 Active

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 6/10 Major
• 🌡 Heat 6/10 Major 2 d/yr ≥98°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,868
• − Mortgage interest: −$12,038
• − Property taxes: −$3,217
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$6,252
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $5,178/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: Keppel Union Elementary
• NCES district ID: 0619440
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $48,099
• Composite: 27.26/100
• National rank: #12432
• State rank: #1089 of 1400 in CA

Livability — Lake Los Angeles

• Score: 48/100
• State rank: #1206
• US rank: #26106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,531
• Population (ZIP): 1,201

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: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 50% Two or more races 24%
• Hispanic origin (detail): Mexican 47% Salvadoran 1%
• Common ancestry: Scottish 4% Portuguese 3% Serbian 2%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 69% English-only · Spanish 23% Other Indo-European 8%

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: ▲ 0.26%
• Current HPI: 310.0573
• 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

-25.6% since first listed

23 events — show timeline

• 2026-05-21 Listed $219,900 SDMLS
• 2025-01-02 Price Changed $280,000 AVMLS
• 2024-12-09 Price Changed $299,000 AVMLS
• 2024-10-24 Price Changed $320,000 AVMLS
• 2023-07-03 Sold (Public Records) $270,000 Public Records
• 2023-07-03 Sold (MLS) $270,000 AVMLS
• 2023-06-15 Pending — AVMLS
• 2023-06-02 Listed $245,500 AVMLS
• 2020-06-25 Sold (Public Records) $295,500 Public Records
• 2020-06-25 Sold (MLS) $295,500 AVMLS
• 2020-06-25 Sold (MLS) $295,500 CRMLS
• 2020-06-17 Pending — CRMLS
• 2020-06-17 Pending — AVMLS
• 2020-06-12 Relisted — CRMLS
• 2020-06-12 Relisted — AVMLS
• 2020-05-07 Pending — CRMLS
• 2020-05-06 Pending — AVMLS
• 2020-04-04 Relisted — CRMLS
• 2020-04-04 Relisted — AVMLS
• 2020-04-02 Pending — AVMLS
• 2020-03-26 Pending — CRMLS
• 2020-03-13 Listed $295,500 CRMLS
• 2020-03-11 Listed $295,500 AVMLS

Property tax history

+6.8%/yr

Latest (2025): $3,217 · +1.3% YoY. Source: county tax records.