11992 Oxford · Hawthorne, CA 90250

$1,399,000

4 bd · 4.0 ba · 3,244 sqft · MultiFamily public records · 205 Days on market

Built 1947 7,503 sqft lot Est $1236k · 13% over

---

Why this score? — see what drove the F 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 +13.6/30.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• 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

Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths,Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate la

Key facts

• Corner street
• Private garage
• Common backyard area

Tags

• TRIPLEX
• CORNER STREET
• PRIVATE GARAGE
• SHAREABLE LAUNDRY ROOM
• COMMON BACKYARD AREA
• STRONG RENTAL APPEAL

Property features AI

Finance

• Financial info: Total actual rent listed as $3,600 monthly; Individual rents shown: $3,500 (3-bed unit), $1,800 (each 1-bed unit); Tenants pay gas and electricity
• HOA & community: Suburban neighborhood

Exterior

• Parking: Assigned parking; Total of 4 parking spaces; Garage spaces: two-car for the 3-bed unit, one-car for each 1-bed unit; Attached garages for each unit
• Utilities: Public sewer; District/public water; Three separate gas meters; Three separate electric meters; One separate water meter
• Home design: Multifamily property with 3 total units; Two-story building; Corner lot
• Construction: Single building (one structure)
• Exterior features: No pool

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: One 3-bedroom unit (first unit); Two 1-bedroom units
• Bathrooms: One unit with two full bathrooms; Two units with one full bathroom each
• Interior features: One- and two-level unit configurations; Entry on the first floor
• Laundry & utility: Individual laundry room

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive. Per door: $30/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 $1.12M (20.1% below list).
• Recommended offer: $1.12M (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.0% in Hawthorne — 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 60/100 on livability (#597 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: crime F, cost of living F, health & safety F.
• Hawthorne (suburban): math 38% / reading 47% proficiency, ranked #673 of 1,400 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,172/mo this rent would consume 171% of the median local household income ($78k/yr) (locally 6620% 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 $42k 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 205 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $595k; list at $1.40M implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,117,200 (20.1% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 20% 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,235,964
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12242 Manor Dr	0.60mi	5/4.0 (+1)	2,940 (-9%)	1mo	$1,120,000	$381	51
4457 W 120th St	0.48mi	4/4.0	3,531 (+9%)	16mo	$930,777	$264	50

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-233,736
• Equity at exit: $208,595

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-247,348
• Equity at exit: $120,960

Cash invested: $391,720 (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 90250

• Rents YoY: 1.9%
• Active inventory: 96
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $11,172 medium
• Mortgage (P&I): −$7,337
• Tax from tax record: −$817 /mo · $9,802/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,346
• Net cashflow: $90

Break-even live

Break-even rent $11,059

Max offer price $1,399,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$11,172
Total (3 units)			$11,172

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10905 Dalerose Ave Unit B Lennox, CA	4.0	4.5	2250	$4,295	$1.91	1d	1	1.22mi
13800 Cordary Ave Hawthorne, CA	3.0	3.5	2200	$3,995	$1.82	3d	1	1.27mi

Listing history 30 events

1. 2026-06-18
   days on market $1,399,000 Active 205 DOM
2. 2026-06-17
   days on market $1,399,000 Active 204 DOM
3. 2026-06-16
   days on market $1,399,000 Active 203 DOM
4. 2026-06-15
   days on market $1,399,000 Active 202 DOM
5. 2026-06-13
   days on market $1,399,000 Active 200 DOM
6. 2026-06-13
   days on market $1,399,000 Active 199 DOM
7. 2026-06-09
   days on market $1,399,000 Active 196 DOM
8. 2026-06-08
   days on market $1,399,000 Active 195 DOM
9. 2026-06-07
   days on market $1,399,000 Active 194 DOM
10. 2026-06-04
    days on market $1,399,000 Active 191 DOM
11. 2026-06-03
    days on market $1,399,000 Active 190 DOM
12. 2026-06-02
    days on market $1,399,000 Active 189 DOM
13. 2026-06-01
    days on market $1,399,000 Active 188 DOM
14. 2026-05-31
    days on market $1,399,000 Active 187 DOM
15. 2026-01-26
    price $1,399,000
16. 2025-11-25
    listed $1,499,000 Active
17. 2016-06-10
    soldstatus $595,000 510-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

18. 2016-06-10
    soldstatus $595,000 Closed Sale 947-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

19. 2016-06-10
    soldstatus $595,000

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

20. 2016-05-02
    status Pending Sale 947-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

21. 2016-03-13
    historical Active Under Contract 947-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

22. 2016-03-01
    price $735,888 947-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

23. 2016-02-05
    listed $755,000 Active 947-char remark

    Show marketing remark (947 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths, Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate laundry room in back of garage which leads out to back patio. Unit B ocuppied. One bedroom, bath/tub & shower combined. Unit C has been upgraded. new floor, kitchen stove new, cabinets new, Lights, Units B & C are located above garage. entrance is gated both front and rear. Double Car garage for the units one each. Hawthorne Airport one mile away and shopping center nearby. Home needs TLC. Garages have Automatic openers.

24. 2016-02-04
    listed $735,888 510-char remark

    Show marketing remark (510 chars)

    Triplex 3 units located in the city of Hawthorne. Walk up to entrance to view front Unit A which has two Bedrooms 2 baths,Large Living Room with Bay window Light and bright, Hardwood floors leading to kitchen and large dining room next to den with Fireplace and Bar leads out to out side. . At entrance turn left and go to hallway where bedrooms and baths are located. Step down to single car garage. Garage at end of units is also for this front unit A. Travertine tile in kitchen and dining room. separate la

25. 2009-06-02
    historical
26. 2008-07-05
    listed $670,000
27. 2008-01-10
    historical
28. 2007-09-12
    listed $759,995
29. 1986-02-25
    soldstatus $190,000
30. 1981-02-26
    soldstatus $175,000

ⓘ 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: $9,802 · $817/mo
• Projected year-2 tax: $10,632 · $886/mo
• Expected delta: +$830/yr (+$69/mo · 8.5%)

ⓘ 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 7 d/yr ≥86°F today · 19 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: $134,064
• − Mortgage interest: −$78,366
• − Property taxes: −$9,802
• − Insurance: −$6,995
• − Repairs & maintenance: −$10,725
• − Management: −$10,725
• − Depreciation: −$40,698
• Taxable loss: −$23,247
• Est. tax savings @ 24.0%: +$5,579
• After-tax cash flow: $6,655/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: Hawthorne
• NCES district ID: 0616680
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $42,657
• Composite: 38.17/100
• National rank: #8589
• State rank: #673 of 1400 in CA

Livability — Hawthorne

• Score: 60/100
• State rank: #597
• US rank: #19278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 93,826
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 93,826
• Household income: $78,331
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 6620.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Black 23% Two or more races 20% White 11% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 46% Other Indo-European 2% Tagalog/Filipino 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: ▼ -948.55%
• Current HPI: 409.3796
• Rent YoY: ▲ 1.89%
• 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

+699.4% since first listed

16 events — show timeline

• 2026-01-26 Price Changed $1,399,000 CRMLS
• 2025-11-25 Listed $1,499,000 CRMLS
• 2016-06-10 Sold (Public Records) $595,000 Public Records
• 2016-06-10 Sold (MLS) $595,000 CRMLS
• 2016-06-10 Sold (MLS) $595,000 SDMLS
• 2016-05-02 Pending — CRMLS
• 2016-03-13 Contingent — CRMLS
• 2016-03-01 Price Changed $735,888 CRMLS
• 2016-02-05 Listed $755,000 CRMLS
• 2016-02-04 Listed $735,888 SDMLS
• 2009-06-02 Listing Removed — CRMLS
• 2008-07-05 Listed $670,000 CRMLS
• 2008-01-10 Listing Removed — CRMLS
• 2007-09-12 Listed $759,995 CRMLS
• 1986-02-25 Sold (Public Records) $190,000 Public Records
• 1981-02-26 Sold (Public Records) $175,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $9,802 · +5.0% YoY. Source: county tax records.