3320 Wolfe St · Lakewood, CA 90712

$275,000

4 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 1 Days on market

Built 1956

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fell Out Of Escrow. Newly Painted Inside & Out. Gorgeous Hardwood Floors Thru Out, Except New Carpet In Fam Rm & 1 Bdrm. New Linoleum In Kitchen And Bathrms, New Window Coverings, New Stove & Dishwasher, New Screens Thru Out Great Family Neighborhood On Cul De Sac St. Oversized Lot Close To Shopping & Restaurants. Will Not Last. Seller's Choice Of Services.

Key facts

• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Cap rate 10.7% vs local median 2.6% in Lakewood — 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 74/100 on livability (#147 in CA, #4,966 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 38% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

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 B-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?
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: 1.43% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $884,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3210 E Janice St	0.65mi	4/2.0	1,560 (-2%)	0mo	$925,000	$593	66
5116 Obispo Ave	0.49mi	4/2.0	1,708 (+7%)	3mo	$985,000	$577	63
3733 Candlewood St	0.37mi	3/3.0 (-1)	1,536 (-3%)	7mo	$880,000	$573	62
5923 castana Ave	0.55mi	3/2.0 (-1)	1,494 (-6%)	0mo	$840,000	$562	59
4944 Coke Ave	0.71mi	3/2.0 (-1)	1,606 (+1%)	6mo	$875,000	$545	56
2739 Denmead	0.55mi	3/2.0 (-1)	1,686 (+6%)	5mo	$840,000	$498	55
5268 Deeboyar Ave	0.67mi	4/2.0	1,670 (+5%)	7mo	$875,000	$524	55
5142 Obispo	0.44mi	3/2.0 (-1)	1,398 (-12%)	3mo	$869,000	$622	52
3430 E Poppy St	0.74mi	4/2.0	1,699 (+7%)	8mo	$820,000	$483	48
3806 E Arabella	0.44mi	3/3.0 (-1)	1,395 (-12%)	3mo	$775,000	$556	47
5931 Pimenta	0.63mi	3/2.0 (-1)	1,808 (+14%)	3mo	$921,000	$509	40
2917 del amo	0.73mi	3/1.0 (-1)	1,762 (+11%)	6mo	$810,000	$460	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $20,633
• Equity at exit: $41,003

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $102,380
• Equity at exit: $23,777

Cash invested: $77,000 (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 90712

• Active inventory: 34
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,920 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$519 /mo · $6,232/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $1,021

Break-even live

Break-even rent $2,628

Max offer price $275,000

Occupancy floor 69%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Wolfe St Unit 1 Lakewood, CA	3.0	2.0	1200	$3,900	$3.25	24d	1	0.12mi
3371 E Andy St #4 Long Beach, CA	4.0	1.5	1100	$3,100	$2.82	43d	1	0.26mi
5601 Paramount Blvd Long Beach, CA	1.0–3.0	1.0–2.0	862	$2,525	$2.93	1d	9	0.41mi
5613 Oliva Ave Lakewood, CA	3.0	2.0	1316	$3,450	$2.62	19d	1	0.48mi
5565 Ackerfield Ave Long Beach, CA	1.0–3.0	1.0–2.0	868	$2,645	$3.05	2d	1	0.61mi
6136 Oliva Ave Lakewood, CA	3.0	1.0	1128	$4,000	$3.55	2d	1	0.80mi
4904 Coke Ave Unit 2 Lakewood, CA	3.0	2.0	1200	$3,850	$3.21	22d	1	0.80mi
4907 1/4 Hayter Ave Lakewood, CA	3.0	1.0–2.0	836	$3,090	$3.70	11d	17	0.81mi
4907 Hayter Ave Unit 1/4 Lakewood, CA	3.0	1.0	1113	$3,185	$2.86	18d	1	0.81mi
5539 Graywood Ave Lakewood, CA	4.0	2.0	1200	$4,600	$3.83	43d	1	0.84mi
4123 Ashworth St Lakewood, CA	3.0	1.0	1188	$3,500	$2.95	10d	1	0.87mi
6164 Bonfair Ave Lakewood, CA	4.0	1.0	1285	$4,500	$3.50	16d	1	0.97mi
3504 Sandwood St Unit 3506-01 Lakewood, CA	3.0	2.0	1200	$3,495	$2.91	43d	1	1.00mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	12d	1	1.04mi
4747 Pixie Ave Unit 2 Lakewood, CA	3.0	2.0	1050	$3,795	$3.61	5d	1	1.09mi
4747 Pixie Ave Lakewood, CA	3.0	2.0	1050	$3,795	$3.61	18d	1	1.09mi
8741 Ramona St Unit 1/2 Bellflower, CA	4.0	2.5	1800	$3,500	$1.94	43d	1	1.15mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	5d	1	1.15mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	24d	1	1.15mi
1650 E Plymouth St Long Beach, CA	3.0	2.0	1100	$3,500	$3.18	24d	1	1.16mi
1523 E Market St Long Beach, CA	4.0	2.0	1200	$4,000	$3.33	43d	1	1.22mi
5479 Orange Ave Unit 5479 Long Beach, CA	3.0	1.0	1117	$3,150	$2.82	43d	1	1.42mi
4913 Premiere Ave Lakewood, CA	4.0	2.0	1692	$4,850	$2.87	1d	1	1.45mi
5518 Autry Ave Lakewood, CA	3.0	2.0	1255	$3,695	$2.94	43d	1	1.50mi

Listing history 5 events

1. 2026-05-26
   listed $275,000 Active
2. 2002-07-20
   soldstatus $314,900 383-char remark

   Show marketing remark (383 chars)

   Fell Out Of Escrow. Newly Painted Inside & Out. Gorgeous Hardwood Floors Thru Out, Except New Carpet In Fam Rm & 1 Bdrm. New Linoleum In Kitchen And Bathrms, New Window Coverings, New Stove & Dishwasher, New Screens Thru Out Great Family Neighborhood On Cul De Sac St. Oversized Lot Close To Shopping & Restaurants. Will Not Last. Seller's Choice Of Services.

3. 2002-07-17
   soldstatus $313,000
4. 2002-05-14
   listed $314,900 383-char remark

   Show marketing remark (383 chars)

   Fell Out Of Escrow. Newly Painted Inside & Out. Gorgeous Hardwood Floors Thru Out, Except New Carpet In Fam Rm & 1 Bdrm. New Linoleum In Kitchen And Bathrms, New Window Coverings, New Stove & Dishwasher, New Screens Thru Out Great Family Neighborhood On Cul De Sac St. Oversized Lot Close To Shopping & Restaurants. Will Not Last. Seller's Choice Of Services.

5. 1978-04-28
   soldstatus $66,500

ⓘ 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: $6,232 · $519/mo
• Projected year-2 tax: $6,232 · $519/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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,044
• − Mortgage interest: −$15,404
• − Property taxes: −$6,232
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,764
• − Management: −$3,764
• − Depreciation: −$8,000
• Taxable income: $8,505
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $10,211/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: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

Livability — Lakewood

• Score: 74/100
• State rank: #147
• US rank: #4966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 59,021
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,800
• Household income: $122,435
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 349.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 34% White 32% Two or more races 19% Asian 17% Black 10%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 19% · Canada, Dominican Republic, Vietnam
• Languages at home: 64% English-only · Spanish 21% Tagalog/Filipino 6% Other Asian/Pacific 3%

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: ▼ -971.22%
• Current HPI: 372.775
• Rent YoY: —
• 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

+313.5% since first listed

5 events — show timeline

• 2026-05-26 Listed $275,000 FSBO.com
• 2002-07-20 Sold (MLS) $314,900 CRMLS
• 2002-07-17 Sold (Public Records) $313,000 Public Records
• 2002-05-14 Listed $314,900 CRMLS
• 1978-04-28 Sold (Public Records) $66,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $6,232 · +5.1% YoY. Source: county tax records.