46630 172nd E · Lake Los Angeles, CA 93535

$169,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 117 Days on market

Built 1958 5.53 ac lot ↓ 23% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity to own this single-family home built in 1958 featuring 2 bedrooms and 1 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens.

Key facts

• 5.53 acre lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Estimated lot and living area sources; Single unit property
• HOA & community: Suburban community

Exterior

• Parking: Attached garage; 1 garage space (1 total parking space)
• Utilities: Public sewer; District/public water
• Home design: House; Single story
• Construction: No common walls (detached); Year built: estimated
• Exterior features: Front yard; Back yard; Yard; No pool

Interior

• Kitchen: Kitchen (features not specified)
• Bedrooms: 2 bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Interior features: One-level home; All bedrooms on the main level; Living room; Entry on main level
• Laundry & utility: In-unit laundry (see remarks for details)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — 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: Rents flat; 1177 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k 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 117 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1958 — 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 $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $99,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46512 171st St	0.20mi	1/1.0 (-1)	722 (-14%)	1mo	$85,000	$118	62

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-18,510
• Equity at exit: $25,333

10-year hold

• IRR: -7.3%
• Equity multiple: 0.61×
• Total profit: $-18,714
• Equity at exit: $14,690

Cash invested: $47,572 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1177
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$406 /mo · $4,876/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $228

Break-even live

Break-even rent $1,732

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $324	-5% $276	+0% $228	+5% $180	+10% $132
Rent	-10% $68	-5% $148	+0% $228	+5% $308	+10% $388
Rate	-1.0pp $314	-0.5pp $271	base $228	+0.5pp $184	+1.0pp $139

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $169,900 Active 117 DOM
2. 2026-06-18
   days on market $169,900 Active 114 DOM
3. 2026-06-17
   days on market $169,900 Active 113 DOM
4. 2026-06-16
   days on market $169,900 Active 112 DOM
5. 2026-06-15
   days on market $169,900 Active 111 DOM
6. 2026-06-13
   days on market $169,900 Active 109 DOM
7. 2026-06-13
   days on market $169,900 Active 108 DOM
8. 2026-06-09
   days on market $169,900 Active 105 DOM
9. 2026-06-08
   days on market $169,900 Active 104 DOM
10. 2026-06-07
    days on market $169,900 Active 103 DOM
11. 2026-06-04
    days on market $169,900 Active 100 DOM
12. 2026-06-03
    days on market $169,900 Active 99 DOM
13. 2026-06-02
    days on market $169,900 Active 98 DOM
14. 2026-06-01
    days on market $169,900 Active 97 DOM
15. 2026-05-31
    days on market $169,900 Active 96 DOM
16. 2026-04-16
    price $169,900
17. 2026-02-24
    listed $193,900 Active
18. 2025-07-07
    status Pending Sale
19. 2025-07-05
    listed $75,000 Active
20. 2025-07-05
    historical
21. 2025-04-23
    status Pending Sale
22. 2025-04-22
    historical
23. 2025-04-11
    listed $75,000 Active
24. 2023-07-11
    soldstatus $398,000
25. 2019-10-10
    soldstatus $215,000 Closed
26. 2019-10-09
    soldstatus $215,000
27. 2019-09-30
    soldstatus $215,000 Closed Sale
28. 2019-08-28
    status Pending Sale
29. 2019-08-26
    status Pending
30. 2019-08-16
    listed $220,000 Active
31. 2019-08-16
    listed $220,000 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: $4,876 · $406/mo
• Projected year-2 tax: $4,876 · $406/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,245
• − Mortgage interest: −$9,517
• − Property taxes: −$4,876
• − Insurance: −$850
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$4,943
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,693/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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 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

• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

-22.8% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $169,900 CRMLS
• 2026-02-24 Listed $193,900 CRMLS
• 2025-07-07 Pending — CRMLS
• 2025-07-05 Listing Removed — CRMLS
• 2025-07-05 Listed $75,000 CRMLS
• 2025-04-23 Pending — CRMLS
• 2025-04-22 Listing Removed — CRMLS
• 2025-04-11 Listed $75,000 CRMLS
• 2023-07-11 Sold (Public Records) $398,000 Public Records
• 2019-10-10 Sold (MLS) $215,000 AVMLS
• 2019-10-09 Sold (Public Records) $215,000 Public Records
• 2019-09-30 Sold (MLS) $215,000 CRMLS
• 2019-08-28 Pending — CRMLS
• 2019-08-26 Pending — AVMLS
• 2019-08-16 Listed $220,000 CRMLS
• 2019-08-16 Listed $220,000 AVMLS

Property tax history

+18.0%/yr

Latest (2025): $4,876 · +2.5% YoY. Source: county tax records.