4305 Torrance Blvd · Torrance, CA 90503

$750,000

7 bd · 2.0 ba · 1,354 sqft · MultiFamily · 105 Days on market

Built 1960 Good condition 1.73 ac lot $554/sqft · 48% below area Est $1.436M · 48% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare opportunity to acquire two adjacent medical condominium suites — Suite 306 and Suite 307 — sold together under one parcel and ownership. Combined 1,354 SF with 7 private treatment rooms purpose-built for acupuncture and TCM practice. Suite 306 features a waiting area, reception counter, 1 restroom, and 4 private treatment rooms — available for immediate owner-occupancy. Suite 307 has 1 restroom and 3 treatment rooms, currently leased month-to-month. Both suites are fully improved and operational — no tenant improvement needed. HOA covers all utility plus cleaning service.

Key facts

• Waiting area
• Fully improved
• Operational

Tags

• MEDICAL CONDOMINIUM SUITES
• PRIVATE TREATMENT ROOMS
• WAITING AREA
• RECEPTION COUNTER
• FULLY IMPROVED
• OPERATIONAL

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $750k. Condition is rated good.
• This rent per unit runs 37% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $510/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $682k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.0% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Victor Elementary (math 10% / reading 10%, grade F, #1,511 of 1,571 statewide, top 98%, 971 students, 29% FRL); Jefferson Middle (638 students, 25% FRL); West High (1,840 students, 23% FRL).
• Zoned-school proficiency averages 10% at this address vs 64% district-wide (-54 pts) — the specific schools serving this property underperform the Torrance Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 62 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 105 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.

Recommended offer $682,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 1960 — 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. Schools are A-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?
8. Crime grade is D 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $1,436,001
• List price: $750,000
• Delta: -47.77%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2731 Armour Ln	1.47mi	5/2.0 (-2)	1,700 (+26%)	11mo	$1,500,000	$882	21
3518 W 225th St	1.22mi	5/2.0 (-2)	1,654 (+22%)	23mo	$1,280,000	$774	11
22608 Gaycrest	1.17mi	5/2.0 (-2)	1,568 (+16%)	44mo	$1,300,000	$829	10
528 N Lucia Ave	1.62mi	5/2.0 (-2)	1,646 (+22%)	60mo	$1,650,000	$1,002	10
1007 Acacia Ave	1.87mi	5/3.0 (-2)	1,620 (+20%)	22mo	$1,295,000	$799	7
18924 Cerise Ave	2.07mi	5/3.0 (-2)	1,713 (+26%)	48mo	$1,110,000	$648	6

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-61,290
• Equity at exit: $111,827

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $11,285
• Equity at exit: $64,846

Cash invested: $210,000 (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 90503

• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $7,851 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,649
• Net cashflow: $1,019

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$7,852
Total (2 units)			$7,851

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,538	-5% $1,278	+0% $1,019	+5% $760	+10% $501
Rent	-10% $399	-5% $709	+0% $1,019	+5% $1,329	+10% $1,639
Rate	-1.0pp $1,397	-0.5pp $1,210	base $1,019	+0.5pp $825	+1.0pp $627

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: $187,500
• Closing costs: $22,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20710 Anza Ave Torrance, CA	1.0–3.0	1.0–1.5	896	$2,695	$3.01	4d	1	0.32mi
20614 Mansel Ave Torrance, CA	3.0	2.0	1482	$3,705	$2.50	21d	1	0.36mi
20512 Earl St Torrance, CA	3.0	3.0	1883	$4,595	$2.44	28d	1	0.45mi
21510 Ellinwood Dr Torrance, CA	3.0	2.0	1175	$4,500	$3.83	18d	1	0.51mi
21510 Ellinwood Dr Torrance, CA	3.0	2.0	—	$4,500	—	4d	1	0.51mi
3538 Torrance Blvd #182 Torrance, CA	3.0	2.5	2166	$5,800	$2.68	37d	1	0.61mi
5233 Emerald St Torrance, CA	3.0	2.5	2159	$6,750	$3.13	74d	1	0.67mi
3538 Torrance Blvd Torrance, CA	3.0	2.5	2166	$5,700	$2.63	74d	1	0.68mi
3708 Sara Dr Torrance, CA	4.0	2.5	2270	$1,500	$0.66	93d	1	0.70mi
3450 Maricopa St Torrance, CA	1.0–3.0	1.0–2.0	1025	$3,462	$3.38	2d	7	0.72mi
5410 Ruby St Torrance, CA	3.0	2.0	1630	$5,195	$3.19	3d	1	0.75mi
22010 Ocean Ave Torrance, CA	4.0	2.0	1337	$4,750	$3.55	93d	1	0.75mi
5130 Carmelynn St Torrance, CA	3.0	2.5	2082	$6,000	$2.88	4d	1	0.85mi
19922 Mansel Ave Torrance, CA	4.0	4.0	—	$6,500	—	42d	1	0.89mi
22411 Anza Ave Torrance, CA	4.0	4.0	2011	$6,800	$3.38	38d	1	0.90mi
20521 Madrona Ave Torrance, CA	3.0	2.0	—	$3,900	—	93d	1	0.91mi
21015 Tomlee Ave Torrance, CA	4.0	3.0	2679	$6,500	$2.43	26d	1	0.92mi
5306 Carmelynn St Torrance, CA	3.0	2.0	1549	$4,995	$3.22	62d	1	0.93mi
22491 Kent Ave Torrance, CA	3.0	2.5	2062	$5,000	$2.42	2d	1	0.96mi
22121 Linda Dr Torrance, CA	4.0	2.0	1656	$4,990	$3.01	93d	1	0.96mi
4507 Halison St Torrance, CA	4.0	3.0	1820	$6,995	$3.84	68d	1	0.98mi
4507 Halison St Torrance, CA	4.0	3.0	1820	$6,995	$3.84	67d	1	0.98mi
3462 Del Amo Blvd Torrance, CA	4.0	3.0	1670	$4,500	$2.69	74d	1	1.00mi
3476 Del Amo Blvd Torrance, CA	4.0	3.0	1657	$4,250	$2.56	2d	1	1.00mi
120 S Prospect Ave Unit A Redondo Beach, CA	4.0	3.0	2054	$6,800	$3.31	34d	1	1.01mi
3442 Del Amo Blvd Torrance, CA	3.0	2.5	1567	$4,590	$2.93	51d	1	1.02mi
3428 Del Amo Blvd Torrance, CA	3.0	3.0	1657	$4,195	$2.53	62d	1	1.02mi
1113 Barbara St Unit 11421A Redondo Beach, CA	3.0	1.5	1300	$5,040	$3.88	93d	1	1.03mi
3205 Merrill Dr Apt 26 Torrance, CA	3.0	2.0	1560	$3,550	$2.28	93d	1	1.08mi
3606 Sepulveda Blvd Torrance, CA	3.0	2.0	1375	$4,000	$2.91	32d	1	1.10mi
3715 W 225th St Torrance, CA	3.0	2.0	1108	$3,900	$3.52	24d	1	1.10mi
3858 W 226th St Torrance, CA	1.0–3.0	1.0–2.0	—	$3,495	—	3d	1	1.10mi
1021 Camino Real Redondo Beach, CA	4.0	2.0	1622	$6,000	$3.70	52d	1	1.13mi
22714 Evalyn Ave Torrance, CA	3.0	2.0	—	$4,995	—	68d	1	1.13mi
404 S Juanita Ave Redondo Beach, CA	4.0	2.0	1600	$6,750	$4.22	0d	1	1.14mi
5508 Halison St Torrance, CA	3.0	2.0	1456	$5,200	$3.57	54d	1	1.14mi
5114 Cadison St Torrance, CA	4.0	2.0	1696	$5,500	$3.24	74d	1	1.15mi
1001 Camino Real Unit 8948A Redondo Beach, CA	3.0	1.5	1300	$4,990	$3.84	93d	1	1.15mi
706 Rita St Redondo Beach, CA	5.0	5.5	4423	$11,000	$2.49	2d	1	1.19mi
1020 Fonthill Ave Torrance, CA	4.0	3.0	2100	$10,000	$4.76	9d	1	1.21mi

Property features AI

Finance

• Other: Common walls with 2+ adjacent unitsLot described as 0-1 unit/acre
• Financial info: Gross scheduled income listed as $15,000Maintenance expense listed as $1,182.08One unit shows actual/total rent of $1,250
• HOA & community: Sidewalks in the community

Exterior

• Parking: 50 parking spaces
• Utilities: Public sewerDistrict/Public water
• Home design: Attached property2 total units1 buildingTotal of 9 storiesBuilding area approx. 1,354
• Construction: Year built reported by assessor
• Exterior features: No pool

Interior

• Bedrooms: One unit with 4 bedrooms (furnished)One unit with 3 bedrooms (furnished)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: Central coolingEntry at level 1
• Laundry & utility: No on-site laundry

Listing history 50 events

1. 2026-08-08
   days on market $750,000 Active 105 DOM
2. 2026-08-06
   days on market $750,000 Active 103 DOM
3. 2026-08-05
   days on market $750,000 Active 102 DOM
4. 2026-08-04
   days on market $750,000 Active 101 DOM
5. 2026-08-03
   days on market $750,000 Active 100 DOM
6. 2026-07-31
   days on market $750,000 Active 97 DOM
7. 2026-07-30
   days on market $750,000 Active 96 DOM
8. 2026-07-30
   days on market $750,000 Active 95 DOM
9. 2026-07-28
   days on market $750,000 Active 94 DOM
10. 2026-07-26
    days on market $750,000 Active 92 DOM
11. 2026-07-24
    days on market $750,000 Active 90 DOM
12. 2026-07-23
    days on market $750,000 Active 89 DOM
13. 2026-07-22
    days on market $750,000 Active 88 DOM
14. 2026-07-21
    days on market $750,000 Active 87 DOM
15. 2026-07-20
    days on market $750,000 Active 86 DOM
16. 2026-07-18
    days on market $750,000 Active 84 DOM
17. 2026-07-18
    days on market $750,000 Active 83 DOM
18. 2026-07-16
    days on market $750,000 Active 82 DOM
19. 2026-07-15
    days on market $750,000 Active 81 DOM
20. 2026-07-14
    days on market $750,000 Active 80 DOM
21. 2026-07-13
    days on market $750,000 Active 79 DOM
22. 2026-07-13
    days on market $750,000 Active 78 DOM
23. 2026-07-11
    days on market $750,000 Active 77 DOM
24. 2026-07-10
    days on market $750,000 Active 76 DOM
25. 2026-07-09
    days on market $750,000 Active 75 DOM
26. 2026-07-07
    days on market $750,000 Active 73 DOM
27. 2026-07-06
    days on market $750,000 Active 72 DOM
28. 2026-07-06
    days on market $750,000 Active 71 DOM
29. 2026-07-05
    days on market $750,000 Active 70 DOM
30. 2026-07-03
    days on market $750,000 Active 69 DOM
31. 2026-07-02
    days on market $750,000 Active 68 DOM
32. 2026-07-01
    days on market $750,000 Active 67 DOM
33. 2026-06-30
    days on market $750,000 Active 66 DOM
34. 2026-06-29
    days on market $750,000 Active 65 DOM
35. 2026-06-28
    days on market $750,000 Active 64 DOM
36. 2026-06-27
    days on market $750,000 Active 63 DOM
37. 2026-06-26
    days on market $750,000 Active 62 DOM
38. 2026-06-24
    days on market $750,000 Active 60 DOM
39. 2026-06-22
    days on market $750,000 Active 58 DOM
40. 2026-06-21
    days on market $750,000 Active 57 DOM
41. 2026-06-18
    days on market $750,000 Active 54 DOM
42. 2026-06-17
    days on market $750,000 Active 53 DOM
43. 2026-06-16
    days on market $750,000 Active 52 DOM
44. 2026-06-15
    days on market $750,000 Active 51 DOM
45. 2026-06-13
    days on market $750,000 Active 49 DOM
46. 2026-06-13
    days on market $750,000 Active 48 DOM
47. 2026-06-09
    days on market $750,000 Active 45 DOM
48. 2026-06-08
    days on market $750,000 Active 44 DOM
49. 2026-06-07
    days on market $750,000 Active 43 DOM
50. 2026-06-04
    days on market $750,000 Active 40 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $94,212
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,537
• − Management: −$7,537
• − Depreciation: −$21,818
• Taxable income: $308
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $12,157/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This medical condominium suite is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting and minor touch-ups — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract tenants ↑
• Both HVAC system maintenance — Regular maintenance ensures efficient operation and reduces energy costs ↑

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Victor Elementary F CA #1,511/1,571 Nat'l #38,691/41,679 Middle Jefferson Middle High West High

Schools (NCES district)

• District: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

B Composite livability gradescore 76/100

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 10,940,515 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 43,454
• Household income: $125,912
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 41% White 33% Hispanic / Latino 15% Two or more races 12% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 34% · South Korea, Canada, China
• Languages at home: 58% English-only · Other Asian/Pacific 11% Korean 7% Spanish 7%

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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: ▼ -1024.09%
• Current HPI: 374.8275
• Rent YoY: ▲ 2.39%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Common walls with 2+ adjacent unitsLot described as 0-1 unit/acre
• Financial info: Gross scheduled income listed as $15,000Maintenance expense listed as $1,182.08One unit shows actual/total rent of $1,250
• HOA & community: Sidewalks in the community

Exterior

• Parking: 50 parking spaces
• Utilities: Public sewerDistrict/Public water
• Home design: Attached property2 total units1 buildingTotal of 9 storiesBuilding area approx. 1,354
• Construction: Year built reported by assessor
• Exterior features: No pool

Interior

• Bedrooms: One unit with 4 bedrooms (furnished)One unit with 3 bedrooms (furnished)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: Central coolingEntry at level 1
• Laundry & utility: No on-site laundry

Price history

+4.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $750,000 CRMLS
• 2026-04-25 Listed $720,000 CRMLS