4305 Torrance Blvd · Torrance, CA 90503

$750,000

8 bd · 2.0 ba · 1,354 sqft · MultiFamily · 54 Days on market

Built 1960 Good condition 1.73 ac lot $554/sqft · 53% below area

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 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

Property features AI

Finance

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

Exterior

• Parking: 50 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Attached property; 2 total units; 1 building; Total of 9 stories; Building 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 cooling; Entry at level 1
• Laundry & utility: No on-site laundry

🏷️ Possibly a rental listed for sale. The $750,000 price doesn't fit this home's estimated sale value (~$1,588,335) and the remarks read like a rental — treat the cards below with caution.

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.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $728k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.1% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents rising (+2.4%/yr); 48 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).
• At $7,533/mo this rent would consume 72% of the median local household income ($126k/yr) (locally 1732% 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 $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 54 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.

Recommended offer $727,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,588,335
• List price: $750,000
• Delta: -52.78%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-77,101
• Equity at exit: $111,827

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-22,320
• 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: 48
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $7,533 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,582
• Net cashflow: $768

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$7,534
Total (2 units)			$7,533

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
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $750,000 Active 54 DOM
2. 2026-06-17
   days on market $750,000 Active 53 DOM
3. 2026-06-16
   days on market $750,000 Active 52 DOM
4. 2026-06-15
   days on market $750,000 Active 51 DOM
5. 2026-06-13
   days on market $750,000 Active 49 DOM
6. 2026-06-13
   days on market $750,000 Active 48 DOM
7. 2026-06-09
   days on market $750,000 Active 45 DOM
8. 2026-06-08
   days on market $750,000 Active 44 DOM
9. 2026-06-07
   days on market $750,000 Active 43 DOM
10. 2026-06-04
    days on market $750,000 Active 40 DOM
11. 2026-06-03
    days on market $750,000 Active 39 DOM
12. 2026-06-02
    days on market $750,000 Active 38 DOM
13. 2026-06-01
    days on market $750,000 Active 37 DOM
14. 2026-05-31
    days on market $750,000 Active 36 DOM
15. 2026-05-13
    price $750,000 607-char remark
16. 2026-04-25
    listed $720,000 Active 607-char remark

ⓘ 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: $90,396
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,232
• − Management: −$7,232
• − Depreciation: −$21,818
• Taxable loss: −$2,897
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $9,911/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 9,444,647 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: 1732.0

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 0.70)
• 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%

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

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

+4.2% since first listed

2 events — show timeline

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