17 Scottsdale N · Carson, CA 90745

$422,000

3 bd · 2.0 ba · 1,091 sqft · Condo public records · 22 Days on market

Built 1963 $360/mo HOA · 10% of rent

---

Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Front unit in gated Scottsdale Townhouses community. 3 bedrooms, 2 baths, 2 car garage. New carpet and paint! Great price!Located near park and elementary school. Access to 110 fwy.

Key facts

• New kitchen
• New paint
• $360 HOA

Tags

• DIRECT ACCESS FROM GARAGE
• LAUNDRY AREA IN GARAGE
• NEW KITCHEN
• NEW PAINT

Property features AI

Finance

• Other: Total number of units in community: 100
• HOA & community: Part of an association with a $360 monthly fee; Association amenities include other courts; Community features: biking, dog park

Exterior

• Parking: Attached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Standard electric; Public sewer; Other utilities: see remarks
• Home design: Condominium; Two stories; Entry level: 1 (front door); Total of 3 units in the building; No ADU
• Construction: Certified 433a foundation
• Exterior features: No pool; Multi-family property; Attached property with 2+ common walls

Interior

• Kitchen: Gas cooktop; Gas range; Gas water heater; Water heater unit
• Bedrooms: Main floor bedrooms (2)
• Flooring: See remarks
• Bathrooms: 2 full bathrooms; Bathtub included
• Heating & cooling: Central furnace
• Interior features: Two levels; Front door entry; Main-floor bedroom(s) available; Main level has 1 bathroom and 2 bedrooms
• Laundry & utility: In-unit laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $422k.

Deal economics

• At list price, monthly cash flow is $-63 ($-760/yr) — negative.
• To cash-flow at today's rent, offer at most $411k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (12.1% below list).
• Recommended offer: $371k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Carson — 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 67/100 on livability (#309 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A-; Watch: health & safety C-, crime F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Catskill Avenue Elementary (457 students, 91% FRL); Wilmington Mid Sci Tech Engr Arts Math (Steam) Magnet (1,268 students, 94% FRL); Carson Senior High (math 22% / reading 44%, grade F, #667 of 1,170 statewide, top 57%, 1,405 students, 78% FRL) — zoned schools average 88% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 32 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 41% of the median local income ($108k/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 $3k of loan paydown is wiped out by about $13k 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 22 days — a 2% lower offer ($416k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.
• Current owner paid $99k; list at $422k implies a 326% gain — meaningful room to come down on a strong offer.

Recommended offer $370,895 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. 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: 0.88% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-67,437
• Equity at exit: $62,922

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-42,957
• Equity at exit: $36,487

Cash invested: $118,160 (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 90745

• Rents YoY: 4.3%
• Active inventory: 32
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,709 high
• Mortgage (P&I): −$2,213
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$176
• HOA: −$360
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $-63

Break-even live

Break-even rent $3,789

Max offer price $410,812

Occupancy floor 97%

Sensitivity live

Price	-10% $176	-5% $56	+0% $-63	+5% $-183	+10% $-302
Rent	-10% $-356	-5% $-210	+0% $-63	+5% $83	+10% $230
Rate	-1.0pp $149	-0.5pp $44	base $-63	+0.5pp $-173	+1.0pp $-284

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: $105,500
• Closing costs: $12,660
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Paradise Vly N #127 Carson, CA	4.0	2.0	1421	$900	$0.63	45d	1	0.15mi
510 Catalina Ln Carson, CA	3.0	2.5	1391	$3,695	$2.66	45d	1	0.35mi
24139 Ravenna Ave Carson, CA	4.0	2.0	1356	$4,500	$3.32	20d	1	0.62mi
539 E 223rd St Unit 543 Carson, CA	2.0	1.0	750	$2,670	$3.56	18d	1	0.90mi
1557 Island Ave Wilmington, CA	3.0	2.0	1152	$4,200	$3.65	45d	1	1.23mi
21907 Dolores St Carson, CA	2.0	1.0	925	$3,200	$3.46	1d	1	1.31mi
256 W Lomita Blvd Wilmington, CA	3.0	1.0	1000	$1,800	$1.80	22d	1	1.38mi
615 E Carson St Carson, CA	2.0	1.0–2.0	868	$3,900	$4.49	0d	9	1.42mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $422,000 Active 22 DOM
2. 2026-06-18
   days on market $422,000 Active 19 DOM
3. 2026-06-17
   days on market $422,000 Active 18 DOM
4. 2026-06-16
   days on market $422,000 Active 17 DOM
5. 2026-06-15
   days on market $422,000 Active 16 DOM
6. 2026-06-13
   days on market $422,000 Active 14 DOM
7. 2026-06-09
   days on market $422,000 Active 10 DOM
8. 2026-06-08
   days on market $422,000 Active 9 DOM
9. 2026-06-07
   days on market $422,000 Active 8 DOM
10. 2026-06-04
    days on market $422,000 Active 5 DOM
11. 2026-06-03
    days on market $422,000 Active 4 DOM
12. 2026-06-02
    days on market $422,000 Active 3 DOM
13. 2026-06-01
    days on market $422,000 Active 2 DOM
14. 2026-05-31
    remarks 437-char remark
15. 2026-05-31
    listed $422,000 Active 1 DOM

ⓘ 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: $2,935 · $245/mo
• Projected year-2 tax: $3,207 · $267/mo
• Expected delta: +$272/yr (+$23/mo · 9.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥88°F today · 23 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: $44,507
• − Mortgage interest: −$23,639
• − Property taxes: −$2,935
• − Insurance: −$2,110
• − Repairs & maintenance: −$3,561
• − Management: −$3,561
• − HOA: −$4,320
• − Depreciation: −$12,276
• Taxable loss: −$7,893
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $1,134/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Carson

• Score: 67/100
• State rank: #309
• US rank: #10410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 57,397
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,397
• Household income: $107,988
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1324.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 44% Asian 36% Two or more races 17% White 7% Black 7% Pacific Islander 2%
• Hispanic origin (detail): Mexican 37%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 35% English-only · Spanish 35% Tagalog/Filipino 23% Other Asian/Pacific 2%

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: ▼ -824.21%
• Current HPI: 415.0172
• Rent YoY: ▲ 4.29%
• 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

+273.8% since first listed

17 events — show timeline

• 2026-05-30 Listed $422,000 CRMLS
• 2010-12-27 Sold (MLS) $99,085 CRMLS
• 2010-11-18 Pending — CRMLS
• 2010-10-27 Price Changed $90,000 CRMLS
• 2010-09-25 Listed $99,900 CRMLS
• 2008-04-11 Listing Removed — CRMLS
• 2007-10-17 Listed $312,000 CRMLS
• 2006-03-08 Sold (Public Records) $290,000 Public Records
• 2006-03-08 Sold (MLS) $289,900 CRMLS
• 2006-01-14 Listed $289,900 CRMLS
• 2006-01-13 Listing Removed — CRMLS
• 2006-01-10 Listed $289,900 CRMLS
• 2005-11-19 Listing Removed — CRMLS
• 2005-11-14 Listed $289,900 CRMLS
• 2002-09-30 Sold (Public Records) $90,000 Public Records
• 2000-09-26 Sold (Public Records) $55,000 Public Records
• 1992-05-12 Sold (Public Records) $112,900 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,935 · +5.4% YoY. Source: county tax records.