23805 Arlington Ave · Torrance, CA 90501

$15,995,000

57 bd · 38.0 ba · 26,846 sqft · MultiFamily public records · 204 Days on market

Built 1964 0.89 ac lot $596/sqft · 70% above area

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 36 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Arlington Square Apartments represent a rare, turnkey investment opportunity following an impressive $2M+ capital transformation completed over the past 24 months. This 36 unit, garden-style community in Southeast Torrance has been comprehensively reimagined from a complete exterior and interior rebrand to thoughtful amenity upgrades that have repositioned the asset for today's renters. Arlington Square now showcases a modern aesthetic, with fresh exterior paint, contemporary signage, and enhanced curb appeal. The ownership's vision extended beyond cosmetics: a newly designed courtyard with communal BBQ area creates an inviting social hub, while upgraded landscaping, controlled-access entry, on-site laundry facilities and a brand-new leasing office round out the resident experience. The renovation program speaks for itself: 33 of 36 units have been fully renovated and are generating strong rent premiums.

Key facts

• Upgraded landscaping
• Communal bbq area
• 0.89 acre lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• GARDEN STYLE COMMUNITY
• NEWLY DESIGNED COURTYARD
• COMMUNAL BBQ AREA
• UPGRADED LANDSCAPING
• CONTROLLED ACCESS ENTRY

What this means for you Summary

Snapshot

• This is a 36 × 57-bed/38.0-bath units multifamily listed at $15.99M.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive. Per door: $259/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $14.06M (12.1% below list).
• Recommended offer: $14.06M (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 (+3.2%/yr); 96 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $140,640/mo this rent would consume 1816% of the median local household income ($93k/yr) (locally 1972% 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 $111k of loan paydown is wiped out by about $480k 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 204 days — a 12% lower offer ($14.08M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $11.30M; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $14,064,000 (12.1% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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 1964 — 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. 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?
10. 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.
11. 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.
12. 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: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $9,415,980
• List price: $15,995,000
• Delta: 69.87%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-1,966,089
• Equity at exit: $2,384,907

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-814,665
• Equity at exit: $1,382,955

Cash invested: $4,478,600 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 341.2×

Monthly cashflow live

• Estimated rent: $140,640 medium
• Mortgage (P&I): −$83,880
• Tax from tax record: −$11,242 /mo · $134,901/yr
• Insurance: −$6,665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$29,534
• Net cashflow: $9,320

Break-even live

Break-even rent $128,843

Max offer price $15,995,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 36× units	57	38	$140,652
Total (36 units)			$140,640

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: $3,998,750
• Closing costs: $479,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $15,995,000 Active 204 DOM
2. 2026-06-17
   days on market $15,995,000 Active 203 DOM
3. 2026-06-16
   days on market $15,995,000 Active 202 DOM
4. 2026-06-15
   days on market $15,995,000 Active 201 DOM
5. 2026-06-13
   days on market $15,995,000 Active 199 DOM
6. 2026-06-13
   days on market $15,995,000 Active 198 DOM
7. 2026-06-09
   days on market $15,995,000 Active 195 DOM
8. 2026-06-08
   days on market $15,995,000 Active 194 DOM
9. 2026-06-07
   days on market $15,995,000 Active 193 DOM
10. 2026-06-04
    days on market $15,995,000 Active 190 DOM
11. 2026-06-03
    days on market $15,995,000 Active 189 DOM
12. 2026-06-02
    days on market $15,995,000 Active 188 DOM
13. 2026-06-01
    days on market $15,995,000 Active 187 DOM
14. 2026-05-31
    days on market $15,995,000 Active 186 DOM
15. 2025-11-25
    listed $15,995,000 Active 917-char remark

    Show marketing remark (917 chars)

    Arlington Square Apartments represent a rare, turnkey investment opportunity following an impressive $2M+ capital transformation completed over the past 24 months. This 36 unit, garden-style community in Southeast Torrance has been comprehensively reimagined from a complete exterior and interior rebrand to thoughtful amenity upgrades that have repositioned the asset for today's renters. Arlington Square now showcases a modern aesthetic, with fresh exterior paint, contemporary signage, and enhanced curb appeal. The ownership's vision extended beyond cosmetics: a newly designed courtyard with communal BBQ area creates an inviting social hub, while upgraded landscaping, controlled-access entry, on-site laundry facilities and a brand-new leasing office round out the resident experience. The renovation program speaks for itself: 33 of 36 units have been fully renovated and are generating strong rent premiums.

16. 2023-08-07
    soldstatus $11,300,000
17. 2023-08-07
    soldstatus $11,300,000
18. 2022-10-17
    listed $11,500,000

ⓘ 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: $134,901 · $11,242/mo
• Projected year-2 tax: $134,901 · $11,242/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 22 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: $1,687,680
• − Mortgage interest: −$895,969
• − Property taxes: −$134,901
• − Insurance: −$79,975
• − Repairs & maintenance: −$135,014
• − Management: −$135,014
• − Depreciation: −$465,309
• Taxable loss: −$158,502
• Est. tax savings @ 24.0%: +$38,041
• After-tax cash flow: $149,878/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: 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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+39.1% since first listed

4 events — show timeline

• 2025-11-25 Listed $15,995,000 TheMLS
• 2023-08-07 Sold (Public Records) $11,300,000 Public Records
• 2023-08-07 Sold (MLS) $11,300,000 SDMLS
• 2022-10-17 Listed $11,500,000 SDMLS

Property tax history

+14.1%/yr

Latest (2025): $134,901 · +1.5% YoY. Source: county tax records.