342 E Lancaster Blvd · Lancaster, CA 93535

$825,000

6 bd · 6.0 ba · 3,212 sqft · MultiFamily public records · 12 Days on market

Built 1958 6,757 sqft lot Est $790k · at est.

---

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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• ARV discount +5.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• 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: 6 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

6-unit multifamily property in a strong Lancaster rental corridor with consistent tenant demand. The property consists entirely of 1-bedroom, 1-bathroom units, providing an efficient and easy-to-manage unit mix attractive to long-term tenants. Each unit is assigned its own private 1-car garage, a valuable amenity that enhances tenant appeal and supports long-term occupancy. The property also features shared on-site laundry for additional tenant convenience and supplemental income potential. The building totals approximately 3,212 SF on a 6,755 SF lot and offers functional layouts with additional upside through future interior and exterior improvements. Investors have the ability to improve

Key facts

• Multifamily property
• Private garage
• Functional layouts

Tags

• MULTIFAMILY PROPERTY
• PRIVATE GARAGE
• ON-SITE LAUNDRY
• FUNCTIONAL LAYOUTS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Finance

• Financial info: Gross income: $86,400; Net operating income: $56,150; Total annual expenses: $30,240; Gross rent multiplier: 10.2; Actual rents reported
• HOA & community: Six units in the complex

Exterior

• Parking: Attached garage with 6 garage spaces; 6 total parking spaces
• Home design: Single-story residential income property; One level
• Exterior features: No other structures on the lot; Zoned LRR3*

Interior

• Bedrooms: Six 1-bedroom units
• Bathrooms: Six 1-bath units
• Heating & cooling: Wall heat; Wall unit cooling
• Interior features: Community laundry available; Wall heating; Wall unit cooling
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $380/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $825k).
• Cap rate 9.6% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Lancaster Elementary (suburban): math 18% / reading 32% proficiency, ranked #1,161 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,512/mo this rent would consume 162% of the median local household income ($70k/yr) (locally 2494% 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 $6k of loan paydown is wiped out by about $25k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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 $220k; list at $825k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $825,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $790,152
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 E Lancaster Blvd	0.00mi	6/6.0	3,212 (0%)	1mo	$790,000	$246	99
44931 Trevor Ave	0.60mi	6/6.0	3,360 (+5%)	6mo	$790,000	$235	59
44817 Redwood	0.43mi	7/3.0 (+1)	2,800 (-13%)	3mo	$725,000	$259	39
45133 Spearman Ave	0.69mi	6/3.0	2,856 (-11%)	16mo	$550,000	$193	24

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-15,201
• Equity at exit: $123,010

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $70,072
• Equity at exit: $71,331

Cash invested: $231,000 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 43.4×

Monthly cashflow live

• Estimated rent: $9,512 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$564 /mo · $6,767/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,998
• Net cashflow: $2,280

Break-even live

Break-even rent $6,625

Max offer price $825,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,747	-5% $2,514	+0% $2,280	+5% $2,047	+10% $1,813
Rent	-10% $1,529	-5% $1,905	+0% $2,280	+5% $2,656	+10% $3,032
Rate	-1.0pp $2,696	-0.5pp $2,490	base $2,280	+0.5pp $2,067	+1.0pp $1,849

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$9,510
Total (6 units)			$9,512

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44519 Foxton Ave Lancaster, CA	5.0	3.0	3010	$3,500	$1.16	1d	1	0.36mi
44745 Christie Ave Lancaster, CA	5.0	3.0	2289	$3,095	$1.35	1d	1	0.99mi
44745 Christie Ave Lancaster, CA	5.0	3.0	2289	$3,095	$1.35	10d	1	0.99mi
44438 13th St E Lancaster, CA	6.0	2.0	2289	$3,200	$1.40	1d	1	1.11mi

Listing history 22 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   listed $825,000 Active
3. 2024-11-03
   historical $1,350
4. 2024-10-31
   historical $1,350
5. 2024-10-27
   listed $1,350
6. 2024-10-21
   historical $1,350
7. 2024-09-11
   listed $1,500
8. 2024-09-06
   historical $1,500
9. 2024-09-06
   listed $1,500
10. 2024-09-05
    listed $1,500
11. 2024-07-19
    historical
12. 2024-02-19
    listed $1,140,000 Active
13. 2024-01-01
    historical $1,100
14. 2023-11-03
    listed $1,100
15. 2015-03-19
    historical
16. 2015-03-19
    historical
17. 2013-09-16
    soldstatus $220,000
18. 2012-09-25
    soldstatus $205,000
19. 2012-05-24
    listed $229,000
20. 2006-08-03
    listed $499,000
21. 2005-10-28
    listed $525,000
22. 1975-06-30
    soldstatus $65,000

ⓘ 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: $6,767 · $564/mo
• Projected year-2 tax: $6,767 · $564/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 7/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,144
• − Mortgage interest: −$46,213
• − Property taxes: −$6,767
• − Insurance: −$4,125
• − Repairs & maintenance: −$9,132
• − Management: −$9,132
• − Depreciation: −$24,000
• Taxable income: $14,776
• Est. tax owed @ 24.0%: −$3,546
• After-tax cash flow: $23,819/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: Lancaster Elementary
• NCES district ID: 0620880
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $46,440
• Composite: 24.73/100
• National rank: #13028
• State rank: #1161 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• 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

+1169.2% since first listed

22 events — show timeline

• 2026-05-20 Pending — TheMLS
• 2026-05-08 Listed $825,000 TheMLS
• 2024-11-03 Rental Removed $1,350 RENTALBEAST
• 2024-10-31 Rental Removed $1,350 RENTALBEAST
• 2024-10-27 Listed for Rent $1,350 RENTALBEAST
• 2024-10-21 Rental Removed $1,350 RENTALBEAST
• 2024-09-11 Listed for Rent $1,500 RENTALBEAST
• 2024-09-06 Rental Removed $1,500 RENTALBEAST
• 2024-09-06 Listed for Rent $1,500 RENTALBEAST
• 2024-09-05 Listed for Rent $1,500 RENTALBEAST
• 2024-07-19 Listing Removed — CRMLS
• 2024-02-19 Listed $1,140,000 CRMLS
• 2024-01-01 Rental Removed $1,100 CRMLS
• 2023-11-03 Listed for Rent $1,100 CRMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2013-09-16 Sold (MLS) $220,000 AVMLS
• 2012-09-25 Sold (Public Records) $205,000 Public Records
• 2012-05-24 Listed $229,000 AVMLS
• 2006-08-03 Listed $499,000 AVMLS
• 2005-10-28 Listed $525,000 AVMLS
• 1975-06-30 Sold (Public Records) $65,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,767 · +5.0% YoY. Source: county tax records.