3000 Cazador · Los Angeles, CA 90065

$1,499,000

12 bd · 6.0 ba · 5,170 sqft · MultiFamily · 76 Days on market

Built 1922 Fair condition 0.27 ac lot $290/sqft · 12% above area Est $1337k · 12% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

This unique property previously operated as a 12-bedroom, 6-bathroom residential care facility serving individuals with disabilities from the early 1990s until February 2023. Ideally located near public transportation, shopping centers, grocery stores, and major freeways, the property offers convenient access to everyday amenities and services. With its generous layout and multiple bedrooms and bathrooms, this property presents a rare investment opportunity with strong potential for future use. While the property will require repairs and updates to become operational again, it offers significant upside and income potential for the right buyer. Great opportunity for investors or operators looking to restore or repurpose a well-located property with substantial capacity and flexibility.

Key facts

• 0.27 acre lot
• Built 1922
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $1.50M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $807/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.1% in Los Angeles — 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 (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime 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.
• Market conditions: Rents flat; 239 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 $17,198/mo this rent would consume 218% of the median local household income ($95k/yr) (locally 2198% 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 $10k of loan paydown is wiped out by about $45k 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 76 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,409,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,336,716
• List price: $1,499,000
• Delta: 12.14%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-84,072
• Equity at exit: $223,506

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $10,239
• Equity at exit: $129,606

Cash invested: $419,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90065

• Rents YoY: 0.2%
• Active inventory: 239
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $17,198 high
• Mortgage (P&I): −$7,861
• Tax est. 1.5%: −$1,874 /mo · $22,485/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,612
• Net cashflow: $3,227

Break-even live

Break-even rent $13,113

Max offer price $1,499,000

Occupancy floor 76%

Sensitivity live

Price	-10% $4,263	-5% $3,745	+0% $3,227	+5% $2,709	+10% $2,191
Rent	-10% $1,869	-5% $2,548	+0% $3,227	+5% $3,906	+10% $4,586
Rate	-1.0pp $3,982	-0.5pp $3,608	base $3,227	+0.5pp $2,839	+1.0pp $2,444

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$17,200
Total (4 units)			$17,198

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,499,000 Active 76 DOM
2. 2026-06-17
   days on market $1,499,000 Active 75 DOM
3. 2026-06-16
   days on market $1,499,000 Active 74 DOM
4. 2026-06-15
   days on market $1,499,000 Active 73 DOM
5. 2026-06-13
   days on market $1,499,000 Active 71 DOM
6. 2026-06-09
   days on market $1,499,000 Active 67 DOM
7. 2026-06-08
   days on market $1,499,000 Active 66 DOM
8. 2026-06-07
   days on market $1,499,000 Active 65 DOM
9. 2026-06-04
   days on market $1,499,000 Active 62 DOM
10. 2026-06-03
    days on market $1,499,000 Active 61 DOM
11. 2026-06-02
    days on market $1,499,000 Active 60 DOM
12. 2026-06-01
    days on market $1,499,000 Active 59 DOM
13. 2026-05-31
    days on market $1,499,000 Active 58 DOM
14. 2026-04-03
    listed $1,499,000 Active 795-char remark

    Show marketing remark (795 chars)

    This unique property previously operated as a 12-bedroom, 6-bathroom residential care facility serving individuals with disabilities from the early 1990s until February 2023. Ideally located near public transportation, shopping centers, grocery stores, and major freeways, the property offers convenient access to everyday amenities and services. With its generous layout and multiple bedrooms and bathrooms, this property presents a rare investment opportunity with strong potential for future use. While the property will require repairs and updates to become operational again, it offers significant upside and income potential for the right buyer. Great opportunity for investors or operators looking to restore or repurpose a well-located property with substantial capacity and flexibility.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $206,376
• − Mortgage interest: −$83,967
• − Property taxes: −$22,485
• − Insurance: −$7,495
• − Repairs & maintenance: −$16,510
• − Management: −$16,510
• − Depreciation: −$43,607
• Taxable income: $15,801
• Est. tax owed @ 24.0%: −$3,792
• After-tax cash flow: $34,934/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 · 13 photos

Fair 45/100 Extensive rehab

This multi-family property requires extensive repairs and updates to become move-in ready. Significant investments in the kitchen, bathrooms, exterior, and HVAC systems would greatly increase its resale and rental value.

Repairs flagged

• Major Kitchen — The kitchen appears cluttered and in need of a complete overhaul.
• Major Bathrooms — The bathrooms are not visible in the provided photos, but given the overall condition of the property, it is likely that they are in need of significant updates.
• Major Roof — The roof is not visible in the provided photos, but given the overall condition of the property, it is likely that the roof is in need of significant repairs or replacement.
• Major Exterior walls — The exterior walls appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The siding appears to be in need of touch-ups or repainting.
• Major Windows — The windows appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The windows appear to be in need of touch-ups or repainting.
• Major Foundation/structure — The foundation and structure appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The structure appears to be in need of touch-ups or repainting.
• Major HVAC/mechanicals — The HVAC and mechanical systems are not visible in the provided photos, but given the overall condition of the property, it is likely that they are in need of significant repairs or replacement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures would significantly increase the property's resale value.
• Resale Bathroom updates — Modern bathrooms with updated fixtures and finishes would significantly increase the property's resale value.
• Both Exterior paint and landscaping — A fresh coat of paint and improved landscaping would enhance both the resale and rental value of the property.
• Both HVAC system replacement — A new HVAC system would improve the comfort and energy efficiency of the property, making it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · The kitchen appears cluttered and in need of a complete overhaul.	Major	$15,000–50,000
Bathrooms · The bathrooms are not visible in the provided photos, but given the overall condition of the property, it is likely that they are in need of significant updates.	Major	$15,000–50,000
Roof · The roof is not visible in the provided photos, but given the overall condition of the property, it is likely that the roof is in need of significant repairs or replacement.	Major	$15,000–50,000
Exterior walls · The exterior walls appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The siding appears to be in need of touch-ups or repainting.	Major	$15,000–50,000
Windows · The windows appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The windows appear to be in need of touch-ups or repainting.	Major	$15,000–50,000
Foundation/structure · The foundation and structure appear to be in fair condition, but there is visible wear and tear, such as peeling paint and some discoloration. The structure appears to be in need of touch-ups or repainting.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC and mechanical systems are not visible in the provided photos, but given the overall condition of the property, it is likely that they are in need of significant repairs or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures would significantly increase the property's resale value. ↑
• Resale Bathroom updates — Modern bathrooms with updated fixtures and finishes would significantly increase the property's resale value. ↑
• Both Exterior paint and landscaping — A fresh coat of paint and improved landscaping would enhance both the resale and rental value of the property. ↑
• Both HVAC system replacement — A new HVAC system would improve the comfort and energy efficiency of the property, making it more attractive to buyers and renters. ↑

ⓘ 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: 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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 44,658
• Household income: $94,784
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2198.0

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 52% White 27% Two or more races 20% Asian 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 41% Tagalog/Filipino 5% Other Indo-European 3%

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: ▼ -1578.12%
• Current HPI: 536.5042
• Rent YoY: ▲ 0.21%
• 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

1 event — show timeline

• 2026-04-03 Listed $1,499,000 CRMLS