11100 S, New Hampshire · Westmont, CA 90044

$770,000

6 bd · 4.0 ba · 2,550 sqft · MultiFamily public records · 61 Days on market

Built 1958 6,508 sqft lot $302/sqft · at area comps Est $808k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 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

Back on the Market! Presenting Project NH11, a premier strategic value-add opportunity in the rapidly appreciating 90044 corridor. This 4-unit asset is delivered 75% vacant (3 out of 4 units empty at close), allowing an investor to bypass tenant buyouts and immediately execute a modernization plan. The property features a rare and high-demand unit mix consisting of one 3-Bedroom/1-Bath flagship unit and three 1-Bedroom/1-Bath units. The investment blueprint includes a dedicated $90,000 renovation allocation, headlined by a $30,000 Phase I Electrical Infrastructure Upgrade to a full 400A main panel with separate meters. This infrastructure-first approach future-proofs the asset for high-efficiency appliances and mini-split HVAC systems while shifting utility costs to tenants. With a projected stabilized monthly gross income of $8,650, Project NH11 offers a massive 12.8% pro-forma Cash-on-Cash return and a stabilized 8.61% CAP rate on total basis. Transform this distressed property into a Class-A boutique residence and capture significant forced equity. One unit currently occupied at $950/mo. Sold as-is. Don't miss the cleanest value-add play on the market!

Key facts

• 6,508 sq ft lot
• Built 1958
• Listed 60 days

Tags

• HIGH-EFFICIENCY APPLIANCES
• MINI-SPLIT HVAC SYSTEMS

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $770k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $770k).
• Recommended offer: $724k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.6% in Westmont — 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 59/100 on livability (#625 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, commute A+, housing B; Watch: crime F, amenities F, employment D-.
• 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 soft (-2.5%/yr); 168 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,716/mo this rent would consume 286% of the median local household income ($53k/yr) (locally 7490% 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 $23k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $216k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($724k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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 $270k; list at $770k implies a 185% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $723,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. Built in 1958 — 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 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?
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: 1.65% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.50%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (median comp): $808,117
• List price: $770,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 W 113th	0.38mi	6/3.5	2,545 (-0%)	1mo	$642,000	$252	79
10625 S Budlong	0.40mi	6/4.0	2,571 (+1%)	3mo	$909,000	$354	78
11143 Van Buren	0.25mi	6/3.0	2,436 (-4%)	0mo	$865,000	$355	76
11149 Van Buren Ave	0.26mi	6/3.0	2,756 (+8%)	11mo	$924,900	$336	61
1052 W 106th St	0.37mi	7/4.0 (+1)	2,380 (-7%)	8mo	$900,000	$378	60
1058 W 112th St	0.13mi	6/3.0	2,196 (-14%)	13mo	$525,000	$239	56
808 W Imperial Hwy	0.31mi	5/2.0 (-1)	2,216 (-13%)	2mo	$710,000	$320	49
1526 W 105th St	0.75mi	6/4.0	2,317 (-9%)	2mo	$945,000	$408	48
1055 W 102nd St	0.68mi	5/4.0 (-1)	2,444 (-4%)	11mo	$800,000	$327	47
11824 S New Hampshire Ave	0.61mi	7/4.0 (+1)	2,884 (+13%)	21mo	$650,000	$225	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.76×
• Total profit: $163,989
• Equity at exit: $114,810

10-year hold

• IRR: 25.7%
• Equity multiple: 2.94×
• Total profit: $418,453
• Equity at exit: $66,576

Cash invested: $215,600 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $12,716 medium
• Mortgage (P&I): −$4,038
• Tax from tax record: −$567 /mo · $6,805/yr
• Insurance: −$321
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,670
• Net cashflow: $5,120

Break-even live

Break-even rent $6,235

Max offer price $770,000

Occupancy floor 55%

Sensitivity live

Price	-10% $5,556	-5% $5,338	+0% $5,120	+5% $4,902	+10% $4,684
Rent	-10% $4,115	-5% $4,617	+0% $5,120	+5% $5,622	+10% $6,124
Rate	-1.0pp $5,508	-0.5pp $5,316	base $5,120	+0.5pp $4,920	+1.0pp $4,717

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$12,716
Total (4 units)			$12,716

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: $192,500
• Closing costs: $23,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 W 104th Pl Los Angeles, CA	5.0	3.0	1850	$4,000	$2.16	8d	1	0.60mi
403 W 105th St Los Angeles, CA	5.0	3.0	1866	$3,850	$2.06	14d	1	0.86mi
638 W Colden Ave Los Angeles, CA	5.0	3.0	1854	$4,200	$2.27	25d	1	1.10mi
120 E 107th St Los Angeles, CA	5.0	3.0	1878	$3,800	$2.02	8d	1	1.19mi
132 E 109th St Los Angeles, CA	5.0	3.0	1820	$4,200	$2.31	44d	1	1.19mi
203 E 109th St Los Angeles, CA	5.0	3.5	1935	$4,000	$2.07	44d	1	1.26mi
202 E 116th St Los Angeles, CA	5.0	3.0	3522	$4,500	$1.28	44d	1	1.28mi
156 E 119th St Los Angeles, CA	5.0	3.0	1857	$3,800	$2.05	44d	1	1.38mi
251 E 118th Pl Los Angeles, CA	5.0	3.0	1753	$4,200	$2.40	16d	1	1.43mi
9011 Orchard Ave Los Angeles, CA	5.0	3.0	1893	$3,945	$2.08	25d	1	1.45mi
11227 Towne Ave Los Angeles, CA	5.0	3.0	3354	$4,000	$1.19	44d	1	1.47mi

Listing history 47 events

1. 2026-06-21
   days on market $770,000 Active 61 DOM
2. 2026-06-18
   days on market $770,000 Active 58 DOM
3. 2026-06-17
   days on market $770,000 Active 57 DOM
4. 2026-06-16
   days on market $770,000 Active 56 DOM
5. 2026-06-15
   days on market $770,000 Active 55 DOM
6. 2026-06-13
   days on market $770,000 Active 53 DOM
7. 2026-06-09
   days on market $770,000 Active 49 DOM
8. 2026-06-08
   days on market $770,000 Active 48 DOM
9. 2026-06-07
   days on market $770,000 Active 47 DOM
10. 2026-06-04
    days on market $770,000 Active 44 DOM
11. 2026-06-03
    days on market $770,000 Active 43 DOM
12. 2026-06-02
    days on market $770,000 Active 42 DOM
13. 2026-06-01
    days on market $770,000 Active 41 DOM
14. 2026-05-31
    days on market $770,000 Active 40 DOM
15. 2026-04-21
    listed $770,000 Active 1173-char remark

    Show marketing remark (1173 chars)

    Back on the Market! Presenting Project NH11, a premier strategic value-add opportunity in the rapidly appreciating 90044 corridor. This 4-unit asset is delivered 75% vacant (3 out of 4 units empty at close), allowing an investor to bypass tenant buyouts and immediately execute a modernization plan. The property features a rare and high-demand unit mix consisting of one 3-Bedroom/1-Bath flagship unit and three 1-Bedroom/1-Bath units. The investment blueprint includes a dedicated $90,000 renovation allocation, headlined by a $30,000 Phase I Electrical Infrastructure Upgrade to a full 400A main panel with separate meters. This infrastructure-first approach future-proofs the asset for high-efficiency appliances and mini-split HVAC systems while shifting utility costs to tenants. With a projected stabilized monthly gross income of $8,650, Project NH11 offers a massive 12.8% pro-forma Cash-on-Cash return and a stabilized 8.61% CAP rate on total basis. Transform this distressed property into a Class-A boutique residence and capture significant forced equity. One unit currently occupied at $950/mo. Sold as-is. Don't miss the cleanest value-add play on the market!

16. 2025-10-31
    historical
17. 2025-04-23
    status Active
18. 2025-04-23
    status Pending Sale
19. 2025-04-16
    listed $880,000 Active
20. 2011-01-05
    soldstatus $270,000
21. 2010-12-11
    historical
22. 2010-05-30
    price $270,000 Active
23. 2010-05-30
    status Active
24. 2010-05-04
    status Pending
25. 2010-03-17
    price $250,000
26. 2010-02-22
    price $300,000
27. 2009-10-19
    listed $350,000 Active
28. 2003-07-04
    historical
29. 2003-06-02
    soldstatus $331,000
30. 2003-05-29
    soldstatus $331,000
31. 2003-04-13
    historical
32. 2003-02-13
    listed $325,000
33. 2003-02-04
    listed $290,000
34. 2001-10-17
    soldstatus $230,000
35. 2001-08-07
    historical
36. 2001-08-07
    historical
37. 2001-06-19
    listed
38. 2001-06-19
    listed $235,000
39. 2001-03-02
    soldstatus $129,777
40. 2001-03-02
    soldstatus $130,000
41. 2000-02-09
    listed $160,380
42. 1996-05-01
    soldstatus $217,180
43. 1996-02-07
    soldstatus $91,000
44. 1991-04-26
    soldstatus $206,000
45. 1989-03-01
    soldstatus $125,000
46. 1983-10-12
    soldstatus $110,000
47. 1983-03-31
    soldstatus $67,000

ⓘ 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: $6,805 · $567/mo
• Projected year-2 tax: $6,805 · $567/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 5/10 Major 7 d/yr ≥87°F today · 21 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: $152,592
• − Mortgage interest: −$43,132
• − Property taxes: −$6,805
• − Insurance: −$3,850
• − Repairs & maintenance: −$12,207
• − Management: −$12,207
• − Depreciation: −$22,400
• Taxable income: $51,990
• Est. tax owed @ 24.0%: −$12,478
• After-tax cash flow: $48,959/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 — Westmont

• Score: 59/100
• State rank: #625
• US rank: #19861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, CA
• County: Los Angeles County · 9,444,647 people
• City population: 95,859
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+1049.3% since first listed

33 events — show timeline

• 2026-04-21 Listed $770,000 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-04-23 Relisted — CRMLS
• 2025-04-23 Pending — CRMLS
• 2025-04-16 Listed $880,000 CRMLS
• 2011-01-05 Sold (Public Records) $270,000 Public Records
• 2010-12-11 Listing Removed — CRMLS
• 2010-05-30 Relisted — CRMLS
• 2010-05-30 Price Changed $270,000 CRMLS
• 2010-05-04 Pending — CRMLS
• 2010-03-17 Price Changed $250,000 CRMLS
• 2010-02-22 Price Changed $300,000 CRMLS
• 2009-10-19 Listed $350,000 CRMLS
• 2003-07-04 Listing Removed — CRMLS
• 2003-06-02 Sold (MLS) $331,000 TheMLS
• 2003-05-29 Sold (Public Records) $331,000 Public Records
• 2003-04-13 Delisted — TheMLS
• 2003-02-13 Listed $325,000 TheMLS
• 2003-02-04 Listed $290,000 CRMLS
• 2001-10-17 Sold (Public Records) $230,000 Public Records
• 2001-08-07 Listing Removed — CRMLS
• 2001-08-07 Delisted — TheMLS
• 2001-06-19 Listed $235,000 CRMLS
• 2001-06-19 Listed — TheMLS
• 2001-03-02 Sold (Public Records) $130,000 Public Records
• 2001-03-02 Sold (MLS) $129,777 CRMLS
• 2000-02-09 Listed $160,380 CRMLS
• 1996-05-01 Sold (Public Records) $217,180 Public Records
• 1996-02-07 Sold (Public Records) $91,000 Public Records
• 1991-04-26 Sold (Public Records) $206,000 Public Records
• 1989-03-01 Sold (Public Records) $125,000 Public Records
• 1983-10-12 Sold (Public Records) $110,000 Public Records
• 1983-03-31 Sold (Public Records) $67,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $6,805 · +8.1% YoY. Source: county tax records.