1746 W 106th St · Westmont, CA 90047

$795,000

4 bd · 3.0 ba · 2,236 sqft · MultiFamily public records · 150 Days on market

Built 1947 4,133 sqft lot $356/sqft · at area comps Est $823k · at est.

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +9.0/15.0
• 1% rule +6.9/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Income investment opportunity! Clean Triplex with detached 2-car garage. ONE UNIT delivered Vacant. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously. Buyer to do Due diligence. Bring your Offers, this won't last! Property sold "AS IS". Seller to make no repairs, no termite report/repairs. Seller prefers 60 day Escrow. SUBMIT ALL OFFERS, PLEASE PROVIDE PRE-QUAL AND PROOF OF FUNDS.

Key facts

• 4,133 sq ft lot
• 2 parking spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $706/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $795k).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 rising fast (+5.5%/yr); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,464/mo this rent would consume 158% of the median local household income ($72k/yr) (locally 3323% 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 $24k 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 + 5.5% rent growth), your $223k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1947 — 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: 1.19% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $823,103
• List price: $795,000
• Delta: -3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 W 102nd St	0.46mi	5/2.0 (+1)	2,250 (+1%)	2mo	$898,000	$399	67
10317 S Denker Ave	0.28mi	5/4.0 (+1)	2,418 (+8%)	6mo	$936,595	$387	59
1315 W 102nd St	0.63mi	4/4.0	2,392 (+7%)	3mo	$875,000	$366	52
1414 W 107th St	0.44mi	5/3.0 (+1)	2,027 (-9%)	15mo	$848,700	$419	47
10013 S Gramercy Pl	0.46mi	5/3.0 (+1)	1,972 (-12%)	12mo	$850,000	$431	44
10200 S 1st Ave	0.63mi	5/3.0 (+1)	2,025 (-9%)	8mo	$902,000	$445	43
10000 S Gramercy Pl	0.46mi	4/3.0	1,972 (-12%)	23mo	$855,000	$434	40
10122 S Normandie Ave	0.57mi	4/4.0	1,940 (-13%)	11mo	$755,000	$389	38

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $30,655
• Equity at exit: $118,537

10-year hold

• IRR: 15.2%
• Equity multiple: 2.38×
• Total profit: $306,508
• Equity at exit: $68,737

Cash invested: $222,600 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $9,464 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$858 /mo · $10,295/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,987
• Net cashflow: $2,118

Break-even live

Break-even rent $6,783

Max offer price $795,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$9,465
Total (3 units)			$9,464

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10045 S Saint Andrews Pl Unit 1 Los Angeles, CA	4.0	2.0	1576	$4,500	$2.86	11d	1	0.35mi
2509 W 109th St Inglewood, CA	3.0	1.5	1716	$3,495	$2.04	43d	1	0.80mi
2224 W Imperial Hwy Apt 1 Hawthorne, CA	3.0	2.0	1650	$7,500	$4.55	1d	1	0.89mi
10606 S 8th Ave Inglewood, CA	4.0	2.0	2341	$3,800	$1.62	20d	1	0.98mi
11919 Olive Glen Ln Los Angeles, CA	4.0	3.5	2050	$3,895	$1.90	43d	1	1.08mi
8906 S Harvard Blvd Los Angeles, CA	3.0	2.0	1500	$4,000	$2.67	43d	1	1.11mi
706 W 104th Pl Los Angeles, CA	5.0	3.0	1850	$4,000	$2.16	7d	1	1.19mi
1110 W 92nd St Los Angeles, CA	3.0	2.5	2112	$3,495	$1.65	24d	1	1.19mi
3209 W 110th St Unit front house Inglewood, CA	5.0	2.0	1646	$4,500	$2.73	43d	1	1.22mi
8724 Ruthelen St Los Angeles, CA	4.0	3.0	1793	$4,300	$2.40	24d	1	1.29mi
12011 Millennium Park Ct Hawthorne, CA	3.0	3.0	1984	$4,500	$2.27	22d	1	1.32mi
12006 Acadia Ct Hawthorne, CA	4.0	2.5	2224	$4,950	$2.23	43d	1	1.33mi
1543 W 124th St Los Angeles, CA	4.0	3.0	2242	$5,500	$2.45	7d	1	1.36mi
638 W Colden Ave Los Angeles, CA	5.0	3.0	1854	$4,200	$2.27	24d	1	1.40mi
12032 Stanley Park Ct Hawthorne, CA	3.0	3.0	1888	$4,375	$2.32	3d	1	1.42mi
10705 S Figueroa St Unit 10 Los Angeles, CA	3.0	2.0	1600	$2,700	$1.69	15d	1	1.44mi
10705 S Figueroa St Unit 7 Los Angeles, CA	3.0	2.0	1600	$2,750	$1.72	15d	1	1.44mi
1312 W Manchester Ave Los Angeles, CA	4.0	3.0	2475	$4,000	$1.62	43d	1	1.46mi
1237 W 124th St Unit 2C Los Angeles, CA	4.0	3.0	2489	$1,000	$0.40	43d	1	1.47mi

Listing history 44 events

1. 2026-06-18
   days on market $795,000 Active 150 DOM
2. 2026-06-17
   days on market $795,000 Active 149 DOM
3. 2026-06-16
   days on market $795,000 Active 148 DOM
4. 2026-06-15
   days on market $795,000 Active 147 DOM
5. 2026-06-13
   remarks 544-char remark
6. 2026-06-13
   days on market $795,000 Active 145 DOM
7. 2026-06-09
   days on market $795,000 Active 141 DOM
8. 2026-06-08
   days on market $795,000 Active 140 DOM
9. 2026-06-07
   days on market $795,000 Active 139 DOM
10. 2026-06-04
    days on market $795,000 Active 136 DOM
11. 2026-06-03
    days on market $795,000 Active 135 DOM
12. 2026-06-02
    days on market $795,000 Active 134 DOM
13. 2026-06-01
    days on market $795,000 Active 133 DOM
14. 2026-05-31
    days on market $795,000 Active 132 DOM
15. 2026-02-09
    price $795,000 539-char remark

    Show marketing remark (539 chars)

    Income investment opportunity! Clean Triplex with detached 2-car garage. ONE UNIT delivered Vacant. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously. Buyer to do Due diligence. Bring your Offers, this won't last! Property sold "AS IS". Seller to make no repairs, no termite report/repairs. Seller prefers 60 day Escrow. SUBMIT ALL OFFERS, PLEASE PROVIDE PRE-QUAL AND PROOF OF FUNDS.

16. 2026-02-08
    status Active 539-char remark

    Show marketing remark (539 chars)

    Income investment opportunity! Clean Triplex with detached 2-car garage. ONE UNIT delivered Vacant. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously. Buyer to do Due diligence. Bring your Offers, this won't last! Property sold "AS IS". Seller to make no repairs, no termite report/repairs. Seller prefers 60 day Escrow. SUBMIT ALL OFFERS, PLEASE PROVIDE PRE-QUAL AND PROOF OF FUNDS.

17. 2026-01-14
    listed $775,000 Active 539-char remark

    Show marketing remark (539 chars)

    Income investment opportunity! Clean Triplex with detached 2-car garage. ONE UNIT delivered Vacant. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously. Buyer to do Due diligence. Bring your Offers, this won't last! Property sold "AS IS". Seller to make no repairs, no termite report/repairs. Seller prefers 60 day Escrow. SUBMIT ALL OFFERS, PLEASE PROVIDE PRE-QUAL AND PROOF OF FUNDS.

18. 2024-12-27
    soldstatus $700,000 Closed Sale 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

19. 2024-12-27
    soldstatus $700,000

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

20. 2024-11-21
    status Pending Sale 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

21. 2024-10-30
    status Active 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

22. 2024-10-16
    status Pending Sale 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

23. 2024-10-16
    price $700,000 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

24. 2024-09-25
    price $695,000 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

25. 2024-09-23
    status Active 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

26. 2024-09-13
    status Pending Sale 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

27. 2024-09-13
    price $735,000 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

28. 2024-08-22
    listed $695,000 Active 240-char remark

    Show marketing remark (240 chars)

    Cash Cow. Triplex with detached 2-car garage. All tenants are current and paying rent. All on month-to-month tenancy. It shows as 4 units, but it's a legal 3-unit property. The large upper unit may have been split into two units previously.

29. 2023-12-12
    soldstatus $500,000
30. 2007-10-23
    soldstatus $450,000
31. 2007-09-30
    soldstatus $450,000
32. 2007-09-21
    soldstatus $450,000
33. 2007-07-23
    historical
34. 2007-07-23
    historical
35. 2007-07-21
    historical
36. 2007-01-16
    listed $465,000
37. 2007-01-16
    listed $465,000
38. 2007-01-16
    listed $465,000
39. 2000-10-28
    historical
40. 2000-03-14
    soldstatus $155,500
41. 2000-02-29
    soldstatus $155,500
42. 2000-02-01
    listed $161,950
43. 1999-10-28
    listed $212,000
44. 1974-05-13
    soldstatus $16,500

ⓘ 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: $10,295 · $858/mo
• Projected year-2 tax: $10,295 · $858/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 5 d/yr ≥86°F today · 16 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: $113,568
• − Mortgage interest: −$44,532
• − Property taxes: −$10,295
• − Insurance: −$3,975
• − Repairs & maintenance: −$9,085
• − Management: −$9,085
• − Depreciation: −$23,127
• Taxable income: $13,468
• Est. tax owed @ 24.0%: −$3,232
• After-tax cash flow: $22,188/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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 0.58)
• Race & ethnicity: Black 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

+4718.2% since first listed

30 events — show timeline

• 2026-02-09 Price Changed $795,000 TheMLS
• 2026-02-08 Relisted — TheMLS
• 2026-01-14 Listed $775,000 TheMLS
• 2024-12-27 Sold (Public Records) $700,000 Public Records
• 2024-12-27 Sold (MLS) $700,000 CRMLS
• 2024-11-21 Pending — CRMLS
• 2024-10-30 Relisted — CRMLS
• 2024-10-16 Pending — CRMLS
• 2024-10-16 Price Changed $700,000 CRMLS
• 2024-09-25 Price Changed $695,000 CRMLS
• 2024-09-23 Relisted — CRMLS
• 2024-09-13 Pending — CRMLS
• 2024-09-13 Price Changed $735,000 CRMLS
• 2024-08-22 Listed $695,000 CRMLS
• 2023-12-12 Sold (Public Records) $500,000 Public Records
• 2007-10-23 Sold (MLS) $450,000 TheMLS
• 2007-09-30 Sold (MLS) $450,000 CRMLS
• 2007-09-21 Sold (MLS) $450,000 CRMLS
• 2007-07-23 Listing Removed — CRMLS
• 2007-07-23 Delisted — TheMLS
• 2007-07-21 Listing Removed — CRMLS
• 2007-01-16 Listed $465,000 CRMLS
• 2007-01-16 Listed $465,000 CRMLS
• 2007-01-16 Listed $465,000 TheMLS
• 2000-10-28 Listing Removed — CRMLS
• 2000-03-14 Sold (Public Records) $155,500 Public Records
• 2000-02-29 Sold (MLS) $155,500 CRMLS
• 2000-02-01 Listed $161,950 CRMLS
• 1999-10-28 Listed $212,000 CRMLS
• 1974-05-13 Sold (Public Records) $16,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $10,295 · +9.4% YoY. Source: county tax records.