714 Myrtle Ave · Inglewood, CA 90301

$3,100,000

18 bd · 16.0 ba · 9,734 sqft · MultiFamily public records · 64 Days on market

Built 1964 8,665 sqft lot $318/sqft · 27% above area Est $2448k · 27% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

We are pleased to present 714 Myrtle Ave, a rare turnkey investment opportunity located in the heart of Inglewood's thriving SoFi Stadium district - one of the most rapidly appreciating rental markets in Los Angeles. The 10-unit property has undergone significant upgrades, with 9 of the 10 units already renovated, offering investors strong in-place income with minimal deferred maintenance and the ability to capture additional upside through the remaining unit. The asset features an exceptional unit mix with large, well-designed floor plans averaging approximately 960 square feet, providing a competitive advantage in attracting and retaining quality tenants. Interior renovations include modern finishes such as quartz countertops, stainless steel appliances, and dishwashers, aligning the property with today's renter expectations and supporting premium rental rates. Positioned near major entertainment, employment, and retail hubs, 714 Myrtle Ave offers a compelling combination of stability, quality, and long-term appreciation potential in one of Southern California's most dynamic growth corridors. For more information, please reach out.

Key facts

• 9 units renovated
• Large floor plans
• Significant upgrades

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• SIGNIFICANT UPGRADES
• 9 UNITS RENOVATED
• STRONG IN-PLACE INCOME
• EXCEPTIONAL UNIT MIX
• LARGE FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 10 × 18-bed/16.0-bath units multifamily listed at $3.10M.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive. Per door: $695/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $3.10M).
• Recommended offer: $2.91M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.6% in Inglewood — 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 64/100 on livability (#431 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: health & safety C-, schools D, crime F.
• Inglewood Unified (suburban): math 14% / reading 27% proficiency, ranked #457 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.0%/yr); 43 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $34,650/mo this rent would consume 632% of the median local household income ($66k/yr) (locally 3084% 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 $21k of loan paydown is wiped out by about $93k 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 64 days — a 6% lower offer ($2.91M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $2.10M; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $2,914,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 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 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?
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. 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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $2,447,665
• List price: $3,100,000
• Delta: 26.65%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-161,608
• Equity at exit: $462,220

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $36,089
• Equity at exit: $268,031

Cash invested: $868,000 (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 90301

• Rents YoY: -0.0%
• Active inventory: 43
• Price-to-rent: 74.6×

Monthly cashflow live

• Estimated rent: $34,650 medium
• Mortgage (P&I): −$16,257
• Tax from tax record: −$2,880 /mo · $34,556/yr
• Insurance: −$1,292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,276
• Net cashflow: $6,945

Break-even live

Break-even rent $25,858

Max offer price $3,100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $8,700	-5% $7,823	+0% $6,945	+5% $6,068	+10% $5,191
Rent	-10% $4,208	-5% $5,577	+0% $6,945	+5% $8,314	+10% $9,683
Rate	-1.0pp $8,507	-0.5pp $7,734	base $6,945	+0.5pp $6,142	+1.0pp $5,325

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

Units	Beds	Baths	Est. rent
▸ 10× units	18	16	$34,650
Total (10 units)			$34,650

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: $775,000
• Closing costs: $93,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $3,100,000 Active 64 DOM
2. 2026-06-17
   days on market $3,100,000 Active 63 DOM
3. 2026-06-16
   days on market $3,100,000 Active 62 DOM
4. 2026-06-15
   days on market $3,100,000 Active 61 DOM
5. 2026-06-13
   days on market $3,100,000 Active 59 DOM
6. 2026-06-13
   days on market $3,100,000 Active 58 DOM
7. 2026-06-09
   days on market $3,100,000 Active 55 DOM
8. 2026-06-08
   days on market $3,100,000 Active 54 DOM
9. 2026-06-07
   days on market $3,100,000 Active 53 DOM
10. 2026-06-04
    days on market $3,100,000 Active 50 DOM
11. 2026-06-03
    days on market $3,100,000 Active 49 DOM
12. 2026-06-02
    days on market $3,100,000 Active 48 DOM
13. 2026-06-01
    days on market $3,100,000 Active 47 DOM
14. 2026-05-31
    days on market $3,100,000 Active 46 DOM
15. 2026-04-13
    listed $3,100,000 Active 1151-char remark

    Show marketing remark (1151 chars)

    We are pleased to present 714 Myrtle Ave, a rare turnkey investment opportunity located in the heart of Inglewood's thriving SoFi Stadium district - one of the most rapidly appreciating rental markets in Los Angeles. The 10-unit property has undergone significant upgrades, with 9 of the 10 units already renovated, offering investors strong in-place income with minimal deferred maintenance and the ability to capture additional upside through the remaining unit. The asset features an exceptional unit mix with large, well-designed floor plans averaging approximately 960 square feet, providing a competitive advantage in attracting and retaining quality tenants. Interior renovations include modern finishes such as quartz countertops, stainless steel appliances, and dishwashers, aligning the property with today's renter expectations and supporting premium rental rates. Positioned near major entertainment, employment, and retail hubs, 714 Myrtle Ave offers a compelling combination of stability, quality, and long-term appreciation potential in one of Southern California's most dynamic growth corridors. For more information, please reach out.

16. 2024-03-15
    price
17. 2024-03-14
    status Active
18. 2023-08-17
    listed Active
19. 2017-06-22
    soldstatus $2,100,000
20. 2017-06-20
    soldstatus $2,100,000
21. 2017-06-20
    soldstatus $2,100,000 Closed Sale
22. 2017-04-06
    status Pending Sale
23. 2017-01-30
    historical Active Under Contract
24. 2017-01-28
    listed $2,100,000 Active
25. 2017-01-27
    listed $2,100,000
26. 1983-07-15
    soldstatus $77,000

ⓘ 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: $34,556 · $2,880/mo
• Projected year-2 tax: $34,556 · $2,880/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 ≥86°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: $415,800
• − Mortgage interest: −$173,648
• − Property taxes: −$34,556
• − Insurance: −$15,500
• − Repairs & maintenance: −$33,264
• − Management: −$33,264
• − Depreciation: −$90,182
• Taxable income: $35,386
• Est. tax owed @ 24.0%: −$8,493
• After-tax cash flow: $74,853/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: Inglewood Unified
• NCES district ID: 0618390
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $46,746
• Composite: 17.97/100
• National rank: #8987
• State rank: #457 of 517 in CA

Livability — Inglewood

• Score: 64/100
• State rank: #431
• US rank: #14599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inglewood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 127,928
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 36,060
• Household income: $65,806
• Rent vs Own: 72.0% rent · 28.0% own
• Severe rent burden: 3084.0

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: Hispanic / Latino 57% Black 30% Two or more races 17% White 6% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Lithuanian 1% British 1% Hispanic 1%
• Foreign-born: 34% · Canada
• Languages at home: 41% English-only · Spanish 50% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -393.54%
• Current HPI: 532.3738
• Rent YoY: ▬ -0.01%
• 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

+3926.0% since first listed

12 events — show timeline

• 2026-04-13 Listed $3,100,000 TheMLS
• 2024-03-15 Price Changed — TheMLS
• 2024-03-14 Relisted — TheMLS
• 2023-08-17 Listed — TheMLS
• 2017-06-22 Sold (Public Records) $2,100,000 Public Records
• 2017-06-20 Sold (MLS) $2,100,000 CRMLS
• 2017-06-20 Sold (MLS) $2,100,000 SDMLS
• 2017-04-06 Pending — CRMLS
• 2017-01-30 Contingent — CRMLS
• 2017-01-28 Listed $2,100,000 CRMLS
• 2017-01-27 Listed $2,100,000 SDMLS
• 1983-07-15 Sold (Public Records) $77,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $34,556 · +7.5% YoY. Source: county tax records.