7100 La Tijera Blvd · Los Angeles, CA 90045

$435,000

40 bd · 40.0 ba · 26,623 sqft · Townhouse public records · 1 Days on market

Built 1991 0.55 ac lot $407/mo HOA · 8% of rent ↓ 13% since listing

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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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious one-bedroom, one-bathroom condominium in a Mediterranean-style Westchester complex. This private and quiet building offers secured entry and desirable amenities including a spa and fitness center. The unit features hardwood flooring throughout, a gas fireplace with a new granite hearth, in-unit stackable washer/dryer, and central air conditioning and heating. The updated kitchen is equipped with granite countertops and stainless steel appliances including a refrigerator, oven, microwave, dishwasher, and disposal. Additional features include an ADT security system and two parking spaces (one secured parking space and one carport space). Ideally located just 1/10 mile from the 405 Fr

Key facts

• Hardwood flooring
• Fitness center
• Spa

Tags

• SECURED ENTRY
• SPA
• FITNESS CENTER
• HARDWOOD FLOORING
• GAS FIREPLACE
• GRANITE HEARTH

Property features AI

Finance

• HOA & community: Part of Toscana Villas Condo HOA; Monthly association fee of $407; Community amenities include gym and spa; Urban community

Exterior

• Parking: 2-car garage (subterranean, controlled entrance); 1 carport space; Total 3 parking spaces
• Security: Card/Code access; Gated community; Carbon monoxide and smoke detectors; Smoke detector(s)
• Utilities: Public sewer; District/public water
• Home design: Condominium (attached); Multi-family structure; One story; Spanish tile roof; Located directly on La Tijera Blvd; 20 units in community; 2+ common walls
• Construction: Spanish tile roof; Built year sourced from public records
• Exterior features: Patio; No pool listed

Interior

• Kitchen: Granite counters; Garbage disposal; Microwave; Refrigerator; Gas range and gas oven; Dishwasher; Formal dining room
• Bedrooms: Main floor bedroom (1)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom with shower-in-tub
• Heating & cooling: Central air conditioning; Central furnace; Fireplace (living room)
• Interior features: Partially furnished; Ceiling fan; Recessed lighting; Open floor plan; Granite counters; Double pane windows; Card/Code access; Carbon monoxide and smoke detectors; Gated community; Community spa
• Laundry & utility: Stackable washer and dryer included

What this means for you Summary

Snapshot

• This is a 40-bed/40.0-bath townhouse listed at $435k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $435k).
• Cap rate 7.5% 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 rising (+1.5%/yr); 106 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 44% of the median local income ($135k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.5% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-48,429
• Equity at exit: $64,860

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-32,484
• Equity at exit: $37,611

Cash invested: $121,800 (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 90045

• Rents YoY: 1.5%
• Active inventory: 106
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,897 medium
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$407
• Vacancy / Maint / Mgmt: −$1,028
• Net cashflow: $456

Break-even live

Break-even rent $4,320

Max offer price $435,000

Occupancy floor 86%

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $407 · $4,884/yr
• Likely covers: gasgymsecurity

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $435,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,767
• − Mortgage interest: −$24,367
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$4,701
• − Management: −$4,701
• − HOA: −$4,884
• − Depreciation: −$12,655
• Taxable loss: −$1,241
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $5,765/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 — 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): 41,786
• Household income: $135,032
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 2723.0

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 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 19% Two or more races 17% Asian 16% Black 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 13% Chinese 4% Other Indo-European 4%

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: ▼ -1213.53%
• Current HPI: 421.2037
• Rent YoY: ▲ 1.50%
• 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

-12.8% since first listed

6 events — show timeline

• 2026-06-17 Listed $435,000 CRMLS
• 2026-03-06 Listed for Rent $2,900 APPFOLIO
• 2025-07-28 Rental Removed $1,990 PROPERTYWARE
• 2025-07-23 Listed for Rent $1,990 PROPERTYWARE
• 2024-10-18 Listing Removed — CRMLS
• 2024-05-17 Listed $499,000 CRMLS

Property tax history

+30.3%/yr

Latest (2025): $93,647 · +1.5% YoY. Source: county tax records.