4207 S Centinela Ave · Los Angeles, CA 90066

$699,000

3 bd · 2.0 ba · 1,140 sqft · MultiFamily public records · 40 Days on market

Built 1952 2,500 sqft lot $613/sqft · 26% below area Est $943k · 26% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Well-located duplex in a desirable Westside setting, offering a flexible setup for both owner-users and investors. The property consists of two units totaling approximately 1,140 sq. ft. on a 2,500 sq. ft. LAR3-zoned lot. The front unit is a 1-bedroom, 1-bathroom residence that presents an immediate opportunity for an owner to occupy or for an investor to bring the unit to market rent upon acquisition. The rear unit is a 2-bedroom, 1-bathroom residence that is currently generating income, creating a balanced setup. The front unit includes a private outdoor area, offering usable space for outdoor seating, gardening, or allowing for exploration of additional uses. The rear unit is positioned

Key facts

• Alley access
• Private outdoor area
• Two car garage

Tags

• PRIVATE OUTDOOR AREA
• TWO CAR GARAGE
• ALLEY ACCESS
• PROXIMITY TO MAJOR CORRIDORS
• EASY ACCESS TO LOCAL DINING
• CENTRAL WESTSIDE LOCATION

Property features AI

Finance

• Other: One building on the lot
• Financial info: Gross and net operating income listed as $43,200; Unit rents: $2,200 for the 1‑bed unit; $1,400 for the 2‑bed unit; Gross rent multiplier 16.18; Vacancy rate reported as 50%; Listing terms: Probate
• HOA & community: Two units in complex

Exterior

• Parking: Attached garage; 2 total parking spaces
• Home design: Residential income property; Single-story
• Exterior features: No additional structures on the lot; Zoned LAR3

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Other heating; Other cooling; Other equipment
• Interior features: Duplex property (two separate rental units); One-level layout

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $831/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 soft (-0.1%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,540/mo this rent would consume 79% of the median local household income ($114k/yr) (locally 3174% 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 $21k 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 40 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $196k; list at $699k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $943,140
• List price: $699,000
• Delta: -25.89%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4455 S Centinela Ave	0.29mi	2/2.0 (-1)	1,140 (0%)	21mo	$975,000	$855	64

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-29,743
• Equity at exit: $104,223

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $24,111
• Equity at exit: $60,437

Cash invested: $195,720 (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 90066

• Rents YoY: -0.1%
• Active inventory: 159
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $7,540 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,583
• Net cashflow: $1,662

Break-even live

Break-even rent $5,437

Max offer price $699,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,540
Total (2 units)			$7,540

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 S Centinela Ave Unit 4249 Los Angeles, CA	2.0	1.0	890	$3,350	$3.76	2d	1	0.07mi
4424 S Centinela Ave Unit 103 Los Angeles, CA	2.0	2.0	1000	$2,700	$2.70	43d	1	0.20mi
4232 Lindblade Dr Unit 1 Los Angeles, CA	2.0	1.0	700	$2,495	$3.56	2d	1	0.23mi
4160 Mildred Ave Los Angeles, CA	2.0	1.0	1100	$5,000	$4.55	43d	1	0.28mi
4225 Inglewood Blvd Los Angeles, CA	2.0	2.0	1250	$2,938	$2.35	10d	1	0.31mi
11955 Washington Blvd Los Angeles, CA	2.0	2.0	1296	$4,212	$3.25	20d	2	0.33mi
11924 W Washington Blvd Los Angeles, CA	3.0	1.0–2.0	1127	$6,603	$5.86	1d	6	0.36mi
4147 Marcasel Ave Los Angeles, CA	4.0	3.0	1325	$12,000	$9.06	24d	1	0.38mi
4320 Inglewood Blvd Unit 201 Los Angeles, CA	2.0	2.0	1000	$3,700	$3.70	43d	1	0.41mi
11901 W Washington Blvd Los Angeles, CA	2.0	1.0	817	$2,500	$3.06	43d	1	0.44mi
4111 Wade St Unit D Los Angeles, CA	2.0	1.5	980	$3,200	$3.27	43d	1	0.45mi
12231 Culver Blvd Los Angeles, CA	3.0	2.0	1140	$5,475	$4.80	24d	1	0.45mi
11900 Courtleigh Dr Los Angeles, CA	3.0	2.0	1222	$4,384	$3.59	1d	2	0.48mi
4114 Moore St Los Angeles, CA	2.0	1.0	1072	$6,250	$5.83	43d	1	0.50mi
11955 Culver Blvd Unit 505 Los Angeles, CA	2.0	1.5	1032	$3,800	$3.68	43d	1	0.52mi
12515 Barbara Ave Los Angeles, CA	2.0	2.0	970	$4,800	$4.95	19d	1	0.53mi
11818 Courtleigh Dr #102 Los Angeles, CA	2.0	2.0	1021	$3,100	$3.04	24d	1	0.54mi
11919 Culver Blvd Los Angeles, CA	2.0	2.0	1000	$2,975	$2.98	18d	1	0.54mi
12236 Pacific Ave Unit 2 Los Angeles, CA	2.0	2.0	950	$2,699	$2.84	5d	1	0.55mi
4515 McConnell Ave #3 Los Angeles, CA	3.0	2.5	1050	$4,195	$4.00	2d	1	0.55mi
11834 Avon Way Apt 101 Los Angeles, CA	2.0	2.0	912	$2,795	$3.06	7d	1	0.56mi
11834 Avon Way Unit 203 Los Angeles, CA	2.0	2.0	802	$3,095	$3.86	43d	1	0.56mi
12707 Caswell Ave Apt 102 Los Angeles, CA	2.0	2.0	1000	$2,895	$2.90	1d	1	0.57mi
11737 Courtleigh Dr Unit 108 Los Angeles, CA	2.0	2.0	950	$3,483	$3.67	24d	1	0.57mi
11737 Courtleigh Dr Los Angeles, CA	2.0	2.0	983	$3,483	$3.54	24d	1	0.57mi
12506 Pacific Ave Los Angeles, CA	2.0	2.0	922	$3,795	$4.12	43d	1	0.58mi
12601 Matteson Ave #7 Los Angeles, CA	3.0	2.5	1470	$5,500	$3.74	1d	1	0.59mi
4081 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	2d	1	0.59mi
4081 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	22d	1	0.59mi
4111 McLaughlin Ave Los Angeles, CA	2.0	1.0	1000	$2,595	$2.60	7d	1	0.60mi
11733 Avon Way #101 Los Angeles, CA	2.0	2.0	860	$3,350	$3.90	17d	1	0.60mi
11733 Avon Way #101 Los Angeles, CA	2.0	2.0	860	$3,350	$3.90	18d	1	0.60mi
4065 McLaughlin Ave Unit 8 Los Angeles, CA	2.0	1.0	950	$2,250	$2.37	24d	1	0.60mi
4065 McLaughlin Ave Unit 8 Los Angeles, CA	2.0	1.0	950	$2,250	$2.37	43d	1	0.60mi
12821 Washington Blvd Los Angeles, CA	2.0	2.0	1060	$4,595	$4.33	5d	1	0.60mi
3988 Moore St Unit 5 Los Angeles, CA	2.0	1.5	1100	$2,800	$2.55	43d	1	0.60mi
3911 Wade St Los Angeles, CA	2.0	2.0	980	$2,995	$3.06	43d	1	0.60mi
11846 Culver Blvd Los Angeles, CA	2.0	1.5	1050	$3,000	$2.86	43d	1	0.61mi
12767 Mitchell Ave Los Angeles, CA	3.0–5.0	2.0–5.0	757	$1,570	$2.07	4d	28	0.61mi
3974 Moore St Apt 202 Los Angeles, CA	2.0	2.0	800	$3,204	$4.00	17d	1	0.61mi

Listing history 15 events

1. 2026-06-15
   status $699,000 Pending 40 DOM
2. 2026-06-13
   days on market $699,000 Active 40 DOM
3. 2026-06-09
   days on market $699,000 Active 36 DOM
4. 2026-06-08
   days on market $699,000 Active 35 DOM
5. 2026-06-07
   days on market $699,000 Active 34 DOM
6. 2026-06-04
   days on market $699,000 Active 31 DOM
7. 2026-06-03
   days on market $699,000 Active 30 DOM
8. 2026-06-02
   days on market $699,000 Active 29 DOM
9. 2026-06-01
   days on market $699,000 Active 28 DOM
10. 2026-05-31
    days on market $699,000 Active 27 DOM
11. 2026-05-04
    listed $699,000 Active 1343-char remark
12. 2000-12-18
    soldstatus $196,000
13. 1992-07-30
    soldstatus $163,000
14. 1988-03-08
    soldstatus $210,000
15. 1986-08-08
    soldstatus $133,000

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$1,257/yr (+$105/mo · 31.0%)

ⓘ 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 ≥85°F today · 19 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: $90,480
• − Mortgage interest: −$39,155
• − Property taxes: −$4,056
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,238
• − Management: −$7,238
• − Depreciation: −$20,335
• Taxable income: $8,963
• Est. tax owed @ 24.0%: −$2,151
• After-tax cash flow: $17,790/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): 56,740
• Household income: $114,141
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3174.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 25% Asian 16% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 4% Chinese 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: ▼ -1200.36%
• Current HPI: 466.5309
• Rent YoY: ▼ -0.08%
• 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

+425.6% since first listed

6 events — show timeline

• 2026-06-14 Pending — TheMLS
• 2026-05-04 Listed $699,000 TheMLS
• 2000-12-18 Sold (Public Records) $196,000 Public Records
• 1992-07-30 Sold (Public Records) $163,000 Public Records
• 1988-03-08 Sold (Public Records) $210,000 Public Records
• 1986-08-08 Sold (Public Records) $133,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,056 · +1.0% YoY. Source: county tax records.