1944 El Sereno Ave · Pasadena, CA 91103

$1,077,700

5 bd · 2.0 ba · 2,518 sqft · SingleFamily public records · 37 Days on market

Built 1911 0.44 ac lot $428/sqft · 28% below area Est $1487k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the possibilities in this 2,518 sq ft residence located in Pasadena. Built in 1911, this single-family home offers 5 bedrooms, 2 bathroom, with a partially finished basement. The property sits on an approximately 19,007 sq ft rectangular lot and includes exterior features such as a fenced yard, patio/slab, and a fireplace, providing usable outdoor and interior utility. Exterior observation indicates the property is in average condition with typical wear for it's age. Positioned in a suburban setting with access to the 210 freeway, schools, shopping, and employment centers, the location supports everyday convenience and connectivity. . Buyers check City, County, Zoning, Tax, and

Key facts

• Fenced yard
• Patio slab
• Fireplace

Tags

• FENCED YARD
• PATIO SLAB
• FIREPLACE
• PARTIALLY FINISHED BASEMENT
• ACCESS TO 210 FREEWAY

Property features AI

Finance

• Other: Zoned Single Family Residential
• Financial info: Total units: 1; Lot described as 0-1 unit/acre (per assessor data); Lot and living area sourced from assessor; Assessments: Unknown
• HOA & community: Suburban neighborhood

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-family house; Two stories; No accessory dwelling unit; Entry facing first level
• Construction: Built year sourced from appraiser; Other construction materials; Other roof type; No common walls
• Exterior features: No pool

Interior

• Kitchen: No appliances listed
• Bedrooms: Five bedrooms on the main level
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Living room fireplace
• Interior features: Two levels; Main entry on the first level; Living room
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $1.08M.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $993k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $745k (30.9% below list).
• Recommended offer: $745k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.5% in Pasadena — 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 72/100 on livability (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, crime F, cost of living F.
• Pasadena Unified (urban): math 42% / reading 60% proficiency, ranked #123 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jackson Elementary (628 students, 63% FRL); Octavia E. Butler Magnet (513 students, 89% FRL); John Muir High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 1,012 students, 85% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,447/mo this rent would consume 95% of the median local household income ($94k/yr) (locally 1402% 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 $7k of loan paydown is wiped out by about $32k 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 37 days — a 3% lower offer ($1.05M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $162k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $1.08M implies a 742% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $744,681 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.69% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,487,077
• List price: $1,077,700
• Delta: -27.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1764 N Raymond Ave	0.27mi	5/2.0	2,450 (-3%)	7mo	$1,150,000	$469	77
1955 N Los Robles Ave	0.57mi	5/3.0	2,670 (+6%)	0mo	$1,910,000	$715	59
1725 N Marengo Ave	0.39mi	5/4.0	2,327 (-8%)	13mo	$1,725,000	$741	51
345 Figueroa Dr	0.66mi	4/4.0 (-1)	2,156 (-14%)	13mo	$1,625,000	$754	22

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-198,693
• Equity at exit: $160,689

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-185,183
• Equity at exit: $93,180

Cash invested: $301,756 (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 91103

• Rents YoY: 3.9%
• Active inventory: 37
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $7,447 medium
• Mortgage (P&I): −$5,652
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$449
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,564
• Net cashflow: $-479

Break-even live

Break-even rent $8,054

Max offer price $993,002

Occupancy floor —

Sensitivity live

Price	-10% $131	-5% $-174	+0% $-479	+5% $-784	+10% $-1,090
Rent	-10% $-1,068	-5% $-774	+0% $-479	+5% $-185	+10% $109
Rate	-1.0pp $63	-0.5pp $-205	base $-479	+0.5pp $-759	+1.0pp $-1,043

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: $269,425
• Closing costs: $32,331
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2163 Santa Rosa Ave Altadena, CA	5.0	4.0	2400	$8,750	$3.65	45d	1	0.75mi
514 W Washington Blvd Pasadena, CA	4.0	3.5	3544	$8,900	$2.51	9d	1	0.83mi

Listing history 36 events

1. 2026-06-21
   days on market $1,077,700 Active 37 DOM
2. 2026-06-18
   days on market $1,077,700 Active 34 DOM
3. 2026-06-17
   days on market $1,077,700 Active 33 DOM
4. 2026-06-16
   days on market $1,077,700 Active 32 DOM
5. 2026-06-15
   days on market $1,077,700 Active 31 DOM
6. 2026-06-13
   days on market $1,077,700 Active 29 DOM
7. 2026-06-13
   days on market $1,077,700 Active 28 DOM
8. 2026-06-09
   days on market $1,077,700 Active 25 DOM
9. 2026-06-08
   pricedays on market $1,077,700 Active 24 DOM
10. 2026-06-07
    days on market $1,240,200 Active 23 DOM
11. 2026-06-04
    days on market $1,240,200 Active 20 DOM
12. 2026-06-03
    days on market $1,240,200 Active 19 DOM
13. 2026-06-02
    days on market $1,240,200 Active 18 DOM
14. 2026-06-01
    days on market $1,240,200 Active 17 DOM
15. 2026-05-31
    days on market $1,240,200 Active 16 DOM
16. 2026-05-15
    listed $1,240,200 Active 756-char remark
17. 2026-04-29
    listed $800,000 Active
18. 2026-03-19
    status Pending Sale
19. 2026-03-19
    historical
20. 2026-03-19
    listed $800,000 Active
21. 2026-03-18
    historical
22. 2026-02-05
    listed $1,400,000 Active
23. 2026-02-04
    historical
24. 2026-01-08
    price $1,350,000
25. 2025-12-16
    status Active
26. 2025-12-03
    status Pending Sale
27. 2025-10-03
    listed $1,550,000 Active
28. 2025-09-23
    historical
29. 2025-06-27
    status Active
30. 2025-06-27
    price $1,600,000
31. 2025-06-10
    status Active
32. 2025-05-10
    status Active
33. 2025-04-09
    listed $900,000 Active
34. 2024-11-14
    listed Active
35. 2001-01-09
    soldstatus $128,000
36. 1999-09-21
    soldstatus $140,000

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $8,191 · $683/mo
• Expected delta: +$5,049/yr (+$421/mo · 160.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,362
• − Mortgage interest: −$60,368
• − Property taxes: −$3,142
• − Insurance: −$5,388
• − Repairs & maintenance: −$7,149
• − Management: −$7,149
• − Depreciation: −$31,351
• Taxable loss: −$25,186
• Est. tax savings @ 24.0%: +$6,045
• After-tax cash flow: $291/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: Pasadena Unified
• NCES district ID: 0629940
• Math proficiency: 42% ▲ 7.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $73,762
• Composite: 45.82/100
• National rank: #2557
• State rank: #123 of 517 in CA

Livability — Pasadena

• Score: 72/100
• State rank: #181
• US rank: #5981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 151,001
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,142
• Household income: $93,660
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1402.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 45% White 24% Black 14% Asian 12% Two or more races 12%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Portuguese 1% Lithuanian 1% Slovak 1%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 50% English-only · Spanish 38% Tagalog/Filipino 3% Other Indo-European 3%

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: ▼ -1048.65%
• Current HPI: 475.0792
• Rent YoY: ▲ 3.93%
• 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

+669.8% since first listed

22 events — show timeline

• 2026-06-08 Price Changed $1,077,700 CRMLS
• 2026-05-15 Listed $1,240,200 CRMLS
• 2026-04-29 Listed $800,000 CRMLS
• 2026-03-19 Pending — CRMLS
• 2026-03-19 Listing Removed — CRMLS
• 2026-03-19 Listed $800,000 CRMLS
• 2026-03-18 Listing Removed — CRMLS
• 2026-02-05 Listed $1,400,000 CRMLS
• 2026-02-04 Listing Removed — CRMLS
• 2026-01-08 Price Changed $1,350,000 CRMLS
• 2025-12-16 Relisted — CRMLS
• 2025-12-03 Pending — CRMLS
• 2025-10-03 Listed $1,550,000 CRMLS
• 2025-09-23 Listing Removed — CRMLS
• 2025-06-27 Relisted — CRMLS
• 2025-06-27 Price Changed $1,600,000 CRMLS
• 2025-06-10 Relisted — CRMLS
• 2025-05-10 Relisted — CRMLS
• 2025-04-09 Listed $900,000 CRMLS
• 2024-11-14 Listed — TheMLS
• 2001-01-09 Sold (Public Records) $128,000 Public Records
• 1999-09-21 Sold (Public Records) $140,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,142 · +6.7% YoY. Source: county tax records.