7304 Canby Ave · Los Angeles, CA 91335

$1,250,000

30 bd · 35.0 ba · 5,048 sqft · MultiFamily · 118 Days on market

Built 1926 Good condition 8,005 sqft lot $248/sqft · 16% below area Est $1493k · 16% under ↓ 11% since listing

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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 +30.0/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

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

* * * SELLER FINANCING AVAILABLE * * * 7302-7304 Canby presents a rare, flexible mixed-use investment opportunity in the heart of Reseda's commercial corridor. Situated on a generous lot and zoned C2, the property consists of five units offering an ideal blend of residential income and commercial functionality, with significant upside potential. At the rear of the property are two expansive 1,550 sq. ft. units. One is currently configured as a commercial space featuring a large open workspace, two private offices, kitchen, and bathwell suited for a variety of professional or creative uses. Above it sits a bright and spacious 1,550 sq. ft. residential owner's unit, offering an open floor plan, multiple skylights, abundant windows, and natural light throughout. The modern kitchen is appointed with stainless steel appliances, granite countertops, and in-unit laundry. Additional highlights include laminate wood flooring, central HVAC, and generous closet space. The remaining residential units include three well-maintained 1-bedroom, 1-bath units ranging from 650750 sq. ft. , each featuring functional kitchens, ample storage, and in-unit washer and dryer. Three units are currently occupied, with tenants on month-to-month commercial leases and a strong payment history. The property offers parking for six or more vehicles (stacked), providing added convenience for both residential and commercial occupants. With C2 zoning, the asset offers exceptional development flexibility, allowing for multi-family, mixed-use, or a wide range of commercial applications (buyer to verify). Ideally located near established businesses, dining, shopping, and public transportation, this property is well positioned for long-term growth and income stability. Listed income details, including Cap Rate and GRM, are based on projected figures. * * * SELLER FINANCING AVAILABLE * * *

Key facts

• Five mixed-use units
• Commercial space
• Large open workspace

Tags

• MULTI-USE PROPERTY
• FIVE MIXED-USE UNITS
• COMMERCIAL SPACE
• LARGE OPEN WORKSPACE
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/7.0-bath units multifamily listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10k ($118k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.25M).
• Recommended offer: $1.14M (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 (-0.9%/yr); 128 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $23,370/mo this rent would consume 350% of the median local household income ($80k/yr) (locally 4285% 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 $9k of loan paydown is wiped out by about $38k 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 + 0.0% rent growth), your $350k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $149k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $1,137,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 1926 — 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. 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: 1.87% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.68%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $1,492,747
• List price: $1,250,000
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.01×
• Total profit: $354,996
• Equity at exit: $186,379

10-year hold

• IRR: 31.4%
• Equity multiple: 3.43×
• Total profit: $851,545
• Equity at exit: $108,077

Cash invested: $350,000 (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 91335

• Rents YoY: -0.9%
• Active inventory: 128
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $23,370 high
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,908
• Net cashflow: $9,824

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 5× units	5	7	$23,370
Total (5 units)			$23,370

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,250,000 Active 118 DOM
2. 2026-06-17
   days on market $1,250,000 Active 117 DOM
3. 2026-06-16
   days on market $1,250,000 Active 116 DOM
4. 2026-06-15
   days on market $1,250,000 Active 115 DOM
5. 2026-06-13
   days on market $1,250,000 Active 113 DOM
6. 2026-06-09
   days on market $1,250,000 Active 109 DOM
7. 2026-06-08
   days on market $1,250,000 Active 108 DOM
8. 2026-06-07
   days on market $1,250,000 Active 107 DOM
9. 2026-06-04
   days on market $1,250,000 Active 104 DOM
10. 2026-06-03
    days on market $1,250,000 Active 103 DOM
11. 2026-06-02
    days on market $1,250,000 Active 102 DOM
12. 2026-06-01
    days on market $1,250,000 Active 101 DOM
13. 2026-05-31
    days on market $1,250,000 Active 100 DOM
14. 2026-03-09
    price $1,250,000 1889-char remark

    Show marketing remark (1889 chars)

    * * * SELLER FINANCING AVAILABLE * * * 7302-7304 Canby presents a rare, flexible mixed-use investment opportunity in the heart of Reseda's commercial corridor. Situated on a generous lot and zoned C2, the property consists of five units offering an ideal blend of residential income and commercial functionality, with significant upside potential. At the rear of the property are two expansive 1,550 sq. ft. units. One is currently configured as a commercial space featuring a large open workspace, two private offices, kitchen, and bathwell suited for a variety of professional or creative uses. Above it sits a bright and spacious 1,550 sq. ft. residential owner's unit, offering an open floor plan, multiple skylights, abundant windows, and natural light throughout. The modern kitchen is appointed with stainless steel appliances, granite countertops, and in-unit laundry. Additional highlights include laminate wood flooring, central HVAC, and generous closet space. The remaining residential units include three well-maintained 1-bedroom, 1-bath units ranging from 650750 sq. ft. , each featuring functional kitchens, ample storage, and in-unit washer and dryer. Three units are currently occupied, with tenants on month-to-month commercial leases and a strong payment history. The property offers parking for six or more vehicles (stacked), providing added convenience for both residential and commercial occupants. With C2 zoning, the asset offers exceptional development flexibility, allowing for multi-family, mixed-use, or a wide range of commercial applications (buyer to verify). Ideally located near established businesses, dining, shopping, and public transportation, this property is well positioned for long-term growth and income stability. Listed income details, including Cap Rate and GRM, are based on projected figures. * * * SELLER FINANCING AVAILABLE * * *

15. 2026-02-19
    listed $1,399,000 Active 1889-char remark

    Show marketing remark (1889 chars)

    * * * SELLER FINANCING AVAILABLE * * * 7302-7304 Canby presents a rare, flexible mixed-use investment opportunity in the heart of Reseda's commercial corridor. Situated on a generous lot and zoned C2, the property consists of five units offering an ideal blend of residential income and commercial functionality, with significant upside potential. At the rear of the property are two expansive 1,550 sq. ft. units. One is currently configured as a commercial space featuring a large open workspace, two private offices, kitchen, and bathwell suited for a variety of professional or creative uses. Above it sits a bright and spacious 1,550 sq. ft. residential owner's unit, offering an open floor plan, multiple skylights, abundant windows, and natural light throughout. The modern kitchen is appointed with stainless steel appliances, granite countertops, and in-unit laundry. Additional highlights include laminate wood flooring, central HVAC, and generous closet space. The remaining residential units include three well-maintained 1-bedroom, 1-bath units ranging from 650750 sq. ft. , each featuring functional kitchens, ample storage, and in-unit washer and dryer. Three units are currently occupied, with tenants on month-to-month commercial leases and a strong payment history. The property offers parking for six or more vehicles (stacked), providing added convenience for both residential and commercial occupants. With C2 zoning, the asset offers exceptional development flexibility, allowing for multi-family, mixed-use, or a wide range of commercial applications (buyer to verify). Ideally located near established businesses, dining, shopping, and public transportation, this property is well positioned for long-term growth and income stability. Listed income details, including Cap Rate and GRM, are based on projected figures. * * * SELLER FINANCING AVAILABLE * * *

16. 2025-01-16
    listed Active
17. 2024-06-16
    listed Active

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $280,440
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$22,435
• − Management: −$22,435
• − Depreciation: −$36,364
• Taxable income: $104,187
• Est. tax owed @ 24.0%: −$25,005
• After-tax cash flow: $92,881/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family property presents a good investment opportunity with minimal repairs and maintenance needed. A kitchen renovation and some landscaping improvements would significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Worn appearance
• Minor Bathroom fixtures — Worn appearance

Value-add opportunities

• Both Kitchen renovation — Fresh kitchen with updated appliances would attract more buyers and renters.
• Both Landscaping and curb appeal improvements — Enhanced curb appeal would make the property more attractive and potentially increase its value.
• Both Paint touch-ups throughout — Fresh paint would improve the overall appearance and make the property more appealing to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Kitchen renovation — Fresh kitchen with updated appliances would attract more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhanced curb appeal would make the property more attractive and potentially increase its value. ↑
• Both Paint touch-ups throughout — Fresh paint would improve the overall appearance and make the property more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 74,526
• Household income: $80,143
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 4285.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 28% Asian 13% Two or more races 12% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Scotch-Irish 2% Romanian 1% Italian 1%
• Foreign-born: 44% · Canada, Vietnam, Jamaica
• Languages at home: 35% English-only · Spanish 43% Other Indo-European 8% Tagalog/Filipino 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: ▼ -889.23%
• Current HPI: 460.7787
• Rent YoY: ▼ -0.93%
• 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

-10.7% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $1,250,000 TheMLS
• 2026-02-19 Listed $1,399,000 TheMLS
• 2025-01-16 Listed — TheMLS
• 2024-06-16 Listed — TheMLS