2650 E Carson · Carson, CA 90810

$899,000

4 bd · 3.0 ba · 1,853 sqft · MultiFamily public records · 17 Days on market

Built 1944 6,944 sqft lot Est $728k · 23% 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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investor opportunity in Carson! This tenant-occupied triplex consists of three residential units commonly known as 2650, 2650.5, and 2652 E. Carson Street. The property features two 1-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, offering a desirable unit mix with strong long-term upside potential. The property includes three garage spaces, a single-story layout, and separately metered tenant-paid utilities. One unit has undergone prior renovations, including flooring, paint, plumbing, electrical, and other interior improvements. Conveniently located near major freeways, Long Beach, South Bay employment centers, shopping, dining, and public transportation. Ideal for investors seekin

Key facts

• Single story layout
• 6,944 sq ft lot
• 3 garage spots

Tags

• TENANT OCCUPIED TRIPLEX
• THREE RESIDENTIAL RENTAL UNITS
• SINGLE STORY LAYOUT
• INTERIOR IMPROVEMENTS

Property features AI

Finance

• Financial info: Gross scheduled income / Gross income: $60,743; Net operating income: $60,743; Total expenses: $15,353 (including $2,000 insurance and $4,492 taxes); Rent control applies; Tenant pays all utilities; Unit rents: one unit at $1,189; one unit at $1,674; one unit at $2,199
• HOA & community: Community features include curbs, street lighting, sidewalks, urban/suburban setting

Exterior

• Parking: Total of 3 parking spaces; Each unit includes 1 garage space (3 garage spaces total)
• Utilities: Public sewer; District/public water; Three separate water meters; Three separate gas meters; Three separate electric meters
• Home design: Multi-unit building (1 building, 3 total units); One-story
• Construction: Year built from assessor data
• Exterior features: No pool; Front yard and back yard; Level with street; Yard; Overhead utilities

Interior

• Kitchen: All three units include a range; All three units include a refrigerator; All three units include a dishwasher
• Bedrooms: Three separate units: two 1-bedroom units and one 2-bedroom unit
• Flooring: Two units with carpet
• Bathrooms: Two units with 1 bathroom each, one unit with 2 bathrooms
• Interior features: Entry on Evonda St; Single-story property; Attached property; 2+ shared/common walls
• Laundry & utility: Laundry inside (on-site)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $850k (5.4% below list).
• Recommended offer: $850k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.2% in Carson — 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 67/100 on livability (#309 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A-; 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: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,501/mo this rent would consume 121% of the median local household income ($84k/yr) (locally 1007% 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 $6k of loan paydown is wiped out by about $27k 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 17 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $899k implies a 4759% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $850,100 (5.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1944 — 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 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: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $728,229
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 W Cameron St	0.53mi	4/3.0	2,038 (+10%)	13mo	$800,000	$393	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-66,247
• Equity at exit: $134,044

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $43,670
• Equity at exit: $77,729

Cash invested: $251,720 (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 90810

• Active inventory: 34
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $8,501 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$374 /mo · $4,493/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,785
• Net cashflow: $1,252

Break-even live

Break-even rent $6,916

Max offer price $899,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$8,502
Total (3 units)			$8,501

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2672 E Washington St Long Beach, CA	4.0	2.0	1301	$3,600	$2.77	24d	1	0.12mi
2763 E 218th Pl Long Beach, CA	3.0	3.0	1826	$4,200	$2.30	17d	1	0.15mi
1325 W 34th St Long Beach, CA	3.0	2.0	1525	$3,995	$2.62	43d	1	1.02mi
4120 Del Mar Ave Long Beach, CA	4.0	6.0	2388	$4,300	$1.80	2d	1	1.10mi

Listing history 13 events

1. 2026-06-18
   days on market $899,000 Active 17 DOM
2. 2026-06-17
   price $899,000 Active 16 DOM
3. 2026-06-17
   days on market $949,000 Active 16 DOM
4. 2026-06-16
   days on market $949,000 Active 15 DOM
5. 2026-06-15
   days on market $949,000 Active 14 DOM
6. 2026-06-13
   days on market $949,000 Active 12 DOM
7. 2026-06-09
   days on market $949,000 Active 8 DOM
8. 2026-06-08
   days on market $949,000 Active 7 DOM
9. 2026-06-07
   days on market $949,000 Active 6 DOM
10. 2026-06-04
    days on market $949,000 Active 3 DOM
11. 2026-06-03
    days on market $949,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $949,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,493 · $374/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$2,339/yr (+$195/mo · 52.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,012
• − Mortgage interest: −$50,358
• − Property taxes: −$4,493
• − Insurance: −$4,495
• − Repairs & maintenance: −$8,161
• − Management: −$8,161
• − Depreciation: −$26,153
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $14,982/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 — Carson

• Score: 67/100
• State rank: #309
• US rank: #10410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 57,397
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,833
• Household income: $84,350
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1007.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% Asian 26% Two or more races 13% Black 7% White 6% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 43% Tagalog/Filipino 14% Other Asian/Pacific 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: ▼ -617.80%
• Current HPI: 468.5989
• Rent YoY: —
• 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

+5029.7% since first listed

2 events — show timeline

• 2026-06-01 Listed $949,000 CRMLS
• 1978-03-10 Sold (Public Records) $18,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,493 · +28.0% YoY. Source: county tax records.