1316 W 166th · Gardena, CA 90247

$1,685,000

14 bd · 7.0 ba · 5,436 sqft · MultiFamily public records · 35 Days on market

Built 1984 0.26 ac lot Est $2153k · 22% under

---

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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

Key facts

• Private patio
• 2 car garage
• 0.26 acre lot

Tags

• PRIVATE PATIO
• 2 CAR GARAGE
• DEDICATED WASHER DRYER HOOKUPS
• CENTRAL GARDENA NEIGHBORHOOD
• EASY ACCESS TO FREEWAYS

Property features AI

Finance

• Other: Total building area: 5,436
• Financial info: Total actual rent collected monthly: $11,217; Gross scheduled income: $134,602; Gross operating income: $131,910; Gross income: $134,602; Net operating income: $84,309; Operating expenses: $47,601 (includes insurance $5,436; maintenance $4,900; pest control $1,080; trash $5,076; water/sewer $504; electric $480); Tenant pays gas, water and electricity; Vacancy allowance: 2692
• HOA & community: Community sidewalks

Exterior

• Parking: Total of 14 parking spaces; Direct garage access; Garages with two doors; Each unit includes an attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public sewer; District/Public water
• Home design: Attached multi-unit property; Two stories
• Construction: One building; Year built source: Assessor
• Exterior features: No pool; Sidewalks in the community; Property has a view

Interior

• Kitchen: Unit kitchens (appliance specifics not listed)
• Bedrooms: Seven total 1-bedroom units (each unit listed as 1 bedroom)
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Central furnace heating
• Interior features: Two levels; Entry on the second level; Smoke detector
• Laundry & utility: Laundry facilities located in the garage; Seven separate water meters; Seven separate gas meters; Seven separate electric meters

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $1.69M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $290/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 $1.64M (2.5% below list).
• Recommended offer: $1.63M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities 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 (+1.8%/yr); 74 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 $16,428/mo this rent would consume 255% of the median local household income ($77k/yr) (locally 2604% 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 $12k of loan paydown is wiped out by about $51k 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 35 days — a 3% lower offer ($1.63M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $113k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.00M; list at $1.69M implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $1,634,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $2,152,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16000 S Vermont Ave	0.58mi	15/15.0 (+1)	6,118 (+12%)	12mo	$2,425,000	$396	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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-163,490
• Equity at exit: $251,239

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-55,500
• Equity at exit: $145,688

Cash invested: $471,800 (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 90247

• Rents YoY: 1.8%
• Active inventory: 74
• Price-to-rent: 59.8×

Monthly cashflow live

• Estimated rent: $16,428 high
• Mortgage (P&I): −$8,836
• Tax from tax record: −$1,406 /mo · $16,878/yr
• Insurance: −$702
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,450
• Net cashflow: $2,033

Break-even live

Break-even rent $13,854

Max offer price $1,685,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$16,429
Total (7 units)			$16,428

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: $421,250
• Closing costs: $50,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $1,685,000 Active 35 DOM
2. 2026-06-17
   days on market $1,685,000 Active 34 DOM
3. 2026-06-16
   days on market $1,685,000 Active 33 DOM
4. 2026-06-15
   days on market $1,685,000 Active 32 DOM
5. 2026-06-13
   days on market $1,685,000 Active 30 DOM
6. 2026-06-09
   days on market $1,685,000 Active 26 DOM
7. 2026-06-08
   days on market $1,685,000 Active 25 DOM
8. 2026-06-07
   days on market $1,685,000 Active 24 DOM
9. 2026-06-04
   days on market $1,685,000 Active 21 DOM
10. 2026-06-03
    days on market $1,685,000 Active 20 DOM
11. 2026-06-02
    days on market $1,685,000 Active 19 DOM
12. 2026-06-02
    price $1,685,000 Active 18 DOM
13. 2026-06-01
    days on market $1,798,000 Active 18 DOM
14. 2026-05-31
    days on market $1,798,000 Active 17 DOM
15. 2026-05-14
    listed $1,798,000 Active
16. 2013-08-29
    soldstatus $1,005,000 Closed 782-char remark

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

17. 2013-08-29
    soldstatus $1,005,000

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

18. 2013-08-17
    status Pending 782-char remark

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

19. 2013-07-12
    historical 782-char remark

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

20. 2013-06-24
    status Backup Offers Accepted 782-char remark

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

21. 2013-06-20
    listed $1,100,000 Active 782-char remark

    Show marketing remark (782 chars)

    7- One Bedroom Townhouses each with their own 2-car garage with direct access and opener, washer dryer hook-ups, dressing area with a sink outside of the full bath. This open floor plan with living room open to the kitchen that has a french door leading to the private patio. Units 4 and 5 were updated last year. Units 6 & 7 were updated within the last two years. Units 1, 2 & 3 have long term tenants. The property was built as a townhouse style condominium with a recorded condominium plan. The homeowners association was never used and this property has been held as rental property. Each patio is approximately 20 feet wide by 10 feet deep except unit 7 which has a 40 feet wide yard by 10 feet deep. Buyer to verify all information. NOT in the city of Los Angeles

22. 2007-11-13
    historical
23. 2007-10-24
    listed $1,400,000
24. 1988-12-15
    soldstatus $150,000

ⓘ 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: $16,878 · $1,406/mo
• Projected year-2 tax: $16,878 · $1,406/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $197,136
• − Mortgage interest: −$94,386
• − Property taxes: −$16,878
• − Insurance: −$8,425
• − Repairs & maintenance: −$15,771
• − Management: −$15,771
• − Depreciation: −$49,018
• Taxable loss: −$3,113
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $25,146/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 — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% Korean 5%

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: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• 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

+1098.7% since first listed

10 events — show timeline

• 2026-05-14 Listed $1,798,000 CRMLS
• 2013-08-29 Sold (Public Records) $1,005,000 Public Records
• 2013-08-29 Sold (MLS) $1,005,000 CRMLS
• 2013-08-17 Pending — CRMLS
• 2013-07-12 Listing Removed — CRMLS
• 2013-06-24 Pending — CRMLS
• 2013-06-20 Listed $1,100,000 CRMLS
• 2007-11-13 Listing Removed — CRMLS
• 2007-10-24 Listed $1,400,000 CRMLS
• 1988-12-15 Sold (Public Records) $150,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $16,878 · +3.7% YoY. Source: county tax records.