1562 W 226th · Los Angeles, CA 90501

$949,000

4 bd · 4.0 ba · 2,700 sqft · MultiFamily public records · 152 Days on market

Built 1955 7,201 sqft lot $351/sqft · 22% below area Est $1212k · 22% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Do not miss this 4 units all one bedrooms all occupied long term tenants in a very great location. New roof installed in year 2020 by Lowe's with warranty New windows , Highly updated 2 units, Plumbing line under the house to the street are new. 2 ADU's can be built in the back seller started 2 years ago but did not completed. All units consist of one bedroom, one bath, kitchen, living room and dining area. Short distance to 405 and 110 FWYS. Please do not disturb the tenants.

Key facts

• Great location
• New plumbing line
• 2 adus can be built

Tags

• GREAT LOCATION
• NEW ROOF
• NEW WINDOWS
• HIGHLY UPDATED
• NEW PLUMBING LINE
• 2 ADUS CAN BE BUILT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $883k (7.0% below list).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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-, crime F, cost of living 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.
• Zoned schools: Meyler Street Elementary (628 students, 92% FRL); Alexander Fleming Middle (1,085 students, 87% FRL); Nathaniel Narbonne Senior High (math 28% / reading 56%, grade F, #472 of 1,170 statewide, top 42%, 1,731 students, 84% FRL) — zoned schools average 87% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 95 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $8,828/mo this rent would consume 114% of the median local household income ($93k/yr) (locally 1972% 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 $28k 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 152 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 32y ago; this cycle's ask has dropped $151k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $630k; list at $949k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $1,212,294
• List price: $949,000
• Delta: -21.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-100,581
• Equity at exit: $141,499

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-13,057
• Equity at exit: $82,052

Cash invested: $265,720 (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 90501

• Rents YoY: 3.2%
• Active inventory: 95
• Price-to-rent: 35.8×

Monthly cashflow live

• Estimated rent: $8,828 high
• Mortgage (P&I): −$4,977
• Tax from tax record: −$800 /mo · $9,601/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,854
• Net cashflow: $802

Break-even live

Break-even rent $7,813

Max offer price $949,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,339	-5% $1,071	+0% $802	+5% $533	+10% $265
Rent	-10% $105	-5% $453	+0% $802	+5% $1,151	+10% $1,499
Rate	-1.0pp $1,280	-0.5pp $1,043	base $802	+0.5pp $556	+1.0pp $306

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,828
Total (4 units)			$8,828

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Songbird Way Torrance, CA	4.0	4.0	2016	$4,650	$2.31	16d	1	0.36mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	26d	1	0.52mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	46d	2	0.53mi
22117 Normandie Ave Torrance, CA	5.0	4.0	3008	$5,750	$1.91	0d	1	0.54mi
2125 W 236th Pl Torrance, CA	4.0	3.0	2112	$5,000	$2.37	46d	1	0.99mi
23821 Stanhurst Ave Torrance, CA	4.0	2.5	2260	$5,200	$2.30	15d	1	1.02mi
2124 W 238th St Torrance, CA	5.0	5.0	3148	$7,950	$2.53	0d	1	1.13mi
22553 Firenze St Carson, CA	3.0	2.5	2012	$4,500	$2.24	26d	1	1.18mi
1241 Ivy Ter Torrance, CA	3.0	3.0	1822	$4,100	$2.25	46d	1	1.34mi
1361 Abraham Ter Harbor City, CA	4.0	2.5	2018	$4,300	$2.13	16d	1	1.39mi
2067 Lomita Blvd Lomita, CA	4.0	2.0	2070	$4,950	$2.39	7d	1	1.41mi
1611 W 208th St #3 Torrance, CA	3.0	2.5	1860	$4,300	$2.31	46d	1	1.46mi
22839 Morro Dr Carson, CA	4.0	3.0	2160	$4,295	$1.99	15d	1	1.50mi

Listing history 45 events

1. 2026-06-22
   days on market $949,000 Active 152 DOM
2. 2026-06-21
   days on market $949,000 Active 151 DOM
3. 2026-06-18
   days on market $949,000 Active 148 DOM
4. 2026-06-17
   days on market $949,000 Active 147 DOM
5. 2026-06-16
   days on market $949,000 Active 146 DOM
6. 2026-06-15
   days on market $949,000 Active 145 DOM
7. 2026-06-13
   remarks 517-char remark
8. 2026-06-13
   days on market $949,000 Active 143 DOM
9. 2026-06-09
   days on market $949,000 Active 139 DOM
10. 2026-06-08
    days on market $949,000 Active 138 DOM
11. 2026-06-07
    days on market $949,000 Active 137 DOM
12. 2026-06-04
    days on market $949,000 Active 134 DOM
13. 2026-06-03
    days on market $949,000 Active 133 DOM
14. 2026-06-02
    days on market $949,000 Active 132 DOM
15. 2026-06-02
    price $949,000 Active 131 DOM
16. 2026-06-01
    days on market $999,500 Active 131 DOM
17. 2026-05-31
    days on market $999,500 Active 130 DOM
18. 2026-03-05
    price $999,500 483-char remark

    Show marketing remark (483 chars)

    Do not miss this 4 units all one bedrooms all occupied long term tenants in a very great location. New roof installed in year 2020 by Lowe's with warranty New windows , Highly updated 2 units, Plumbing line under the house to the street are new. 2 ADU's can be built in the back seller started 2 years ago but did not completed. All units consist of one bedroom, one bath, kitchen, living room and dining area. Short distance to 405 and 110 FWYS. Please do not disturb the tenants.

19. 2026-01-21
    listed $1,100,000 Active 483-char remark

    Show marketing remark (483 chars)

    Do not miss this 4 units all one bedrooms all occupied long term tenants in a very great location. New roof installed in year 2020 by Lowe's with warranty New windows , Highly updated 2 units, Plumbing line under the house to the street are new. 2 ADU's can be built in the back seller started 2 years ago but did not completed. All units consist of one bedroom, one bath, kitchen, living room and dining area. Short distance to 405 and 110 FWYS. Please do not disturb the tenants.

20. 2017-02-01
    soldstatus $630,000 Closed Sale 319-char remark

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

21. 2017-02-01
    soldstatus $630,000

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

22. 2017-02-01
    soldstatus $623,000

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

23. 2016-12-21
    status Pending Sale 319-char remark

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

24. 2016-12-21
    price $629,999 319-char remark

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

25. 2016-12-16
    listed $599,999 Active 319-char remark

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

26. 2016-12-16
    listed $629,999

    Show marketing remark (319 chars)

    Don't let this pass out! Excellent opportunity for owner occupied or investor. These four units had been recently upgraded and generates good income. Every unit consists of one bedroom and one bath, kitchen, formal dining room and living room. Near shopping center, public transportation and close to 405fwy and 110fwy.

27. 2009-07-28
    soldstatus $410,000 Closed
28. 2009-07-28
    soldstatus $410,000
29. 2009-05-16
    historical
30. 2009-03-18
    listed $395,000
31. 2009-02-06
    soldstatus $260,000 Closed
32. 2008-12-25
    historical
33. 2008-12-05
    price $285,000
34. 2008-12-03
    listed $289,900
35. 2007-01-01
    historical
36. 2006-12-01
    listed $569,999
37. 2006-11-24
    historical
38. 2006-05-23
    listed $725,000
39. 2006-03-07
    soldstatus $667,500
40. 2005-08-10
    soldstatus $545,000
41. 2005-07-08
    soldstatus $545,000
42. 2005-05-17
    listed $540,000
43. 1994-11-30
    soldstatus $150,000
44. 1994-11-30
    soldstatus $150,000
45. 1994-09-16
    listed $157,500

ⓘ 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: $9,601 · $800/mo
• Projected year-2 tax: $9,601 · $800/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 · 22 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: $105,936
• − Mortgage interest: −$53,159
• − Property taxes: −$9,601
• − Insurance: −$4,745
• − Repairs & maintenance: −$8,475
• − Management: −$8,475
• − Depreciation: −$27,607
• Taxable loss: −$6,126
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $11,094/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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% 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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+534.6% since first listed

28 events — show timeline

• 2026-03-05 Price Changed $999,500 CRMLS
• 2026-01-21 Listed $1,100,000 CRMLS
• 2017-02-01 Sold (Public Records) $623,000 Public Records
• 2017-02-01 Sold (MLS) $630,000 SDMLS
• 2017-02-01 Sold (MLS) $630,000 CRMLS
• 2016-12-21 Pending — CRMLS
• 2016-12-21 Price Changed $629,999 CRMLS
• 2016-12-16 Listed $599,999 CRMLS
• 2016-12-16 Listed $629,999 SDMLS
• 2009-07-28 Sold (Public Records) $410,000 Public Records
• 2009-07-28 Sold (MLS) $410,000 TheMLS
• 2009-05-16 Delisted — TheMLS
• 2009-03-18 Listed $395,000 TheMLS
• 2009-02-06 Sold (MLS) $260,000 TheMLS
• 2008-12-25 Delisted — TheMLS
• 2008-12-05 Price Changed $285,000 TheMLS
• 2008-12-03 Listed $289,900 TheMLS
• 2007-01-01 Listing Removed — CRMLS
• 2006-12-01 Listed $569,999 CRMLS
• 2006-11-24 Listing Removed — CRMLS
• 2006-05-23 Listed $725,000 CRMLS
• 2006-03-07 Sold (Public Records) $667,500 Public Records
• 2005-08-10 Sold (Public Records) $545,000 Public Records
• 2005-07-08 Sold (MLS) $545,000 CRMLS
• 2005-05-17 Listed $540,000 CRMLS
• 1994-11-30 Sold (Public Records) $150,000 Public Records
• 1994-11-30 Sold (MLS) $150,000 CRMLS
• 1994-09-16 Listed $157,500 CRMLS

Property tax history

+0.3%/yr

Latest (2025): $9,601 · +1.4% YoY. Source: county tax records.