11426 Gale · Hawthorne, CA 90250

$1,850,000

10 bd · 7.0 ba · 4,766 sqft · MultiFamily public records · 23 Days on market

Built 1957 8,225 sqft lot Est $1463k · 26% over

---

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 +15.9/30.0
• DSCR +4.9/10.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• 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 (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

Excellent opportunity to acquire a 7-unit residential investment property in Hawthorne featuring a desirable unit mix of six (6) one-bedroom units and one (1) spacious four-bedroom unit located at the rear of the property. The property has benefited from various upgrades and improvements over the years while still offering potential for a new owner to further enhance and add value. Most recently, Unit D was remodeled with new flooring, fresh paint, new cabinetry with stone countertops, and new windows. The property generates approximately $12,555 per month in gross rental income when fully occupied and includes an on-site laundry room with owner-owned laundry equipment, providing an additio

Key facts

• Fresh paint
• On-site laundry room
• New windows

Tags

• SPACIOUS FOUR-BEDROOM UNIT
• REMODELED WITH NEW FLOORING
• FRESH PAINT
• NEW WINDOWS
• ON-SITE LAUNDRY ROOM
• OWNER-OWNED LAUNDRY EQUIPMENT

Property features AI

Finance

• Other: Six units currently leased; Total building area: 4,766
• Financial info: Total actual rent collected: $12,555; Gross scheduled/gross income: $150,660; Laundry income: $1,285; Expenses include fuel, trash, insurance, water/sewer and electric (amounts reported)
• HOA & community: Rent control applies

Exterior

• Parking: Total of 12 parking spaces; Six uncovered spaces; Six carport spaces (attached carports, tandem covered areas, driveway-level access)
• Utilities: Public sewer; District/public water
• Home design: Attached multi-unit property; Single building with two stories; 0–1 unit per acre lot characteristic
• Construction: One building; Year built reported by seller
• Exterior features: No pool; Curbs and sidewalks; Suburban setting

Interior

• Kitchen: Kitchens in each unit (appliances not specified)
• Bedrooms: One 4-bedroom unit (unit with attached garage); Six 1-bedroom units
• Bathrooms: One bathroom in several units (unit-level bath counts vary)
• Heating & cooling: Wall heaters
• Interior features: Front entry; Two levels; Entry level is 1
• Laundry & utility: On-site laundry area with washer and dryer included; Separate water meter for the property; Eight separate gas meters; Eight separate electric meters

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 1×4bd/1ba units multifamily listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive. Per door: $127/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 $1.49M (19.6% below list).
• Recommended offer: $1.49M (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.0% in Hawthorne — 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 (#597 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: crime F, cost of living F, health & safety F.
• Hawthorne (suburban): math 38% / reading 47% proficiency, ranked #673 of 1,400 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eucalyptus (715 students, 67% FRL); Hawthorne Middle (721 students, 62% FRL); Lawndale High (math 16% / reading 42%, grade F, #770 of 1,170 statewide, top 66%, 1,921 students, 72% FRL).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Hawthorne average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 95 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 $14,880/mo this rent would consume 228% of the median local household income ($78k/yr) (locally 6620% 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 $13k of loan paydown is wiped out by about $56k 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 23 days — a 2% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,488,000 (19.6% 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 1957 — 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. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,463,162
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10730 Burin Ave	0.67mi	11/7.0 (+1)	4,660 (-2%)	2mo	$1,340,000	$288	58
11717 Cedar Ave	0.62mi	11/— (+1)	4,698 (-1%)	20mo	$1,300,000	$277	47
11726 Freeman Ave	0.71mi	10/6.0	4,564 (-4%)	10mo	$1,400,000	$307	47
4317 W 120th St	0.68mi	9/6.0 (-1)	4,463 (-6%)	11mo	$1,610,000	$361	39

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-260,699
• Equity at exit: $275,841

10-year hold

• IRR: -7.1%
• Equity multiple: 0.57×
• Total profit: $-224,127
• Equity at exit: $159,954

Cash invested: $518,000 (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 90250

• Rents YoY: 1.9%
• Active inventory: 95
• Price-to-rent: 82.1×

Monthly cashflow live

• Estimated rent: $14,880 high
• Mortgage (P&I): −$9,702
• Tax from tax record: −$396 /mo · $4,753/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,125
• Net cashflow: $887

Break-even live

Break-even rent $13,758

Max offer price $1,850,000

Occupancy floor 89%

Sensitivity live

Price	-10% $1,934	-5% $1,410	+0% $887	+5% $363	+10% $-161
Rent	-10% $-289	-5% $299	+0% $887	+5% $1,474	+10% $2,062
Rate	-1.0pp $1,818	-0.5pp $1,357	base $887	+0.5pp $407	+1.0pp $-80

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$11,262
1× unit	4	1	$3,620
Total (7 units)			$14,880

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $1,850,000 Active 23 DOM
2. 2026-06-21
   days on market $1,850,000 Active 22 DOM
3. 2026-06-18
   days on market $1,850,000 Active 19 DOM
4. 2026-06-17
   days on market $1,850,000 Active 18 DOM
5. 2026-06-16
   days on market $1,850,000 Active 17 DOM
6. 2026-06-15
   days on market $1,850,000 Active 16 DOM
7. 2026-06-13
   days on market $1,850,000 Active 14 DOM
8. 2026-06-13
   days on market $1,850,000 Active 13 DOM
9. 2026-06-09
   days on market $1,850,000 Active 10 DOM
10. 2026-06-08
    days on market $1,850,000 Active 9 DOM
11. 2026-06-07
    days on market $1,850,000 Active 8 DOM
12. 2026-06-04
    days on market $1,850,000 Active 5 DOM
13. 2026-06-03
    days on market $1,850,000 Active 4 DOM
14. 2026-06-02
    days on market $1,850,000 Active 3 DOM
15. 2026-06-01
    days on market $1,850,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $1,850,000 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: $4,753 · $396/mo
• Projected year-2 tax: $14,060 · $1,172/mo
• Expected delta: +$9,307/yr (+$776/mo · 195.8%)

ⓘ 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 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $178,560
• − Mortgage interest: −$103,629
• − Property taxes: −$4,753
• − Insurance: −$9,250
• − Repairs & maintenance: −$14,285
• − Management: −$14,285
• − Depreciation: −$53,818
• Taxable loss: −$21,460
• Est. tax savings @ 24.0%: +$5,150
• After-tax cash flow: $15,790/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: Hawthorne
• NCES district ID: 0616680
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $42,657
• Composite: 38.17/100
• National rank: #8589
• State rank: #673 of 1400 in CA

Livability — Hawthorne

• Score: 60/100
• State rank: #597
• US rank: #19278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 93,826
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 93,826
• Household income: $78,331
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 6620.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Black 23% Two or more races 20% White 11% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 46% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -948.55%
• Current HPI: 409.3796
• Rent YoY: ▲ 1.89%
• 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

1 event — show timeline

• 2026-05-30 Listed $1,850,000 CRMLS

Property tax history

+3.1%/yr

Latest (2025): $4,753 · +10.7% YoY. Source: county tax records.