4642 Live Oak · Cudahy, CA 90201

$2,999,000

2 bd · 1.0 ba · 1,002 sqft · MultiFamily public records · 13 Days on market

Built 1965 0.92 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

All first floor units in this well laid out fourteen unit property, no second stories. Six duplexes with three three garages located between them, plus two single family residences one with three spaces of adjacent outside parking and the other with an adjacent double garage. Rents are below the market Be advised that Cudahy does have rent control.

Key facts

• 0.92 acre lot
• 20 garage spots
• Built 1965

Property features AI

Finance

• Other: Property is a multi-unit residential with units that include patios, disposals, and carpet; No ADU
• Financial info: Total building area approximately 14,077; 14 total units (all currently leased); 8 buildings; Gross scheduled income listed; Net operating income listed; Tenants pay insurance, gas, phone, cable TV, and electricity; Operating expenses and itemized expense categories recorded
• HOA & community: Community features include gutters, street lighting, storm drains, sidewalks, and a park; Property is subject to rent control

Exterior

• Parking: Total of 30 parking spaces; 20 covered garage spaces; 10 uncovered spaces; Assigned parking spaces
• Utilities: Public sewer; Natural gas connected; Electricity connected; Cable available; Telephone available in street; Separate gas and electric meters for units; Single water meter for property
• Home design: Attached property; Single-story; Street-level entry; Has view
• Construction: Stucco exterior; Asbestos shingle, composition, roll, and shingle roofing; Concrete perimeter foundation; Built according to assessor records
• Exterior features: Front yard; Greenbelt; Lawn; Sump pump; Second attached garage; Blockwall and wood fencing; No pool

Interior

• Kitchen: Laminate and tile counters
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom
• Flooring: Tile; Vinyl; Carpet; Laminate
• Bathrooms: Primary bathroom; Units include full bathrooms
• Heating & cooling: Wall heater; Has heating
• Interior features: Wood product walls; Block walls; Drywall walls; Laminate counters; Tile counters; Home automation system; Sump pump; Sliding glass doors; Double door entry
• Laundry & utility: Laundry in garage; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $-16k ($-198k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (90.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (91.8% below list).
• Recommended offer: $245k (91.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#616 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: employment D+, amenities D, schools 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: 55 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,453/mo this rent would consume 48% of the median local household income ($61k/yr) (locally 6155% 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 $21k of loan paydown is wiped out by about $90k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $600k; list at $3.00M implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,303 (91.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.08% ✗
• Cap rate: -0.30%
• Cash-on-cash: -23.56%
• DSCR: -0.05
• GRM: 101.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -68.1%
• Equity multiple: -0.83×
• Total profit: $-1,537,173
• Equity at exit: $447,161

10-year hold

• IRR: —
• Equity multiple: -2.21×
• Total profit: $-2,695,964
• Equity at exit: $259,299

Cash invested: $839,720 (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 90201

• Active inventory: 55
• Price-to-rent: 101.9×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$15,727
• Tax from tax record: −$1,444 /mo · $17,334/yr
• Insurance: −$1,250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-16,483

Break-even live

Break-even rent $23,318

Max offer price $280,416

Occupancy floor —

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: $749,750
• Closing costs: $89,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4635 Clara St Cudahy, CA	2.0	1.5	899	$2,300	$2.56	44d	1	0.12mi
7520 Atlantic Ave Unit 4 Cudahy, CA	1.0	1.0	700	$1,600	$2.29	44d	1	0.17mi
5017 Clara St Unit 5017-C 3/4 Cudahy, CA	2.0	2.5	1438	$2,795	$1.94	44d	1	0.39mi
4340 Walnut St Apt D Cudahy, CA	2.0	1.5	1007	$2,600	$2.58	3d	1	0.40mi
6809 Vinevale Ave Unit K Bell, CA	2.0	1.0	877	$2,750	$3.14	44d	1	0.47mi
4256 Walnut St Bell, CA	2.0	1.0	1000	$2,500	$2.50	3d	1	0.53mi
4256 Walnut St Unit F Cudahy, CA	2.0	1.0	1000	$2,500	$2.50	44d	1	0.53mi
4256 Walnut St Unit F Cudahy, CA	2.0	1.0	1000	$2,500	$2.50	24d	1	0.53mi
7712 Walker Ave Unit A Cudahy, CA	2.0	1.0	720	$2,200	$3.06	15d	1	0.60mi
7716 Walker Ave Unit C Cudahy, CA	2.0	1.0	740	$2,080	$2.81	8d	1	0.60mi
8202 Wilcox Ave Unit 13 Bell Gardens, CA	3.0	1.0	1000	$2,600	$2.60	14d	1	0.62mi
8202 Wilcox Ave Unit 11 Bell Gardens, CA	3.0	1.0	1000	$2,500	$2.50	44d	1	0.62mi
5154 Santa Ana St Bell Gardens, CA	2.0	1.0	850	$2,200	$2.59	24d	1	0.70mi
6521 Walker Ave Bell, CA	3.0	1.0	1128	$3,200	$2.84	44d	1	0.83mi
6518 Walker Ave #6 Bell, CA	3.0	2.5	1249	$3,599	$2.88	8d	1	0.88mi
6331 Fishburn Ave Unit C Bell Gardens, CA	2.0	1.0	768	$2,450	$3.19	21d	1	0.95mi
3723 Olive St Unit 2 Huntington Park, CA	1.0	1.0	700	$1,450	$2.07	8d	1	0.98mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	44d	1	1.00mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	24d	1	1.00mi
6930 Marlow Ave Unit mal08 Bell Gardens, CA	2.0	1.0	850	$2,095	$2.46	44d	1	1.01mi
6518 Corona Ave Unit B Bell, CA	2.0	1.5	1000	$2,295	$2.29	2d	1	1.01mi
3720 Santa Ana St South Gate, CA	3.0	2.0	1485	$3,700	$2.49	12d	1	1.06mi
6116 Prospect Ave Unit 6116 Maywood, CA	2.0	1.0	810	$2,600	$3.21	44d	1	1.09mi
3627 Santa Ana St Unit C Huntington Park, CA	3.0	2.0	1200	$2,850	$2.38	14d	1	1.10mi
7675 California Ave Huntington Park, CA	3.0	2.0	1100	$2,950	$2.68	15d	1	1.17mi
6070 Fishburn Ave Huntington Park, CA	2.0	1.0	850	$2,800	$3.29	18d	1	1.24mi
8689 San Miguel Ave Unit C South Gate, CA	2.0	1.0	877	$2,800	$3.19	44d	1	1.25mi
5120 E 59th Pl Maywood, CA	3.0	2.0	1005	$3,100	$3.08	14d	1	1.39mi
5957 Fishburn Ave Huntington Park, CA	3.0	1.0	896	$3,500	$3.91	15d	1	1.39mi
5928 Gotham St Unit 5930 Bell Gardens, CA	2.0	1.0	825	$2,600	$3.15	1d	1	1.40mi
5928 Gotham St Unit 5932 Bell Gardens, CA	2.0	1.0	830	$2,550	$3.07	1d	1	1.40mi
4986 Southern Ave South Gate, CA	1.0	1.0	700	$2,000	$2.86	44d	1	1.45mi

Listing history 9 events

1. 2026-06-18
   days on market $2,999,000 Active 13 DOM
2. 2026-06-17
   days on market $2,999,000 Active 12 DOM
3. 2026-06-16
   days on market $2,999,000 Active 11 DOM
4. 2026-06-15
   days on market $2,999,000 Active 10 DOM
5. 2026-06-13
   days on market $2,999,000 Active 8 DOM
6. 2026-06-09
   days on market $2,999,000 Active 4 DOM
7. 2026-06-08
   days on market $2,999,000 Active 3 DOM
8. 2026-06-07
   remarks 353-char remark
9. 2026-06-07
   listed $2,999,000 Active 2 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: $17,334 · $1,444/mo
• Projected year-2 tax: $22,792 · $1,899/mo
• Expected delta: +$5,459/yr (+$455/mo · 31.5%)

ⓘ 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 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,436
• − Mortgage interest: −$167,991
• − Property taxes: −$17,334
• − Insurance: −$14,995
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$87,244
• Taxable loss: −$262,836
• Est. tax savings @ 24.0%: +$63,081
• After-tax cash flow: $-134,718/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 — Cudahy

• Score: 60/100
• State rank: #616
• US rank: #19588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cudahy, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,763
• Household income: $60,927
• Rent vs Own: 78.5% rent · 21.5% own
• Severe rent burden: 6155.0

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: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 44% White 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 42% · Canada
• Languages at home: 11% English-only · Spanish 87% Arabic 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: ▼ -571.65%
• Current HPI: 450.0128
• 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

+399.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $2,999,000 CRMLS
• 1997-08-21 Sold (Public Records) $600,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $17,334 · +9.5% YoY. Source: county tax records.