212 N Azusa · Azusa, CA 91702

$875,000

1 bd · 1.0 ba · 692 sqft · MultiFamily public records · 18 Days on market

Built 1925 6,985 sqft lot

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• 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

Prime north Azusa Rental Opportunity! Featuring 3 separate two-Bedrooms each unit, separately metered for gas and electricity, property sits on a large 6,983 sqft lot. Ideal for Investor seeking rental income, Owner occupy one and collect supplemental rental income from the other 2 units or if you're looking to complete a 1031 exchange. Walking distance to prime City of Azusa Civic Center corridor restaurants & shops, Target and Historic Route 66. Close to Azusa Metro Station, easy access to 210 & 57 fwys.

Key facts

• Easy access to fwys
• Large lot
• Rental opportunity

Tags

• RENTAL OPPORTUNITY
• SEPARATELY METERED UNITS
• LARGE LOT
• CLOSE TO AZUSA METRO STATION
• EASY ACCESS TO FWYS

Property features AI

Finance

• Other: Property consists of 3 buildings and 3 total units
• Financial info: Rent control applies; Gross scheduled income reported around $4,500; At least one unit showing actual rent of $4,450; total of 3 units
• HOA & community:

Exterior

• Parking: No designated parking
• Security:
• Utilities: Public water (district); Sewer or septic (unknown); Separate gas meters: 3; Separate electric meters: 3; Separate water meters: 1
• Home design: Single-story building; No accessory dwelling unit (ADU)
• Construction: Year built per assessor; Total building area 1,918 (building-level data present)
• Exterior features: No pool; Front yard

Interior

• Kitchen:
• Bedrooms: Unit example: 2 bedrooms (unit-level data present)
• Flooring:
• Bathrooms: Unit example: 1 full bathroom (unit-level data present)
• Heating & cooling: Wall heater
• Interior features: Entry on the main level; No common walls (detached units); Sidewalks in the community
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $701k (19.9% below list).
• Recommended offer: $701k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.6% in Azusa — 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 65/100 on livability (#367 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: schools D-, amenities D-, cost of living F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $7,013/mo this rent would consume 91% of the median local household income ($93k/yr) (locally 1631% 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 $26k 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 18 days — a 2% lower offer ($862k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $701,300 (19.9% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.45%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-117,802
• Equity at exit: $130,465

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-20,517
• Equity at exit: $75,654

Cash invested: $245,000 (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 91702

• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 31.2×

Monthly cashflow live

• Estimated rent: $7,013 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$476 /mo · $5,714/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,473
• Net cashflow: $111

Break-even live

Break-even rent $6,873

Max offer price $875,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,014
Total (3 units)			$7,013

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 N San Gabriel Ave Unit 14 Azusa, CA	2.0	1.0	710	$2,100	$2.96	43d	1	0.10mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	588	$2,200	$3.74	43d	1	0.10mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	600	$2,100	$3.50	24d	1	0.10mi
469 W 2nd St Azusa, CA	1.0	1.0	500	$1,500	$3.00	43d	1	0.32mi
450 N Soldano Ave Azusa, CA	1.0	1.0	552	$1,695	$3.07	15d	7	0.35mi
545 N Soldano Ave Azusa, CA	1.0	1.0	536	$2,200	$4.10	24d	1	0.48mi
626 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	1095	$2,632	$2.40	1d	6	0.52mi
909 W 1st St Azusa, CA	2.0–4.0	2.0–2.5	1143	$3,275	$2.87	1d	5	0.67mi
850 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	984	$2,299	$2.34	1d	34	0.81mi
601 E 8th St Azusa, CA	1.0–4.0	1.0–2.0	880	$2,050	$2.33	7d	3	0.83mi
506 E 9th St Azusa, CA	1.0	1.0	624	$1,995	$3.20	19d	1	0.87mi
933 N Alameda Ave Unit 6 Azusa, CA	2.0	1.0	736	$2,100	$2.85	43d	1	0.93mi
801 E Alosta Ave Azusa, CA	1.0–2.0	1.0–2.0	783	$1,949	$2.49	1d	30	0.95mi
1015 N Azusa Ave Unit 06 Azusa, CA	—	1.0	390	$1,500	$3.85	43d	1	1.02mi
273 W Arrow Hwy Azusa, CA	2.0	1.0–2.0	725	$2,122	$2.93	5d	4	1.24mi
565 E Arrow Hwy Azusa, CA	—	1.0	444	$1,550	$3.49	7d	1	1.25mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$1,966	$2.60	2d	5	1.27mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,050	$2.26	2d	2	1.28mi
1311 N Azusa Ave Azusa, CA	1.0–2.0	1.0	745	$1,975	$2.65	43d	3	1.37mi
1160 E Alosta Ave Azusa, CA	1.0	1.0	600	$1,800	$3.00	12d	1	1.39mi
1160 E Alosta Ave Unit 32 Azusa, CA	1.0	1.0	600	$1,785	$2.98	43d	1	1.39mi
1160 E Alosta Ave Unit 23 Azusa, CA	1.0	1.0	600	$1,800	$3.00	22d	1	1.39mi
1345 N San Gabriel Ave Azusa, CA	1.0	1.0	750	$1,975	$2.63	13d	1	1.45mi
777 S Citrus Ave Azusa, CA	1.0	1.0	709	$2,200	$3.10	12d	1	1.47mi
1151 W Arrow Hwy Azusa, CA	1.0–2.0	1.0–2.0	862	$1,895	$2.20	43d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $875,000 Active 18 DOM
2. 2026-06-17
   days on market $875,000 Active 17 DOM
3. 2026-06-16
   days on market $875,000 Active 16 DOM
4. 2026-06-15
   days on market $875,000 Active 15 DOM
5. 2026-06-13
   days on market $875,000 Active 13 DOM
6. 2026-06-13
   days on market $875,000 Active 12 DOM
7. 2026-06-04
   days on market $875,000 Active 8 DOM
8. 2026-06-03
   days on market $875,000 Active 7 DOM
9. 2026-06-02
   days on market $875,000 Active 6 DOM
10. 2026-06-01
    days on market $875,000 Active 5 DOM
11. 2026-05-31
    days on market $875,000 Active 4 DOM
12. 2026-05-27
    listed $875,000 Active

ⓘ 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: $5,714 · $476/mo
• Projected year-2 tax: $6,650 · $554/mo
• Expected delta: +$936/yr (+$78/mo · 16.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,156
• − Mortgage interest: −$49,014
• − Property taxes: −$5,714
• − Insurance: −$4,375
• − Repairs & maintenance: −$6,732
• − Management: −$6,732
• − Depreciation: −$25,455
• Taxable loss: −$13,866
• Est. tax savings @ 24.0%: +$3,328
• After-tax cash flow: $4,659/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: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

Livability — Azusa

• Score: 65/100
• State rank: #367
• US rank: #12533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azusa, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,903
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,903
• Household income: $92,683
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1631.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 14% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 47% Chinese 3% Tagalog/Filipino 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: ▼ -583.11%
• Current HPI: 422.7044
• Rent YoY: ▲ 5.38%
• 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

• 2026-05-27 Listed $875,000 CRMLS

Property tax history

+6.8%/yr

Latest (2025): $5,714 · +110.4% YoY. Source: county tax records.