664 S Ford Blvd · East Los Angeles, CA 90022

$1,050,000

8 bd · 8.0 ba · 3,744 sqft · MultiFamily public records · 8 Days on market

Built 1971 6,714 sqft lot Est $917k · 14% over

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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 +21.2/30.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Rent growth +0.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

64 S Ford Blvd, East Los Angeles | 4-Unit Investment On the market for the first time since 1971. Opportunities like this don't come around often -- a well-maintained, fully occupied fourplex held by the same owner for over five decades, now available to the next investor. The numbers: Four spacious 2-bedroom, 2-bath units 100% occupied -- zero vacancies This is a true turnkey income property. All four units are rented and have been consistently maintained throughout the ownership. Day-one cash flow with built-in upside as rents are brought toward current market over time. Location is the headline. Set in the heart of East Los Angeles, this property sits in one of LA's most rental-resilient

Key facts

• Steps from the metro
• 6,714 sq ft lot
• Garage

Tags

• FULLY OCCUPIED FOURPLEX
• TURNKEY INCOME PROPERTY
• RENTED AND MAINTAINED
• TRANSIT-RICH LOCATION
• STEPS FROM THE METRO
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: Fee simple land
• Financial info: Gross operating income approximately $6,092 per month; Annual gross rent approximately $60,504
• HOA & community: Not a gated community; 4 units in the complex

Exterior

• Parking: 8 total parking spaces; 8 carport spaces; Assigned parking; On-street parking
• Security: No security
• Utilities: Sewer connected and paid; 1 water meter; 4 gas meters; 4 electric meters
• Home design: Detached property; Two-story building; Built per assessor records
• Construction: Shingle roof; Assessor is source for year built
• Exterior features: Rectangular lot; No security features listed

Interior

• Kitchen: 4 refrigerators; 4 ranges; 4 disposals
• Flooring: Carpet
• Bathrooms: 8 full bathrooms
• Heating & cooling: Wall furnaces; Wall/window air conditioning units
• Interior features: Living room; Dining area; No fireplace
• Laundry & utility: Tenants pay electricity and gas; Water provided

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $377/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 $990k (5.7% below list).
• Recommended offer: $990k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.5% in East 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety 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 falling (-7.0%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,903/mo this rent would consume 175% of the median local household income ($68k/yr) (locally 2612% 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 $32k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $990,300 (5.7% 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 1971 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $917,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 S Mcdonnell Ave	0.28mi	7/7.5 (-1)	3,516 (-6%)	17mo	$715,000	$203	55
414 S Ford Blvd	0.35mi	7/4.0 (-1)	4,083 (+9%)	21mo	$999,000	$245	31
433 S Kern Ave	0.46mi	8/3.5	3,202 (-14%)	8mo	$1,100,000	$344	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-103,448
• Equity at exit: $156,558

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-80,178
• Equity at exit: $90,785

Cash invested: $294,000 (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 90022

• Rents YoY: -7.0%
• Active inventory: 52
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $9,903 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$370 /mo · $4,439/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,080
• Net cashflow: $1,510

Break-even live

Break-even rent $7,992

Max offer price $1,050,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,104	-5% $1,807	+0% $1,510	+5% $1,212	+10% $915
Rent	-10% $727	-5% $1,118	+0% $1,510	+5% $1,901	+10% $2,292
Rate	-1.0pp $2,038	-0.5pp $1,777	base $1,510	+0.5pp $1,238	+1.0pp $961

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$9,904
Total (4 units)			$9,903

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $1,050,000 Active 8 DOM
2. 2026-06-17
   days on market $1,050,000 Active 7 DOM
3. 2026-06-16
   days on market $1,050,000 Active 6 DOM
4. 2026-06-15
   days on market $1,050,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $1,050,000 Active 3 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: $4,439 · $370/mo
• Projected year-2 tax: $7,980 · $665/mo
• Expected delta: +$3,541/yr (+$295/mo · 79.8%)

ⓘ 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 6/10 Major 7 d/yr ≥95°F today · 21 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: $118,836
• − Mortgage interest: −$58,816
• − Property taxes: −$4,439
• − Insurance: −$5,250
• − Repairs & maintenance: −$9,507
• − Management: −$9,507
• − Depreciation: −$30,545
• Taxable income: $771
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $17,930/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,343
• Household income: $67,967
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2612.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 20% Native American 3% White 1% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 39% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 82% Chinese 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: ▼ -679.87%
• Current HPI: 406.888
• Rent YoY: ▼ -7.00%
• 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

• 2026-06-10 Listed $1,050,000 GPSMLS

Property tax history

+2.7%/yr

Latest (2025): $4,439 · +9.1% YoY. Source: county tax records.