532 S La Verne · East Los Angeles, CA 90022

$990,000

1 bd · 1.0 ba · 468 sqft · MultiFamily public records · 30 Days on market

Built 1930 0.37 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 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: 7 units. estimate disagrees with records

Listing remarks

7-unit income property, built 1930. List price $990,000. 2025 gross income $84,512, NOI $38,623. Unit mix: six studios (0/1) and one 1BD/1BA. 5,098 SF total on 16,000 SF lot. Six of seven units occupied. Garage/storage income. No on-site laundry. Sale subject to court approval and overbid — partition referee sale, sold as-is. Partition Referee exempt from disclosures.

Key facts

• 0.37 acre lot
• 3 garage spots
• Built 1930

Property features AI

Finance

• Other: Three rented garages at $75 each
• Financial info: Total building area reported as 5,098; Total of 7 units; Unit types include: one 1-bed/1-bath unit (actual rent $1,370) and six units (combined actual rent $4,692); Total actual monthly rent reported as $6,063; Gross scheduled income: $72,756; Gross operating income: $66,693; Gross income: $84,512; Net operating income: $38,623; Operating expenses total: $45,889 (expense examples: maintenance $7,903; water/sewer $4,760; electric $4,927; insurance $3,836; taxes $12,961); Garage income: $2,400; Number of leased units: 6; Number of buildings: 3; Vacancy allowance rate: 8.33%; Other income noted: RHHP/Registration fee and $632 other income; Rent control applies
• HOA & community: Urban & suburban community with sidewalks

Exterior

• Parking: Three garage spaces; Three total parking spaces
• Security: No security information provided
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected
• Home design: Multifamily property; Two stories
• Construction: Year built per assessor (year not specified)
• Exterior features: No pool; Lot shape is rectangular

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 7 residential units (unit breakdown below)
• Flooring: No flooring information provided
• Bathrooms: Unit mix includes units with full bathrooms (see unit details)
• Heating & cooling: Wall heaters; Wall/window cooling units
• Interior features: Street-level entry; Three or more levels; Attached property; Two or more common walls
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 6×?bd/1ba + 1×1bd/1ba units multifamily listed at $990k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $685/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $990k).
• Recommended offer: $975k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,557/mo this rent would consume 257% 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 $30k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $277k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($975k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $990k implies a 1880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $975,150 (1.5% 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 1930 — 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. 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: 1.47% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.37×
• Total profit: $102,325
• Equity at exit: $147,612

10-year hold

• IRR: 16.2%
• Equity multiple: 2.15×
• Total profit: $317,877
• Equity at exit: $85,597

Cash invested: $277,200 (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: 39.4×

Monthly cashflow live

• Estimated rent: $14,557 high
• Mortgage (P&I): −$5,192
• Tax from tax record: −$1,103 /mo · $13,234/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,057
• Net cashflow: $4,793

Break-even live

Break-even rent $8,490

Max offer price $990,000

Occupancy floor 62%

Sensitivity live

Price	-10% $5,353	-5% $5,073	+0% $4,793	+5% $4,513	+10% $4,233
Rent	-10% $3,643	-5% $4,218	+0% $4,793	+5% $5,368	+10% $5,943
Rate	-1.0pp $5,292	-0.5pp $5,045	base $4,793	+0.5pp $4,537	+1.0pp $4,276

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

Units	Beds	Baths	Est. rent
▸ 6× units	0	1	$12,576
1× unit	1	1	$1,981
Total (7 units)			$14,557

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 S Sydney Dr Unit 8 Commerce, CA	1.0	1.0	348	$1,900	$5.46	44d	1	1.19mi
2621 E Michigan Ave Los Angeles, CA	1.0	1.0	375	$1,950	$5.20	44d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $990,000 Active 30 DOM
2. 2026-06-17
   days on market $990,000 Active 29 DOM
3. 2026-06-16
   days on market $990,000 Active 28 DOM
4. 2026-06-15
   days on market $990,000 Active 27 DOM
5. 2026-06-13
   days on market $990,000 Active 25 DOM
6. 2026-06-09
   days on market $990,000 Active 21 DOM
7. 2026-06-08
   days on market $990,000 Active 20 DOM
8. 2026-06-07
   days on market $990,000 Active 19 DOM
9. 2026-06-04
   days on market $990,000 Active 16 DOM
10. 2026-06-03
    days on market $990,000 Active 15 DOM
11. 2026-06-02
    days on market $990,000 Active 14 DOM
12. 2026-06-01
    days on market $990,000 Active 13 DOM
13. 2026-05-31
    days on market $990,000 Active 12 DOM
14. 2026-05-19
    listed $990,000 Active
15. 1970-10-19
    soldstatus $50,000

ⓘ 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: $13,234 · $1,103/mo
• Projected year-2 tax: $13,234 · $1,103/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 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: $174,684
• − Mortgage interest: −$55,455
• − Property taxes: −$13,234
• − Insurance: −$4,950
• − Repairs & maintenance: −$13,975
• − Management: −$13,975
• − Depreciation: −$28,800
• Taxable income: $44,295
• Est. tax owed @ 24.0%: −$10,631
• After-tax cash flow: $46,886/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

+1880.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $990,000 CRMLS
• 1970-10-19 Sold (Public Records) $50,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $13,234 · +4.3% YoY. Source: county tax records.