9910 S Village Dr · Inglewood, CA 90305

$5,250,000

2 bd · 24.0 ba · 9,015 sqft · MultiFamily public records · 64 Days on market

Built 1958 0.31 ac lot $582/sqft · 146% above area

---

Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 26 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 MLS

Price just reduced $250,000! The Century Village Apartments present a rare, turnkey multifamily opportunity in one of Los Angeles' most dynamic and rapidly transforming submarkets. This fully renovated 26-unit community has been comprehensively reimagined from the ground up, featuring all-new kitchens, bathrooms, dual pane windows, and split-system AC and heat in every unit. Individually metered for electricity, the property offers investors a low-maintenance, move-in ready asset with strong tenant appeal and minimal near-term capital expenditure requirements. Positioned in the heart of Inglewood's explosive redevelopment corridor, the property sits steps from Hollywood Park, one of the most ambitious mixed-use projects in the country, with walkable access to SoFi Stadium, Intuit Dome, YouTube Theater, and the Hollywood Park retail and entertainment district. With a Walk Score of 96, residents also enjoy immediate proximity to Costco, Home Depot, multiple grocery options, and a wide variety of dining, making this one of the most convenient locations in the submarket. With billions in surrounding public and private investment continuing to drive employment and demand, Century Village represents a best-in-class asset in a neighborhood that continues to outperform.

Key facts

• Fully renovated
• Move-in ready asset
• All-new bathrooms

Tags

• FULLY RENOVATED
• ALL-NEW KITCHENS
• ALL-NEW BATHROOMS
• DUAL PANE WINDOWS
• SPLIT-SYSTEM AC AND HEAT
• MOVE-IN READY ASSET

What this means for you Summary

Snapshot

• This is a 26 × 2-bed/26.0-bath units multifamily listed at $5.25M.

Deal economics

• At list price, monthly cash flow is $12k ($147k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($59k rent vs $5.25M).
• Recommended offer: $4.93M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.6% in Inglewood — 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 64/100 on livability (#431 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: health & safety C-, schools D, crime F.
• Inglewood Unified (suburban): math 14% / reading 27% proficiency, ranked #457 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+11.2%/yr); 40 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 $58,963/mo this rent would consume 764% of the median local household income ($93k/yr) (locally 710% 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 $36k of loan paydown is wiped out by about $158k 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 + 8.0% rent growth), your $1.47M cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($4.93M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $3.30M; list at $5.25M implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $4,935,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $2,280,429
• List price: $5,250,000
• Delta: 130.22%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $241,772
• Equity at exit: $782,792

10-year hold

• IRR: 17.6%
• Equity multiple: 2.79×
• Total profit: $2,633,415
• Equity at exit: $453,924

Cash invested: $1,470,000 (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 90305

• Rents YoY: 11.2%
• Active inventory: 40
• Price-to-rent: 192.9×

Monthly cashflow live

• Estimated rent: $58,963 medium
• Mortgage (P&I): −$27,532
• Tax from tax record: −$4,596 /mo · $55,152/yr
• Insurance: −$2,188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,382
• Net cashflow: $12,266

Break-even live

Break-even rent $43,437

Max offer price $5,250,000

Occupancy floor 74%

Sensitivity live

Price	-10% $15,238	-5% $13,752	+0% $12,266	+5% $10,780	+10% $9,294
Rent	-10% $7,608	-5% $9,937	+0% $12,266	+5% $14,595	+10% $16,924
Rate	-1.0pp $14,910	-0.5pp $13,601	base $12,266	+0.5pp $10,905	+1.0pp $9,521

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

Units	Beds	Baths	Est. rent
▸ 26× units	2	26	$58,968
Total (26 units)			$58,963

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: $1,312,500
• Closing costs: $157,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $5,250,000 Active 64 DOM
2. 2026-06-17
   days on market $5,250,000 Active 63 DOM
3. 2026-06-16
   days on market $5,250,000 Active 62 DOM
4. 2026-06-15
   days on market $5,250,000 Active 61 DOM
5. 2026-06-13
   days on market $5,250,000 Active 59 DOM
6. 2026-06-13
   days on market $5,250,000 Active 58 DOM
7. 2026-06-09
   days on market $5,250,000 Active 55 DOM
8. 2026-06-08
   days on market $5,250,000 Active 54 DOM
9. 2026-06-07
   days on market $5,250,000 Active 53 DOM
10. 2026-06-04
    days on market $5,250,000 Active 50 DOM
11. 2026-06-03
    days on market $5,250,000 Active 49 DOM
12. 2026-06-02
    days on market $5,250,000 Active 48 DOM
13. 2026-06-01
    days on market $5,250,000 Active 47 DOM
14. 2026-05-31
    days on market $5,250,000 Active 46 DOM
15. 2026-05-05
    price $5,250,000 1282-char remark

    Show marketing remark (1282 chars)

    Price just reduced $250,000! The Century Village Apartments present a rare, turnkey multifamily opportunity in one of Los Angeles' most dynamic and rapidly transforming submarkets. This fully renovated 26-unit community has been comprehensively reimagined from the ground up, featuring all-new kitchens, bathrooms, dual pane windows, and split-system AC and heat in every unit. Individually metered for electricity, the property offers investors a low-maintenance, move-in ready asset with strong tenant appeal and minimal near-term capital expenditure requirements. Positioned in the heart of Inglewood's explosive redevelopment corridor, the property sits steps from Hollywood Park, one of the most ambitious mixed-use projects in the country, with walkable access to SoFi Stadium, Intuit Dome, YouTube Theater, and the Hollywood Park retail and entertainment district. With a Walk Score of 96, residents also enjoy immediate proximity to Costco, Home Depot, multiple grocery options, and a wide variety of dining, making this one of the most convenient locations in the submarket. With billions in surrounding public and private investment continuing to drive employment and demand, Century Village represents a best-in-class asset in a neighborhood that continues to outperform.

16. 2026-04-15
    listed $5,500,000 Active 1282-char remark

    Show marketing remark (1282 chars)

    Price just reduced $250,000! The Century Village Apartments present a rare, turnkey multifamily opportunity in one of Los Angeles' most dynamic and rapidly transforming submarkets. This fully renovated 26-unit community has been comprehensively reimagined from the ground up, featuring all-new kitchens, bathrooms, dual pane windows, and split-system AC and heat in every unit. Individually metered for electricity, the property offers investors a low-maintenance, move-in ready asset with strong tenant appeal and minimal near-term capital expenditure requirements. Positioned in the heart of Inglewood's explosive redevelopment corridor, the property sits steps from Hollywood Park, one of the most ambitious mixed-use projects in the country, with walkable access to SoFi Stadium, Intuit Dome, YouTube Theater, and the Hollywood Park retail and entertainment district. With a Walk Score of 96, residents also enjoy immediate proximity to Costco, Home Depot, multiple grocery options, and a wide variety of dining, making this one of the most convenient locations in the submarket. With billions in surrounding public and private investment continuing to drive employment and demand, Century Village represents a best-in-class asset in a neighborhood that continues to outperform.

17. 2017-05-19
    soldstatus $3,300,000
18. 1983-10-18
    soldstatus $200,000

ⓘ 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: $55,152 · $4,596/mo
• Projected year-2 tax: $55,152 · $4,596/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 5/10 Major 7 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $707,556
• − Mortgage interest: −$294,082
• − Property taxes: −$55,152
• − Insurance: −$26,250
• − Repairs & maintenance: −$56,604
• − Management: −$56,604
• − Depreciation: −$152,727
• Taxable income: $66,136
• Est. tax owed @ 24.0%: −$15,873
• After-tax cash flow: $131,316/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: Inglewood Unified
• NCES district ID: 0618390
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $46,746
• Composite: 17.97/100
• National rank: #8987
• State rank: #457 of 517 in CA

Livability — Inglewood

• Score: 64/100
• State rank: #431
• US rank: #14599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inglewood, CA
• County: Los Angeles County · 9,444,647 people
• City population: 127,928
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 14,708
• Household income: $92,665
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 710.0

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 Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 14% Two or more races 8% White 4% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -499.19%
• Current HPI: 416.1854
• Rent YoY: ▲ 11.17%
• 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

+2525.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $5,250,000 TheMLS
• 2026-04-15 Listed $5,500,000 TheMLS
• 2017-05-19 Sold (Public Records) $3,300,000 Public Records
• 1983-10-18 Sold (Public Records) $200,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $55,152 · +6.5% YoY. Source: county tax records.