3715 W 111th Pl · Inglewood, CA 90303

$975,000

2 bd · 1.0 ba · 868 sqft · MultiFamily public records · 6 Days on market

Built 1958 0.28 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Rare Find - Exceptional and True Value Opportunity! A quadruplex featuring four separate individual units on one R2-zoned lot. 3 units are mid-renovation, open canvas ready for modern finishes; 1 unit needs cosmetic upgrades and is ideal for owner-occupancy while completing the remaining build-out. Two of the four units include their own detached 2-car garage - a rare premium in this market. Key capital improvements already completed: roof under 15 years old, copper plumbing throughout (within 5 yrs), new windows in all units (within 5 yrs). A complete renovation has the potential to generate premium rental income in one of Los Angeles County's strongest rental markets. Located in Inglewood

Key facts

• Copper plumbing
• R2-zoned lot
• New windows

Tags

• R2-ZONED LOT
• DETACHED 2-CAR GARAGE
• COPPER PLUMBING
• NEW WINDOWS

Property features AI

Finance

• Other: Total of 4 rental units; Average 2-bed unit area listed (average 2-bed area: 895)
• Financial info: Tenant pays all utilities; Total building area reported; Expense highlights: insurance, water/sewer, trash, electric, gardener (detailed amounts available separately)
• HOA & community: Community features include street lighting and sidewalks; Rent control

Exterior

• Parking: Total 6 parking spaces; 4 garage spaces (garage with single door configuration noted); 2 uncovered spaces; Driveway and shared driveway access
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; Cable available; Four separate water meters, four separate gas meters, four separate electric meters
• Home design: Multifamily property with 4 separate buildings; Single-story; Entry from the front; Zoning: R2; Property condition: major repairs / fixer / cosmetic repairs
• Construction: Shingle roof; Concrete slab foundation; Year built sourced from assessor
• Exterior features: Rain gutters; No pool; Front yard; Sprinkler system; Lawn; Fencing: block wall and wrought iron

Interior

• Kitchen: Built-in range; Gas range and gas oven; Dishwasher
• Bedrooms: All bedrooms on ground level; Each unit: 2 bedrooms (four total units with 2 beds each)
• Flooring: Tile flooring
• Bathrooms: Each unit: 1 full bathroom (four total units with 1 bath each)
• Heating & cooling: Wall heaters
• Interior features: Unfurnished; Copper plumbing (full); Wired for sound; Granite countertops; Single-level home; Front entry
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $635/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $975k).
• Cap rate 9.4% 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 (+2.6%/yr); 40 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,984/mo this rent would consume 181% of the median local household income ($73k/yr) (locally 1236% 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 $29k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $208k; list at $975k implies a 370% 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 $975,000

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 1958 — 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 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?
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: 1.13% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-1,245
• Equity at exit: $145,376

10-year hold

• IRR: 9.1%
• Equity multiple: 1.68×
• Total profit: $186,729
• Equity at exit: $84,300

Cash invested: $273,000 (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 90303

• Rents YoY: 2.6%
• Active inventory: 40
• Price-to-rent: 29.6×

Monthly cashflow live

• Estimated rent: $10,984 high
• Mortgage (P&I): −$5,113
• Tax from tax record: −$618 /mo · $7,414/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,307
• Net cashflow: $2,540

Break-even live

Break-even rent $7,768

Max offer price $975,000

Occupancy floor 72%

Sensitivity live

Price	-10% $3,092	-5% $2,816	+0% $2,540	+5% $2,264	+10% $1,988
Rent	-10% $1,673	-5% $2,106	+0% $2,540	+5% $2,974	+10% $3,408
Rate	-1.0pp $3,031	-0.5pp $2,788	base $2,540	+0.5pp $2,288	+1.0pp $2,031

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,984
Total (4 units)			$10,984

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3638 W 113th St Inglewood, CA	2.0	1.0	863	$2,450	$2.84	44d	2	0.19mi
3734 W Imperial Hwy Inglewood, CA	2.0	1.0	773	$2,997	$3.88	0d	1	0.23mi
3520 W 111th St Unit 111 Inglewood, CA	2.0	1.0	750	$2,777	$3.70	3d	1	0.25mi
3518 W 111th St Inglewood, CA	2.0	1.0	824	$2,777	$3.37	4d	1	0.26mi
3729 W 115th St Hawthorne, CA	1.0	1.0	1080	$2,400	$2.22	0d	1	0.26mi
3908 W 109th St Inglewood, CA	1.0	1.0	960	$2,200	$2.29	44d	1	0.30mi
3538 W 108th St Inglewood, CA	2.0	1.0	832	$3,100	$3.73	44d	1	0.32mi
3538 W 108th St Unit 3538 1/4 Inglewood, CA	1.0	1.0	550	$2,000	$3.64	44d	1	0.32mi
3825 W 116th St Unit A Hawthorne, CA	2.0	1.0	650	$3,600	$5.54	0d	1	0.36mi
11207 S Prairie Ave Inglewood, CA	2.0	1.0	850	$2,200	$2.59	5d	1	0.38mi
11207 S Prairie Ave Inglewood, CA	1.0–2.0	1.0	725	$2,200	$3.03	0d	3	0.38mi
3319 W 113th St Inglewood, CA	3.0	2.0	1030	$3,700	$3.59	44d	1	0.42mi
11529 York Ave Apt D Hawthorne, CA	2.0	1.5	800	$2,389	$2.99	23d	1	0.53mi
11512 Oxford Ave Unit G Hawthorne, CA	3.0	2.0	1000	$3,450	$3.45	11d	1	0.54mi
11512 Oxford Ave Unit G Hawthorne, CA	3.0	2.0	1000	$3,450	$3.45	0d	1	0.54mi
11628 York Ave Apt 12 Hawthorne, CA	2.0	2.0	950	$2,595	$2.73	0d	1	0.54mi
3209 W 110th St Unit B Inglewood, CA	2.0	1.0	756	$2,495	$3.30	8d	1	0.56mi
3927 W 105th St Unit C Inglewood, CA	2.0	1.0	1000	$2,580	$2.58	13d	1	0.56mi
11610 Oxford Ave Hawthorne, CA	2.0	1.0	1100	$2,150	$1.95	13d	1	0.57mi
11610 Oxford Ave Apt 7 Hawthorne, CA	2.0	1.0	1100	$2,150	$1.95	0d	1	0.57mi
3832 W 118th Pl Hawthorne, CA	1.0	1.0	800	$1,745	$2.18	0d	1	0.58mi
3615 W 104th St Apt 15 Inglewood, CA	2.0	1.0	738	$2,250	$3.05	44d	1	0.59mi
3615 W 104th St Apt 15 Inglewood, CA	2.0	1.0	738	$2,250	$3.05	14d	1	0.59mi
3137 W 111th St Inglewood, CA	2.0	1.0	916	$3,850	$4.20	44d	1	0.59mi
11520 Menlo Ave Hawthorne, CA	1.0	1.0	658	$1,795	$2.73	0d	1	0.59mi
10228 Doty Ave Unit 3 Inglewood, CA	2.0	1.0	720	$1,995	$2.77	12d	1	0.61mi
10228 Doty Ave Inglewood, CA	2.0	1.0	720	$1,995	$2.77	5d	1	0.61mi
11508 Simms Ave Inglewood, CA	1.0	1.0	680	$1,895	$2.79	25d	1	0.61mi
11508 Simms Ave Inglewood, CA	1.0	1.0	680	$1,895	$2.79	44d	1	0.61mi
11708 Oxford Ave Apt C Hawthorne, CA	1.0	1.0	900	$1,800	$2.00	0d	1	0.62mi
11503 Menlo Ave Hawthorne, CA	2.0	1.0	585	$2,145	$3.67	6d	1	0.62mi
11503 Menlo Ave Hawthorne, CA	2.0	1.0	585	$2,145	$3.67	0d	1	0.62mi
3120 W 113th St Unit 3 Inglewood, CA	2.0	2.0	1000	$2,495	$2.50	23d	1	0.64mi
3120 W 113th St Inglewood, CA	2.0	2.0	1000	$2,495	$2.50	21d	1	0.64mi
3118 W 109th St Inglewood, CA	3.0	2.0	1000	$2,995	$3.00	11d	1	0.64mi
11633 Menlo Ave Unit A Hawthorne, CA	1.0	1.0	811	$2,200	$2.71	18d	1	0.66mi
10235 Darby Ave Unit 10239-5 Inglewood, CA	1.0	1.0	600	$1,795	$2.99	25d	1	0.69mi
10242 Darby Ave Unit 10242 Darby-5 Inglewood, CA	2.0	1.0	700	$2,195	$3.14	44d	1	0.69mi
4132 W 118th St Unit C Hawthorne, CA	2.0	1.0	840	$2,595	$3.09	16d	1	0.70mi
10942 Crenshaw Blvd Unit 10948-1 Inglewood, CA	1.0	1.0	550	$1,650	$3.00	8d	1	0.70mi

Listing history 8 events

1. 2026-06-04
   days on market $975,000 Active 6 DOM
2. 2026-06-01
   days on market $975,000 Active 5 DOM
3. 2026-05-31
   days on market $975,000 Active 4 DOM
4. 2026-05-27
   listed $975,000 Active
5. 2000-05-03
   soldstatus $207,500
6. 1999-11-22
   historical
7. 1999-09-17
   listed
8. 1977-05-02
   soldstatus $40,000

ⓘ 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: $7,414 · $618/mo
• Projected year-2 tax: $7,414 · $618/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: $131,808
• − Mortgage interest: −$54,615
• − Property taxes: −$7,414
• − Insurance: −$4,875
• − Repairs & maintenance: −$10,545
• − Management: −$10,545
• − Depreciation: −$28,364
• Taxable income: $15,451
• Est. tax owed @ 24.0%: −$3,708
• After-tax cash flow: $26,775/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): 22,727
• Household income: $72,815
• Rent vs Own: 56.9% rent · 43.1% own
• Severe rent burden: 1236.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 31% Two or more races 19% White 3% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Hispanic 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 56% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -410.27%
• Current HPI: 467.7321
• Rent YoY: ▲ 2.56%
• 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

+2337.5% since first listed

5 events — show timeline

• 2026-05-27 Listed $975,000 CRMLS
• 2000-05-03 Sold (Public Records) $207,500 Public Records
• 1999-11-22 Delisted — TheMLS
• 1999-09-17 Listed — TheMLS
• 1977-05-02 Sold (Public Records) $40,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $7,414 · +10.0% YoY. Source: county tax records.