12155 Avenue V-10 · Littlerock, CA 93553

$550,000

2 bd · 2.0 ba · 1,740 sqft · MultiFamily public records

Built 1968 0.82 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 +28.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Multi-family units

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

Listing remarks

An incredible chance to own a * * cash-flowing quadplex * * in * * Los Angeles County * * for * * under $600,000 * * -- something that almost never comes to market. This well-maintained * * 4-unit property * * features * * four 2-bedroom, 1-bath units * * with * * lifelong tenants in place * * and * * zero vacancy * * , providing * * immediate, stable income from day one * * . The tenants take pride in the property, and ownership has kept it in solid condition over the years. The property sits on a * * large lot * * , offering * * future upside and development potential * * for additional units or value-add strategies -- making this a smart play for both

Key facts

• 0.82 acre lot
• 2 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $426/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).

Location & tenants

• Location reads 43/100 on livability (#1,355 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: crime F, amenities F, commute F.
• Keppel Union Elementary (rural): math 23% / reading 33% proficiency, ranked #1,089 of 1,400 in CA (top 78%) — 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.
• Zoned schools: Pearblossom Elementary (393 students, 76% FRL); Keppel Academy (233 students, 68% FRL); Littlerock High (1,565 students, 58% FRL).
• Market conditions: 98 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).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $550k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000

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 1968 — 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 F-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: 1.17% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.65×
• Total profit: $407,949
• Equity at exit: $495,484

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $1,115,630
• Equity at exit: $1,068,529

Cash invested: $154,000 (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 93553

• Home prices YoY: 15.2%
• Active inventory: 98
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $6,425 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $1,705

Break-even live

Break-even rent $4,267

Max offer price $550,000

Occupancy floor 68%

Sensitivity live

Price	-10% $2,016	-5% $1,860	+0% $1,705	+5% $1,549	+10% $1,393
Rent	-10% $1,197	-5% $1,451	+0% $1,705	+5% $1,958	+10% $2,212
Rate	-1.0pp $1,982	-0.5pp $1,845	base $1,705	+0.5pp $1,562	+1.0pp $1,417

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,424
Total (4 units)			$6,425

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13550 E Avenue W Pearblossom, CA	3.0	2.0	1680	$2,750	$1.64	4d	1	1.42mi
13158 E Avenue W11 Pearblossom, CA	3.0	2.0	1408	$2,600	$1.85	0d	1	1.49mi

Listing history 3 events

1. 2026-03-26
   historical
2. 2026-02-28
   listed $550,000
3. 1978-06-01
   soldstatus $80,000

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $4,180 · $348/mo
• Expected delta: +$1,088/yr (+$91/mo · 35.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 3 d/yr ≥98°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,100
• − Mortgage interest: −$30,809
• − Property taxes: −$3,092
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,168
• − Management: −$6,168
• − Depreciation: −$16,000
• Taxable income: $12,114
• Est. tax owed @ 24.0%: −$2,907
• After-tax cash flow: $17,549/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: Keppel Union Elementary
• NCES district ID: 0619440
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $48,099
• Composite: 27.26/100
• National rank: #12432
• State rank: #1089 of 1400 in CA

Livability — Littlerock

• Score: 43/100
• State rank: #1355
• US rank: #26951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,349

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 16% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Lithuanian 3% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▲ 50.60%
• Current HPI: 383.9938
• Rent YoY: —
• Metro: —
• 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

+587.5% since first listed

3 events — show timeline

• 2026-03-26 Listing Removed — AVMLS
• 2026-02-28 Listed $550,000 AVMLS
• 1978-06-01 Sold (Public Records) $80,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,092 · +10.9% YoY. Source: county tax records.