4932 Lennox · Lennox, CA 90304

$1,500,000

120 bd · 64.0 ba · 6,836 sqft · MultiFamily public records · 8 Days on market

Built 1961 8,265 sqft 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 +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

4932 Lennox Blvd presents a value-add investment opportunity in the heart of Inglewood, one of Southern California’s fastest-growing multifamily markets. Situated on an 8,262 SF LCR3YY-zoned lot, the property consists of eight units comprised of (7) 2+1 units and (1) 1+1 unit. The asset offers a combination of strong in-place income, rental upside, and future development potential in a market benefiting from significant ongoing investment. Current rents remain below market, creating over $87,000 in projected annual rental upside and the opportunity to significantly increase NOI through unit turnover and strategic rent repositioning. Additionally, the property’s existing layout m

Key facts

• 8,265 sq ft lot
• 5 parking spots
• Built 1961

Property features AI

Finance

• Other: Property is rent-controlled; Tenants pay gas and electricity
• Financial info: Gross income: $155,453; Gross scheduled income: $160,261; Net operating income: $102,695; Gross multiplier: 9.36; Total actual rent collected: $13,355 per month; Operating expenses: $52,758 (includes insurance, water/sewer, maintenance, gardener, trash, taxes); Vacancy allowance: $4,808

Exterior

• Parking: Covered parking and carport spaces; Driveway parking; Total of 5 parking/carport spaces
• Utilities: Public sewer; District/public water; Separate electric meters for each unit (8); Separate gas meters for each unit (8); One separate water meter
• Home design: Attached property; Two-story building; Total of 8 rental units; Single building
• Construction: Year built per assessor; Parcel number available
• Exterior features: No pool; Paved surfaces; Landscaped areas; Yard; Near public transit; Curbs, sidewalks and street lighting (urban setting)

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: Multiple units with 1–2 bedrooms each (unit breakdown varies)
• Bathrooms: Multiple units with 1 full bath each
• Interior features: Ground-level entry; 2+ shared walls
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive. Per door: $735/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.50M).

Location & tenants

• Location reads 60/100 on livability (#580 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B; Watch: schools D+, employment D+, amenities D.
• Lennox (suburban): math 36% / reading 44% proficiency, ranked #771 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 23 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,990/mo this rent would consume 393% of the median local household income ($64k/yr) (locally 1761% 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 $10k of loan paydown is wiped out by about $45k 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 + 0.3% rent growth), your $420k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 68082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $775k; list at $1.50M implies a 94% gain — meaningful room to come down on a strong offer.

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 $1,500,000

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 1961 — 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: 1.40% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.29% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $76,348
• Equity at exit: $223,655

10-year hold

• IRR: 11.6%
• Equity multiple: 1.80×
• Total profit: $334,387
• Equity at exit: $129,693

Cash invested: $420,000 (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 90304

• Rents YoY: 0.3%
• Active inventory: 23
• Price-to-rent: 47.6×

Monthly cashflow live

• Estimated rent: $20,990 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$2,209 /mo · $26,509/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,408
• Net cashflow: $5,882

Break-even live

Break-even rent $13,545

Max offer price $1,500,000

Occupancy floor 67%

Sensitivity live

Price	-10% $6,731	-5% $6,306	+0% $5,882	+5% $5,457	+10% $5,033
Rent	-10% $4,224	-5% $5,053	+0% $5,882	+5% $6,711	+10% $7,540
Rate	-1.0pp $6,637	-0.5pp $6,263	base $5,882	+0.5pp $5,493	+1.0pp $5,098

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$20,992
Total (8 units)			$20,990

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $1,500,000 Active 8 DOM
2. 2026-06-17
   days on market $1,500,000 Active 7 DOM
3. 2026-06-16
   days on market $1,500,000 Active 6 DOM
4. 2026-06-15
   days on market $1,500,000 Active 5 DOM
5. 2026-06-13
   days on market $1,500,000 Active 3 DOM
6. 2026-06-13
   statusdays on market $1,500,000 Active 2 DOM
7. 2026-06-09
   remarks 687-char remark
8. 2026-06-09
   listed $1,500,000 Coming Soon 1 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: $26,509 · $2,209/mo
• Projected year-2 tax: $26,509 · $2,209/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $251,880
• − Mortgage interest: −$84,023
• − Property taxes: −$26,509
• − Insurance: −$7,500
• − Repairs & maintenance: −$20,150
• − Management: −$20,150
• − Depreciation: −$43,636
• Taxable income: $49,910
• Est. tax owed @ 24.0%: −$11,978
• After-tax cash flow: $58,603/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: Lennox
• NCES district ID: 0621420
• Math proficiency: 36% ▲ 5.00%
• Reading proficiency: 44% ▲ 7.00%
• Median HH income: $37,816
• Composite: 35.74/100
• National rank: #9655
• State rank: #771 of 1400 in CA

Livability — Lennox

• Score: 60/100
• State rank: #580
• US rank: #18867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lennox, CA
• County: Los Angeles County · 9,444,647 people
• City population: 26,215
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,430
• Household income: $64,125
• Rent vs Own: 72.9% rent · 27.1% own
• Severe rent burden: 1761.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% Asian 5% Black 4% Native American 3% White 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 46% · Canada, China
• Languages at home: 16% English-only · Spanish 79% Other Indo-European 2% Other Asian/Pacific 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: ▼ -684.12%
• Current HPI: 446.8256
• Rent YoY: ▲ 0.29%
• 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

+93.5% since first listed

10 events — show timeline

• 2026-06-09 Coming Soon $1,500,000 CRMLS
• 2026-05-29 Rental Removed $2,016 SHOWMOJO
• 2026-04-17 Price Changed $2,016 SHOWMOJO
• 2026-03-12 Listed for Rent $2,200 SHOWMOJO
• 2025-12-19 Rental Removed $2,250 SHOWMOJO
• 2025-12-11 Price Changed $2,250 SHOWMOJO
• 2025-09-24 Price Changed $2,500 SHOWMOJO
• 2025-08-21 Price Changed $2,150 SHOWMOJO
• 2025-08-13 Listed for Rent $2,250 SHOWMOJO
• 2022-04-04 Sold (Public Records) $775,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $26,509 · +5.0% YoY. Source: county tax records.