38857 9th St E · Palmdale, CA 93550

$325,000

2 bd · 2.0 ba · 1,412 sqft · MultiFamily public records · 290 Days on market

Built 1953 6,107 sqft lot Est $409k · 21% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Excellent investment opportunity! This tenant-occupied duplex offers steady rental income with significant upside potential. Two units with one bedroom, one bath, separte entrances, two car carport and two uncovered parking spaces. Both units are in need of updates, making it an ideal fixer for investors or buyers seeking to add value. Centrally and conveniently located near shopping, parks, schools, community amenities, and freeways, this property provides a strong foundation for long-term returns. Don’t miss your chance to transform this income-producing duplex into a high-performing asset.

Key facts

• Separate entrances
• Steady rental income
• Two car carport

Tags

• TENANT-OCCUPIED DUPLEX
• STEADY RENTAL INCOME
• SIGNIFICANT UPSIDE POTENTIAL
• SEPARATE ENTRANCES
• TWO CAR CARPORT
• TWO UNCOVERED PARKING SPACES

Property features AI

Finance

• Other: Total of 2 units; One common wall
• Financial info: Special assessments and sewer assessments
• HOA & community: Curbs, gutters, sidewalks and street lighting in the community

Exterior

• Parking: 2 uncovered parking spaces; 2 carport spaces (total 4 parking spaces)
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer
• Home design: Duplex; Attached property; Single-story; Community apartment
• Construction: Brick, concrete and wood construction; Composition roof
• Exterior features: Open patio; Yard; Wire fencing

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 bedrooms on the main level; All bedrooms located on the ground floor
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms with bathtub and shower-in-tub
• Heating & cooling: Wall heater; Wall/window cooling
• Interior features: Granite counters; One-level living; Entry at side of home
• Laundry & utility: Laundry in kitchen

🏷️ Possibly a rental listed for sale. The $325,000 price doesn't fit this home's estimated sale value (~$409,480) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive. Per door: $330/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $3,686/mo this rent would consume 71% of the median local household income ($62k/yr) (locally 4384% 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 290 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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 $160k; list at $325k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% 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 1953 — 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 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?
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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $409,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38857 Rambler Ave	0.05mi	2/2.0	1,412 (0%)	4mo	$350,000	$248	94
835 E Avenue Q	0.10mi	2/2.0	1,412 (0%)	1mo	$410,000	$290	94
38853 9th St E	0.01mi	2/2.0	1,412 (0%)	10mo	$410,000	$290	91

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-15,171
• Equity at exit: $48,459

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $22,901
• Equity at exit: $28,100

Cash invested: $91,000 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,686 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$413 /mo · $4,958/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $659

Break-even live

Break-even rent $2,852

Max offer price $325,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,686
Total (2 units)			$3,686

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38907 Rambler Ave Palmdale, CA	3.0	1.0	1770	$2,100	$1.19	18d	1	0.05mi
38594 Friendly Ave Palmdale, CA	3.0	1.0	988	$2,700	$2.73	5d	1	0.34mi
38594 Friendly Ave Palmdale, CA	3.0	1.0	988	$2,600	$2.63	1d	1	0.34mi
38604 10th St E Unit 5 Palmdale, CA	2.0	1.0	950	$1,850	$1.95	1d	1	0.36mi
38722 11th St E Palmdale, CA	2.0–3.0	2.0	1011	$1,795	$1.78	1d	5	0.39mi
509 East Avenue Q-2 Unit B Palmdale, CA	2.0	2.0	965	$1,800	$1.87	1d	1	0.41mi
38572 10th Pl E Apt 4 Palmdale, CA	2.0	1.0	950	$1,850	$1.95	1d	1	0.45mi
38707 12th St E Palmdale, CA	2.0–3.0	1.5–2.5	1150	$1,550	$1.35	1d	3	0.46mi
38707 12th St E Apt 8 Palmdale, CA	2.0	1.5	1100	$1,550	$1.41	1d	1	0.46mi
38707 12th St E Apt 8 Palmdale, CA	2.0	1.5	1100	$1,550	$1.41	19d	1	0.46mi
38707 12th St E Apt 1 Palmdale, CA	3.0	2.5	1200	$1,950	$1.62	1d	1	0.46mi
504 East Avenue Q3 Apt 3 Palmdale, CA	2.0	1.5	1150	$1,650	$1.43	1d	1	0.47mi
38728 12th St E Palmdale, CA	2.0	1.0	980	$2,800	$2.86	3d	1	0.48mi
454 East Avenue Q3 Unit 8 Palmdale, CA	2.0	2.0	896	$2,000	$2.23	1d	1	0.49mi
518 East Avenue Q4 Unit 5 Palmdale, CA	2.0	1.0	875	$2,150	$2.46	1d	1	0.50mi
38501 Larkin Ave Unit 38501-4 Palmdale, CA	2.0	1.0	972	$1,894	$1.95	1d	1	0.63mi
38501 Larkin Ave Palmdale, CA	3.0	2.0	996	$2,650	$2.66	3d	1	0.63mi
38501 Larkin Ave Unit 4 Palmdale, CA	2.0	1.0	972	$1,750	$1.80	1d	1	0.63mi
38508 Sumac Ave Palmdale, CA	3.0	2.0	1125	$2,300	$2.04	1d	1	0.67mi
38457 Sumac Ave Palmdale, CA	3.0	2.0	1125	$2,900	$2.58	1d	1	0.73mi
38225 9th St E Unit 1 Palmdale, CA	2.0	2.5	1500	$2,500	$1.67	1d	1	0.88mi
38728 17th St E Palmdale, CA	2.0	1.0	921	$2,050	$2.23	1d	1	0.98mi
38232 Delacour Dr Palmdale, CA	3.0	2.0	1328	$3,000	$2.26	1d	1	1.08mi
38705 20th St E Palmdale, CA	3.0	1.5	1150	$1,895	$1.65	1d	1	1.15mi
37938 Palm Vista Ave Unit A Palmdale, CA	3.0	1.0	1223	$2,150	$1.76	1d	1	1.21mi
38318 17th St E Palmdale, CA	3.0	1.0	1053	$2,650	$2.52	1d	1	1.22mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,600	$2.56	1d	1	1.35mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,800	$2.76	17d	1	1.35mi

Listing history 50 events

1. 2026-06-18
   days on market $325,000 Active 290 DOM
2. 2026-06-17
   days on market $325,000 Active 289 DOM
3. 2026-06-16
   days on market $325,000 Active 288 DOM
4. 2026-06-15
   days on market $325,000 Active 287 DOM
5. 2026-06-13
   days on market $325,000 Active 285 DOM
6. 2026-06-13
   days on market $325,000 Active 284 DOM
7. 2026-06-09
   days on market $325,000 Active 281 DOM
8. 2026-06-08
   days on market $325,000 Active 280 DOM
9. 2026-06-07
   days on market $325,000 Active 279 DOM
10. 2026-06-04
    days on market $325,000 Active 276 DOM
11. 2026-06-03
    days on market $325,000 Active 275 DOM
12. 2026-06-02
    days on market $325,000 Active 274 DOM
13. 2026-06-01
    days on market $325,000 Active 273 DOM
14. 2026-05-31
    days on market $325,000 Active 272 DOM
15. 2026-02-25
    historical
16. 2025-09-01
    listed $325,000 Active
17. 2025-09-01
    listed $325,000 Active
18. 2020-06-09
    historical
19. 2020-06-09
    status Pending Sale
20. 2020-06-09
    status Pending
21. 2020-06-09
    historical
22. 2020-06-04
    listed $220,000 Active
23. 2020-06-03
    listed $220,000 Active
24. 2017-10-03
    soldstatus $160,000
25. 2016-07-14
    price $159,900
26. 2016-07-13
    historical
27. 2016-07-06
    price $164,900
28. 2016-07-05
    price $149,950
29. 2016-06-14
    listed $179,000 Active
30. 2016-06-01
    historical
31. 2016-05-27
    listed $179,000 Active
32. 2016-01-29
    historical
33. 2016-01-27
    listed $169,000 Active
34. 2016-01-26
    historical Hold
35. 2016-01-26
    historical
36. 2016-01-25
    listed $169,000 Active
37. 2016-01-25
    listed $169,000
38. 2008-08-12
    historical
39. 2008-08-12
    historical
40. 2008-08-12
    historical
41. 2008-05-06
    listed $139,900
42. 2008-05-02
    listed $139,900
43. 2006-08-11
    listed $119,900
44. 2005-05-04
    soldstatus $205,000
45. 2004-12-28
    soldstatus $178,000
46. 2004-12-27
    soldstatus $178,000
47. 2004-05-12
    listed $179,900
48. 2002-09-06
    historical
49. 2002-04-23
    listed $95,000
50. 2000-12-27
    soldstatus $65,000

ⓘ 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: $4,958 · $413/mo
• Projected year-2 tax: $4,958 · $413/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,232
• − Mortgage interest: −$18,205
• − Property taxes: −$4,958
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,539
• − Management: −$3,539
• − Depreciation: −$9,455
• Taxable income: $2,913
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $7,210/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+319.4% since first listed

37 events — show timeline

• 2026-02-25 Listing Removed — CRMLS
• 2025-09-01 Listed $325,000 CRMLS
• 2025-09-01 Listed $325,000 CRMLS
• 2020-06-09 Listing Removed — AVMLS
• 2020-06-09 Pending — CRMLS
• 2020-06-09 Pending — AVMLS
• 2020-06-09 Listing Removed — CRMLS
• 2020-06-04 Listed $220,000 CRMLS
• 2020-06-03 Listed $220,000 AVMLS
• 2017-10-03 Sold (Public Records) $160,000 Public Records
• 2016-07-14 Price Changed $159,900 AVMLS
• 2016-07-13 Listing Removed — AVMLS
• 2016-07-06 Price Changed $164,900 AVMLS
• 2016-07-05 Price Changed $149,950 AVMLS
• 2016-06-14 Listed $179,000 AVMLS
• 2016-06-01 Listing Removed — AVMLS
• 2016-05-27 Listed $179,000 AVMLS
• 2016-01-29 Listing Removed — AVMLS
• 2016-01-27 Listed $169,000 AVMLS
• 2016-01-26 Listing Removed — SDMLS
• 2016-01-26 Delisted — CRMLS
• 2016-01-25 Listed $169,000 CRMLS
• 2016-01-25 Listed $169,000 SDMLS
• 2008-08-12 Listing Removed — AVMLS
• 2008-08-12 Listing Removed — AVMLS
• 2008-08-12 Listing Removed — CRMLS
• 2008-05-06 Listed $139,900 CRMLS
• 2008-05-02 Listed $139,900 AVMLS
• 2006-08-11 Listed $119,900 AVMLS
• 2005-05-04 Sold (Public Records) $205,000 Public Records
• 2004-12-28 Sold (MLS) $178,000 AVMLS
• 2004-12-27 Sold (Public Records) $178,000 Public Records
• 2004-05-12 Listed $179,900 AVMLS
• 2002-09-06 Listing Removed — AVMLS
• 2002-04-23 Listed $95,000 AVMLS
• 2000-12-27 Sold (Public Records) $65,000 Public Records
• 1989-04-28 Sold (Public Records) $77,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,958 · +6.2% YoY. Source: county tax records.