1148 W 166th St · Gardena, CA 90247

$900,000

2 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 41 Days on market

Built 1956 9,406 sqft lot Est $698k · 29% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

FULLY OCCUPIED PROPERTY. DELIVERED FULLY OCCUPIED. DRIVE-BY ONLY! Submit offer subject to interior inspection! We are pleased to present 1148 W 166th St in Gardena, a compelling 4-unit investment opportunity offering significant upside and long-term growth potential. The property features a standalone 3-bedroom, 1-bathroom front house, providing strong owner-user appeal or the ability to capture premium rental income, a key differentiator from typical multifamily assets. The investment is highlighted by a 48% rental upside, presenting a clear mark-to-market opportunity for investors to substantially increase income and overall returns. Coupled with its strong value-add potential, the proper

Key facts

• 48% rental upside
• Value-add potential
• Increased density

Tags

• STANDALONE FRONT HOUSE
• 48% RENTAL UPSIDE
• VALUE-ADD POTENTIAL
• ADU DEVELOPMENT POTENTIAL
• INCREASED DENSITY

Property features AI

Finance

• Financial info: Actual gross income: $66,108 per year; Net operating income: $34,819 per year; Total annual expenses: $29,306; Gross rent multiplier: 13.61; Unit rents (actual): one 3-bed $1,476; two 1-bed $1,417 each; one studio $1,200; Projected rents: 3-bed $2,795; 1-bed $1,895; studio $1,550
• HOA & community: Four units in the complex

Exterior

• Parking: Covered parking; Four total parking spaces
• Home design: Residential income property; Single-story (one level); Two separate buildings on the property
• Exterior features: No additional structures on the lot; Zoned GAR3

Interior

• Kitchen: Range/oven; Refrigerator; Garbage disposal
• Bedrooms: One 3-bedroom unit; Two 1-bedroom units; One studio/efficiency unit
• Bathrooms: Four 1-bath units (each unit has one bathroom)
• Heating & cooling: Wall heating; No central cooling
• Interior features: Garbage disposal; Range/oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/3.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $662/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $900k).
• Recommended offer: $873k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,063/mo this rent would consume 156% of the median local household income ($77k/yr) (locally 2604% 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 $6k of loan paydown is wiped out by about $27k 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 41 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $873,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $698,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 W 164th St	0.23mi	2/2.0	1,196 (+4%)	21mo	$725,000	$606	66

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $10,279
• Equity at exit: $134,193

10-year hold

• IRR: 9.5%
• Equity multiple: 1.70×
• Total profit: $175,941
• Equity at exit: $77,816

Cash invested: $252,000 (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 90247

• Rents YoY: 1.8%
• Active inventory: 73
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $10,063 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,113
• Net cashflow: $2,648

Break-even live

Break-even rent $6,711

Max offer price $900,000

Occupancy floor 69%

Sensitivity live

Price	-10% $3,157	-5% $2,902	+0% $2,648	+5% $2,393	+10% $2,138
Rent	-10% $1,853	-5% $2,250	+0% $2,648	+5% $3,045	+10% $3,443
Rate	-1.0pp $3,101	-0.5pp $2,877	base $2,648	+0.5pp $2,415	+1.0pp $2,177

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	3	$10,064
Total (4 units)			$10,063

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,501	$3.00	0d	1	0.14mi
1040 W 165th Pl Unit A Gardena, CA	3.0	3.0	1500	$4,500	$3.00	0d	1	0.14mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	45d	1	0.14mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	45d	1	0.22mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	45d	1	0.23mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	26d	1	0.29mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	26d	1	0.29mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	20d	1	0.30mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	26d	1	0.30mi
1029 W 160th St Gardena, CA	3.0	2.0	1248	$4,150	$3.33	45d	1	0.45mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	45d	1	0.55mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	4d	1	0.59mi
1030 Magnolia Ave Gardena, CA	1.0–2.0	1.0	710	$2,700	$3.80	45d	2	0.59mi
16523 S Denver Ave Gardena, CA	2.0	1.5	1200	$2,450	$2.04	45d	1	0.64mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	26d	1	0.66mi
15605 S Berendo Ave Gardena, CA	3.0	2.0	1208	$5,350	$4.43	16d	1	0.66mi
515 W Gardena Blvd #18 Gardena, CA	3.0	2.0	1235	$4,500	$3.64	45d	1	0.69mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	20d	1	0.70mi
15515 S Vermont Ave Gardena, CA	2.0	1.0	800	$2,195	$2.74	26d	1	0.70mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	45d	1	0.71mi
15505 S Budlong Pl Unit 17 Gardena, CA	2.0	1.0	900	$2,295	$2.55	45d	1	0.71mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	45d	1	0.73mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	26d	1	0.86mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	45d	1	0.86mi
1661 W 158th St Apt 103 Gardena, CA	2.0	2.0	935	$2,550	$2.73	0d	1	0.87mi
15214 S Raymond Ave Gardena, CA	2.0	2.0	1045	$2,695	$2.58	4d	1	0.93mi
15228 Normandie Ave Unit B Gardena, CA	2.0	1.0	900	$2,650	$2.94	22d	1	0.94mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	45d	1	0.97mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	9d	1	0.99mi
15000 Halldale Ave #213 Gardena, CA	2.0	2.0	1049	$2,750	$2.62	45d	1	1.13mi
14903 S Normandie Ave #115 Gardena, CA	2.0	2.0	963	$2,990	$3.10	45d	1	1.17mi
14724 S Budlong Ave Apt A Gardena, CA	2.0	2.0	1000	$2,900	$2.90	9d	1	1.21mi
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	3d	1	1.24mi
14709 S Budlong Ave Gardena, CA	2.0	2.0	875	$2,814	$3.22	9d	2	1.25mi
14700 S Berendo Ave #2 Gardena, CA	2.0	3.0	1139	$3,100	$2.72	19d	1	1.25mi
14700 S Berendo Ave #2 Gardena, CA	2.0	2.5	1139	$3,100	$2.72	45d	1	1.25mi
14640 Halldale Ave Apt 2 Gardena, CA	2.0	1.5	1100	$2,695	$2.45	4d	1	1.30mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	5d	1	1.38mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	19d	1	1.39mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	16d	1	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $900,000 Active 41 DOM
2. 2026-06-18
   days on market $900,000 Active 38 DOM
3. 2026-06-17
   days on market $900,000 Active 37 DOM
4. 2026-06-16
   days on market $900,000 Active 36 DOM
5. 2026-06-15
   days on market $900,000 Active 35 DOM
6. 2026-06-13
   days on market $900,000 Active 33 DOM
7. 2026-06-09
   days on market $900,000 Active 29 DOM
8. 2026-06-08
   days on market $900,000 Active 28 DOM
9. 2026-06-07
   days on market $900,000 Active 27 DOM
10. 2026-06-04
    days on market $900,000 Active 24 DOM
11. 2026-06-03
    days on market $900,000 Active 23 DOM
12. 2026-06-02
    days on market $900,000 Active 22 DOM
13. 2026-06-01
    days on market $900,000 Active 21 DOM
14. 2026-05-31
    days on market $900,000 Active 20 DOM
15. 2026-05-08
    listed $900,000 Active

ⓘ 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: $2,488 · $207/mo
• Projected year-2 tax: $6,840 · $570/mo
• Expected delta: +$4,352/yr (+$363/mo · 174.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥87°F today · 21 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: $120,756
• − Mortgage interest: −$50,414
• − Property taxes: −$2,488
• − Insurance: −$4,500
• − Repairs & maintenance: −$9,660
• − Management: −$9,660
• − Depreciation: −$26,182
• Taxable income: $17,851
• Est. tax owed @ 24.0%: −$4,284
• After-tax cash flow: $27,489/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% Korean 5%

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: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• 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

1 event — show timeline

• 2026-05-08 Listed $900,000 TheMLS

Property tax history

+3.0%/yr

Latest (2025): $2,488 · +11.2% YoY. Source: county tax records.