6725 Perry Rd · Bell Gardens, CA 90201

$2,988,888

13 bd · 12.0 ba · 5,950 sqft · MultiFamily public records · 30 Days on market

Built 1960 10,241 sqft lot

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Why this score? — see what drove the D- 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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

Well-maintained 12-unit apartment building in Bell Gardens featuring 11 one-bedroom units and one spacious two-bedroom unit. Pride of ownership is evident throughout, with recent exterior paint, updated fencing, and thoughtfully improved landscaping including low-maintenance artificial turf in the front and a large courtyard area with barbeque. The property includes an on-site laundry room with two coin-operated washers and two dryers, providing additional income. The staged unit has recently been remodeled, offering immediate opportunity for an owner to capture market rents. Additional features include security lighting and a clean, functional layout that supports efficient management. Thi

Key facts

• Large courtyard area
• Updated fencing
• Improved landscaping

Tags

• 12 UNIT APARTMENT BUILDING
• RECENT EXTERIOR PAINT
• UPDATED FENCING
• IMPROVED LANDSCAPING
• ARTIFICIAL TURF
• LARGE COURTYARD AREA

Property features AI

Finance

• Other: Property is subject to rent control
• Financial info: Total of 12 units; Building area reported as 5,950 (building total); Gross scheduled and gross operating income listed at $160,800; Net operating income reported at $50,351; Laundry income of $4,800 (property-owned laundry equipment); Operating expenses reported at $50,351; Total expenses reported at $35,726; Expense details include water/sewer, insurance, trash, fuel, and electric
• HOA & community: Community features include gutters and curbs

Exterior

• Utilities: Public sewer; District/public water
• Home design: Attached multi-unit property; Two-story building; Single building on the parcel
• Construction: Year built sourced from assessor
• Exterior features: No pool

Interior

• Kitchen: Kitchens in units (standard appliances not specified)
• Bedrooms: Multiple unit configurations include 1-bedroom and 2-bedroom units
• Bathrooms: All units include one full bathroom
• Interior features: Ground-level entry; Two levels
• Laundry & utility: On-site laundry owned by the property; Individual laundry rooms or areas; Washer and dryer included in some units

What this means for you Summary

Snapshot

• This is a 11×1bd/1ba + 1×2bd/1ba units multifamily listed at $2.99M.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative. Per door: $-15/mo.
• To cash-flow at today's rent, offer at most $2.96M (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.28M (23.8% below list).
• Recommended offer: $2.28M (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Bell Gardens — 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 65/100 on livability (#388 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime C-, amenities D+, employment D+.
• Montebello Unified (suburban): math 17% / reading 32% proficiency, ranked #419 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $22,764/mo this rent would consume 448% of the median local household income ($61k/yr) (locally 6155% 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 $21k of loan paydown is wiped out by about $90k 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 30 days — a 2% lower offer ($2.94M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $508k; list at $2.99M implies a 489% 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 $2,276,400 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1960 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-497,272
• Equity at exit: $445,653

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-452,972
• Equity at exit: $258,424

Cash invested: $836,889 (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 90201

• Active inventory: 55
• Price-to-rent: 133.6×

Monthly cashflow live

• Estimated rent: $22,764 medium
• Mortgage (P&I): −$15,674
• Tax from tax record: −$1,249 /mo · $14,985/yr
• Insurance: −$1,245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,780
• Net cashflow: $-185

Break-even live

Break-even rent $22,998

Max offer price $2,956,273

Occupancy floor 96%

Sensitivity live

Price	-10% $1,507	-5% $661	+0% $-185	+5% $-1,031	+10% $-1,877
Rent	-10% $-1,983	-5% $-1,084	+0% $-185	+5% $715	+10% $1,614
Rate	-1.0pp $1,321	-0.5pp $576	base $-185	+0.5pp $-959	+1.0pp $-1,747

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

Units	Beds	Baths	Est. rent
▸ 11× units	1	1	$20,504
1× unit	2	1	$2,256
Total (12 units)			$22,764

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: $747,222
• Closing costs: $89,667
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $2,988,888 Active 30 DOM
2. 2026-06-18
   days on market $2,988,888 Active 27 DOM
3. 2026-06-17
   days on market $2,988,888 Active 26 DOM
4. 2026-06-16
   days on market $2,988,888 Active 25 DOM
5. 2026-06-15
   days on market $2,988,888 Active 24 DOM
6. 2026-06-13
   days on market $2,988,888 Active 22 DOM
7. 2026-06-13
   days on market $2,988,888 Active 21 DOM
8. 2026-06-09
   days on market $2,988,888 Active 18 DOM
9. 2026-06-08
   days on market $2,988,888 Active 17 DOM
10. 2026-06-07
    days on market $2,988,888 Active 16 DOM
11. 2026-06-04
    days on market $2,988,888 Active 13 DOM
12. 2026-06-03
    days on market $2,988,888 Active 12 DOM
13. 2026-06-02
    days on market $2,988,888 Active 11 DOM
14. 2026-06-01
    days on market $2,988,888 Active 10 DOM
15. 2026-05-31
    days on market $2,988,888 Active 9 DOM
16. 2026-05-22
    listed $2,988,888 Active
17. 1987-12-17
    soldstatus $507,720
18. 1987-12-17
    soldstatus $507,720
19. 1985-04-12
    soldstatus $355,000

ⓘ 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: $14,985 · $1,249/mo
• Projected year-2 tax: $22,716 · $1,893/mo
• Expected delta: +$7,730/yr (+$644/mo · 51.6%)

ⓘ 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 6/10 Major 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $273,168
• − Mortgage interest: −$167,424
• − Property taxes: −$14,985
• − Insurance: −$14,944
• − Repairs & maintenance: −$21,853
• − Management: −$21,853
• − Depreciation: −$86,949
• Taxable loss: −$54,842
• Est. tax savings @ 24.0%: +$13,162
• After-tax cash flow: $10,947/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: Montebello Unified
• NCES district ID: 0625470
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $45,250
• Composite: 21.13/100
• National rank: #8433
• State rank: #419 of 517 in CA

Livability — Bell Gardens

• Score: 65/100
• State rank: #388
• US rank: #13241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bell Gardens, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,763
• Household income: $60,927
• Rent vs Own: 78.5% rent · 21.5% own
• Severe rent burden: 6155.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 44% White 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 42% · Canada
• Languages at home: 11% English-only · Spanish 87% Arabic 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: ▼ -571.65%
• Current HPI: 450.0128
• Rent YoY: —
• 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

+741.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $2,988,888 CRMLS
• 1987-12-17 Sold (Public Records) $507,720 Public Records
• 1987-12-17 Sold (Public Records) $507,720 Public Records
• 1985-04-12 Sold (Public Records) $355,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $14,985 · +5.1% YoY. Source: county tax records.