8317 Whittier · Pico Rivera, CA 90660

$949,999

12 bd · 20.0 ba · 3,992 sqft · MultiFamily · 72 Days on market

Built 1927 3,142 sqft lot $238/sqft · 23% below area Est $1239k · 23% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to the beautiful city of Pico Rivera! This amazing mixed-use property is now available on the market, offering a total of four units and incredible versatility. The two front units are currently being used as a workshop but can easily be converted into retail, office, or other commercial uses. The property also features two residential units: one located on the second floor, offering a spacious 2-bedroom, plus bonus room, 2-bath layout that has been recently remodeled with recessed lighting, high ceilings, new flooring, and updated kitchen cabinets. In addition, there is a detached two-story unit with a 1-bedroom, 1-bath layout, also recently remodeled with recessed lighting, fresh paint, and new flooring. The property includes a 1-car garage with washer and dryer hookups, a driveway that can accommodate multiple vehicles, and convenient alley access for additional parking. All units are currently tenant-occupied, but some units maybe deliver vacant at COE making this an excellent opportunity for investors seeking steady cash flow or for an owner-user looking to operate a business while generating rental income. This property offers endless potential and will not last!

Key facts

• Recently remodeled
• Four units
• New flooring

Tags

• FOUR UNITS
• DETACHED TWO-STORY UNIT
• RECENTLY REMODELED
• RECESSED LIGHTING
• HIGH CEILINGS
• NEW FLOORING

🏷️ Possibly a rental listed for sale. The $949,999 price doesn't fit this home's estimated sale value (~$1,239,249) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3×3bd/2ba + 1×1bd/1ba units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $950k).
• Recommended offer: $893k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.7% in Pico Rivera — 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 61/100 on livability (#511 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools D+, crime D-, amenities 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: Rents rising fast (+4.1%/yr); 70 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,253/mo this rent would consume 139% of the median local household income ($88k/yr) (locally 1257% 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 $7k of loan paydown is wiped out by about $28k 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 72 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 9y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; list at $950k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $892,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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 1927 — 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 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?
8. Crime grade is D 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $1,239,249
• List price: $949,999
• Delta: -23.34%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-44,256
• Equity at exit: $141,648

10-year hold

• IRR: 6.6%
• Equity multiple: 1.52×
• Total profit: $137,448
• Equity at exit: $82,139

Cash invested: $266,000 (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 90660

• Rents YoY: 4.1%
• Active inventory: 70
• Price-to-rent: 29.3×

Monthly cashflow live

• Estimated rent: $10,253 high
• Mortgage (P&I): −$4,982
• Tax est. 1.5%: −$1,187 /mo · $14,250/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,153
• Net cashflow: $1,535

Break-even live

Break-even rent $8,310

Max offer price $949,999

Occupancy floor 80%

Sensitivity live

Price	-10% $2,191	-5% $1,863	+0% $1,535	+5% $1,206	+10% $878
Rent	-10% $725	-5% $1,130	+0% $1,535	+5% $1,940	+10% $2,345
Rate	-1.0pp $2,013	-0.5pp $1,776	base $1,535	+0.5pp $1,288	+1.0pp $1,038

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$8,100
1× unit	1	1	$2,152
Total (4 units)			$10,253

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $949,999 Active 72 DOM
2. 2026-06-18
   days on market $949,999 Active 69 DOM
3. 2026-06-17
   days on market $949,999 Active 68 DOM
4. 2026-06-16
   days on market $949,999 Active 67 DOM
5. 2026-06-15
   days on market $949,999 Active 66 DOM
6. 2026-06-13
   days on market $949,999 Active 64 DOM
7. 2026-06-13
   days on market $949,999 Active 63 DOM
8. 2026-06-09
   days on market $949,999 Active 60 DOM
9. 2026-06-08
   days on market $949,999 Active 59 DOM
10. 2026-06-07
    days on market $949,999 Active 58 DOM
11. 2026-06-04
    days on market $949,999 Active 55 DOM
12. 2026-06-03
    days on market $949,999 Active 54 DOM
13. 2026-06-02
    days on market $949,999 Active 53 DOM
14. 2026-06-01
    days on market $949,999 Active 52 DOM
15. 2026-05-31
    days on market $949,999 Active 51 DOM
16. 2026-05-04
    price $949,999 1195-char remark

    Show marketing remark (1195 chars)

    Welcome to the beautiful city of Pico Rivera! This amazing mixed-use property is now available on the market, offering a total of four units and incredible versatility. The two front units are currently being used as a workshop but can easily be converted into retail, office, or other commercial uses. The property also features two residential units: one located on the second floor, offering a spacious 2-bedroom, plus bonus room, 2-bath layout that has been recently remodeled with recessed lighting, high ceilings, new flooring, and updated kitchen cabinets. In addition, there is a detached two-story unit with a 1-bedroom, 1-bath layout, also recently remodeled with recessed lighting, fresh paint, and new flooring. The property includes a 1-car garage with washer and dryer hookups, a driveway that can accommodate multiple vehicles, and convenient alley access for additional parking. All units are currently tenant-occupied, but some units maybe deliver vacant at COE making this an excellent opportunity for investors seeking steady cash flow or for an owner-user looking to operate a business while generating rental income. This property offers endless potential and will not last!

17. 2026-04-10
    listed $999,999 Active 1195-char remark

    Show marketing remark (1195 chars)

    Welcome to the beautiful city of Pico Rivera! This amazing mixed-use property is now available on the market, offering a total of four units and incredible versatility. The two front units are currently being used as a workshop but can easily be converted into retail, office, or other commercial uses. The property also features two residential units: one located on the second floor, offering a spacious 2-bedroom, plus bonus room, 2-bath layout that has been recently remodeled with recessed lighting, high ceilings, new flooring, and updated kitchen cabinets. In addition, there is a detached two-story unit with a 1-bedroom, 1-bath layout, also recently remodeled with recessed lighting, fresh paint, and new flooring. The property includes a 1-car garage with washer and dryer hookups, a driveway that can accommodate multiple vehicles, and convenient alley access for additional parking. All units are currently tenant-occupied, but some units maybe deliver vacant at COE making this an excellent opportunity for investors seeking steady cash flow or for an owner-user looking to operate a business while generating rental income. This property offers endless potential and will not last!

18. 2023-02-28
    historical
19. 2022-11-16
    listed $1,200,000 Active
20. 2022-09-30
    historical
21. 2022-09-19
    price $1,198,888
22. 2022-06-29
    listed $1,299,000 Active
23. 2022-03-03
    listed Active
24. 2022-02-11
    historical
25. 2022-01-03
    status Active
26. 2021-12-20
    listed Active Under Contract
27. 2021-11-15
    price $990,000
28. 2021-11-15
    listed Active Under Contract
29. 2021-11-15
    historical
30. 2021-10-27
    price $1,040,000
31. 2021-09-01
    historical Active Under Contract
32. 2021-08-09
    price $950,000
33. 2021-02-23
    price $999,000
34. 2020-12-08
    price $1,089,000
35. 2020-11-05
    listed $1,189,000 Active
36. 2018-12-21
    soldstatus $500,000 Closed Sale
37. 2018-12-21
    soldstatus $500,000
38. 2018-12-13
    status Pending Sale
39. 2018-07-30
    price $550,000
40. 2018-07-26
    price $595,000
41. 2018-06-26
    price $615,000
42. 2018-06-20
    status Active
43. 2018-05-26
    status Pending Sale
44. 2018-04-26
    price $625,000
45. 2017-12-08
    listed $650,000 Active
46. 2017-12-08
    listed $550,000
47. 2017-12-08
    historical
48. 2017-12-08
    historical
49. 2017-07-27
    price $650,000
50. 2017-04-19
    price $550,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $123,036
• − Mortgage interest: −$53,215
• − Property taxes: −$14,250
• − Insurance: −$4,750
• − Repairs & maintenance: −$9,843
• − Management: −$9,843
• − Depreciation: −$27,636
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $17,576/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 — Pico Rivera

• Score: 61/100
• State rank: #511
• US rank: #17324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pico Rivera, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,272
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,272
• Household income: $88,201
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 1257.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 21% White 4% Asian 3% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 34% English-only · Spanish 63% Tagalog/Filipino 1% Vietnamese 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: ▼ -898.63%
• Current HPI: 437.4769
• Rent YoY: ▲ 4.13%
• 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

+46.2% since first listed

37 events — show timeline

• 2026-05-04 Price Changed $949,999 CRMLS
• 2026-04-10 Listed $999,999 CRMLS
• 2023-02-28 Listing Removed — CRMLS
• 2022-11-16 Listed $1,200,000 CRMLS
• 2022-09-30 Listing Removed — CRMLS
• 2022-09-19 Price Changed $1,198,888 CRMLS
• 2022-06-29 Listed $1,299,000 CRMLS
• 2022-03-03 Listed — TheMLS
• 2022-02-11 Listing Removed — CRMLS
• 2022-01-03 Relisted — CRMLS
• 2021-12-20 Listed — CRMLS
• 2021-11-15 Price Changed $990,000 CRMLS
• 2021-11-15 Listed — CRMLS
• 2021-11-15 Listing Removed — CRMLS
• 2021-10-27 Price Changed $1,040,000 CRMLS
• 2021-09-01 Contingent — CRMLS
• 2021-08-09 Price Changed $950,000 CRMLS
• 2021-02-23 Price Changed $999,000 CRMLS
• 2020-12-08 Price Changed $1,089,000 CRMLS
• 2020-11-05 Listed $1,189,000 CRMLS
• 2018-12-21 Sold (MLS) $500,000 SDMLS
• 2018-12-21 Sold (MLS) $500,000 CRMLS
• 2018-12-13 Pending — CRMLS
• 2018-07-30 Price Changed $550,000 CRMLS
• 2018-07-26 Price Changed $595,000 CRMLS
• 2018-06-26 Price Changed $615,000 CRMLS
• 2018-06-20 Relisted — CRMLS
• 2018-05-26 Pending — CRMLS
• 2018-04-26 Price Changed $625,000 CRMLS
• 2017-12-08 Listing Removed — SDMLS
• 2017-12-08 Listing Removed — CRMLS
• 2017-12-08 Listed $550,000 SDMLS
• 2017-12-08 Listed $650,000 CRMLS
• 2017-07-27 Price Changed $650,000 CRMLS
• 2017-04-19 Price Changed $550,000 CRMLS
• 2017-03-31 Listed $450,000 CRMLS
• 2017-03-30 Listed $650,000 SDMLS