8219 2nd St · Paramount, CA 90723

$1,875,000

17 bd · 7.0 ba · 6,006 sqft · MultiFamily public records · 3 Days on market

Built 1946 7,973 sqft lot

---

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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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: 6 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 MLS

Bankruptcy sale! Two-story, 7-unit apartment building. 5 units currently occupied; 2 units vacant. $74,400 actual annual gross income. Expenses estimated at 15%. 4 units are 2-bedroom/1-bath and 3 units are 3-bedroom/1-bath. Zoned PARM. Built in 1946 to 1956. 2 blocks south of Rosecrans Ave and 1-1/2 blocks east of Paramount Blvd. Easy access to 105 and 710 freeways.

Key facts

• Unit mix
• Carport parking
• Garage parking

Tags

• INVESTMENT OPPORTUNITY
• HIGH DEMAND RENTAL MARKET
• UNIT MIX
• GARAGE PARKING
• CARPORT PARKING
• SEPARATELY METERED ELECTRICITY

Property features AI

Finance

• Other: Property is rent controlled; Tenants pay gas and electricity
• Financial info: Total building area: 6,006; Gross scheduled income: $174,672; Gross operating income: $169,432; Gross income: $174,672; Gross spendable income: $174,672; Net operating income: $126,534; Operating expenses: $42,898; Expense details include trash, maintenance, insurance, water/sewer, electric, and taxes; Trash: $6,078; Maintenance: $5,250; Insurance: $5,000; Water/Sewer: $2,458; Electric: $90; New taxes: $22,622; Total actual rent (monthly): $14,556; Vacancy allowance: 5240; Number of leased units: 7; Number of buildings: 1; Gross multiplier: 10.73
• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Total 12 parking spaces; Six carport spaces; Six garage spaces; Assigned parking; Garage with single door spaces
• Utilities: Water available (district/public); Public sewer; Natural gas available; Electricity available; Seven separate electric meters; Seven separate gas meters; One separate water meter
• Home design: Attached property; Two-story building; Entry level: 1
• Construction: Flat roof; Year built source: Assessor
• Exterior features: Block wall fencing; No pool

Interior

• Kitchen: No appliances listed
• Bedrooms: Seven units total with 2-bedroom and 3-bedroom unit layouts (see unit details below)
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Two levels; Entry on level 1
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/1.2-bath units multifamily listed at $1.88M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $296/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.77M (5.5% below list).
• Recommended offer: $1.77M (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.3% in Paramount — 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 64/100 on livability (#432 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, amenities F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — 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 soft (-1.0%/yr); 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $17,715/mo this rent would consume 282% of the median local household income ($75k/yr) (locally 2420% 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 $13k of loan paydown is wiped out by about $56k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 18y 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 $1.12M; list at $1.88M implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,771,500 (5.5% below list)

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 1946 — 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. 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: 0.94% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-242,726
• Equity at exit: $279,569

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-266,984
• Equity at exit: $162,116

Cash invested: $525,000 (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 90723

• Rents YoY: -1.0%
• Active inventory: 50
• Price-to-rent: 52.9×

Monthly cashflow live

• Estimated rent: $17,715 high
• Mortgage (P&I): −$9,833
• Tax from tax record: −$1,603 /mo · $19,241/yr
• Insurance: −$781
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,720
• Net cashflow: $1,777

Break-even live

Break-even rent $15,465

Max offer price $1,875,000

Occupancy floor 85%

Sensitivity live

Price	-10% $2,839	-5% $2,308	+0% $1,777	+5% $1,247	+10% $716
Rent	-10% $378	-5% $1,078	+0% $1,777	+5% $2,477	+10% $3,177
Rate	-1.0pp $2,722	-0.5pp $2,254	base $1,777	+0.5pp $1,292	+1.0pp $797

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	1.2	$17,718
Total (6 units)			$17,715

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: $468,750
• Closing costs: $56,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7232 Exeter St Paramount, CA	18.0	18.0	7936	$2,850	$0.36	14d	1	0.97mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $1,875,000 Active 3 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: $19,241 · $1,603/mo
• Projected year-2 tax: $19,241 · $1,603/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 · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $212,580
• − Mortgage interest: −$105,029
• − Property taxes: −$19,241
• − Insurance: −$9,375
• − Repairs & maintenance: −$17,006
• − Management: −$17,006
• − Depreciation: −$54,545
• Taxable loss: −$9,624
• Est. tax savings @ 24.0%: +$2,310
• After-tax cash flow: $23,639/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: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

Livability — Paramount

• Score: 64/100
• State rank: #432
• US rank: #14664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paramount, CA
• County: Los Angeles County · 9,444,647 people
• City population: 52,050
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,050
• Household income: $75,250
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 2420.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 26% Black 9% White 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 36% · Canada
• Languages at home: 29% English-only · Spanish 67% 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: ▼ -459.80%
• Current HPI: 478.1981
• Rent YoY: ▼ -0.99%
• 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

+52.4% since first listed

40 events — show timeline

• 2026-06-18 Listed $1,875,000 CRMLS
• 2025-02-21 Listed — TheMLS
• 2015-09-25 Sold (MLS) $1,125,000 SDMLS
• 2015-09-25 Sold (MLS) $1,125,000 TheMLS
• 2015-08-20 Price Changed $1,000,000 TheMLS
• 2015-06-26 Pending — TheMLS
• 2015-06-22 Listed $1,100,000 TheMLS
• 2015-06-18 Listed $1,000,000 SDMLS
• 2013-10-15 Delisted — CRMLS
• 2013-08-19 Relisted — CRMLS
• 2013-08-19 Price Changed $1,090,000 CRMLS
• 2013-08-10 Delisted — CRMLS
• 2013-07-19 Listed $999,900 CRMLS
• 2012-10-29 Listing Removed — CRMLS
• 2012-08-22 Pending — CRMLS
• 2012-08-20 Relisted — CRMLS
• 2012-08-10 Delisted — CRMLS
• 2012-08-10 Relisted — CRMLS
• 2012-08-02 Delisted — CRMLS
• 2012-08-01 Relisted — CRMLS
• 2012-07-23 Delisted — CRMLS
• 2012-07-16 Listed $899,000 CRMLS
• 2012-05-06 Listing Removed — CRMLS
• 2012-01-07 Relisted — CRMLS
• 2011-12-27 Delisted — CRMLS
• 2011-12-24 Relisted — CRMLS
• 2011-12-10 Delisted — CRMLS
• 2011-12-10 Relisted — CRMLS
• 2011-11-28 Delisted — CRMLS
• 2011-11-28 Relisted — CRMLS
• 2011-11-14 Delisted — CRMLS
• 2011-11-14 Relisted — CRMLS
• 2011-11-08 Delisted — CRMLS
• 2011-11-07 Listed $799,000 CRMLS
• 2011-01-23 Listing Removed — CRMLS
• 2010-06-20 Relisted — CRMLS
• 2010-05-24 Pending — CRMLS
• 2010-04-22 Listed $1,085,000 CRMLS
• 2008-12-08 Listing Removed — CRMLS
• 2008-09-05 Listed $1,230,000 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $19,241 · +4.6% YoY. Source: county tax records.