6910 Stafford Ave · Huntington Park, CA 90255

$950,000

4 bd · 2.0 ba · 1,468 sqft · MultiFamily public records · 69 Days on market

Built 1920 7,532 sqft lot $647/sqft · 124% above area Est $895k · 6% over

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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 +17.7/30.0
• DSCR +5.5/10.0
• ARV discount +4.7/15.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

Amazing investment opportunity in Huntington Park! This spacious 4-plex offers a perfect mix of income potential and lifestyle flexibility. Unit mix includes two 2 bed/1 bath units, one 4 bed/2 bath unit, and one single unit with 1 bath. Live in one unit while generating rental income from the others ideal for first-time homebuyers or savvy investors. Seller has installed solar panels, adding valuable energy efficiency helping reduce long-term utility cost, an attractive upgrade for both tenants and future owners. Each unit features bright, open layouts with updated interiors, plenty of natural light, and private parking. The property also offers additional value-add potential with the opportunity to build an ADU (buyer to verify with city)perfect for increasing future rental income and overall property value. Located in a convenient area close to shopping, dining, and major freeways, this property combines a high-demand location with strong cash flow potential and long-term upside. Don't miss your chance to own a versatile, income-producing property with multiple ways to maximize returns! Drive-by only. Do not disturb tenants. All offers subject to interior inspection.

Key facts

• 7,532 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive. Per door: $192/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 $864k (9.1% below list).
• Recommended offer: $864k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in Huntington Park — 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 62/100 on livability (#491 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: employment D+, health & safety D, schools D-.
• 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 soft (-1.4%/yr); 52 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,639/mo this rent would consume 160% of the median local household income ($65k/yr) (locally 3774% 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 69 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $355k; list at $950k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $863,900 (9.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 9% 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 1920 — 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 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. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $894,625
• List price: $950,000
• Delta: 6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2224 Mortimer St	0.65mi	4/2.0	1,445 (-2%)	8mo	$735,000	$509	61
2960 Clarendon Ave	0.53mi	4/3.0	1,578 (+8%)	4mo	$600,000	$380	56
6356 Templeton St	0.37mi	3/2.0 (-1)	1,424 (-3%)	20mo	$675,000	$474	56
2443 Olive St	0.69mi	3/2.0 (-1)	1,492 (+2%)	12mo	$675,000	$452	51
2709-2711 Live Oak St	0.35mi	3/2.0 (-1)	1,626 (+11%)	13mo	$720,000	$443	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-130,407
• Equity at exit: $141,648

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-149,002
• 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 90255

• Rents YoY: -1.4%
• Active inventory: 52
• Price-to-rent: 36.7×

Monthly cashflow live

• Estimated rent: $8,639 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$677 /mo · $8,126/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,814
• Net cashflow: $770

Break-even live

Break-even rent $7,664

Max offer price $950,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,308	-5% $1,039	+0% $770	+5% $501	+10% $232
Rent	-10% $87	-5% $429	+0% $770	+5% $1,111	+10% $1,452
Rate	-1.0pp $1,248	-0.5pp $1,012	base $770	+0.5pp $524	+1.0pp $273

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,640
Total (4 units)			$8,639

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: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Randolph St Unit A Huntington Park, CA	4.0	2.0	1660	$3,000	$1.81	44d	1	0.54mi
5965 Stafford Ave Huntington Park, CA	3.0	3.0	1529	$4,300	$2.81	15d	1	0.71mi
2023 E 77th St Los Angeles, CA	3.0	2.0	1400	$3,498	$2.50	44d	1	0.99mi
7675 California Ave Huntington Park, CA	3.0	2.0	1100	$2,950	$2.68	15d	1	1.17mi
7674 Whitsett Ave Unit NA Los Angeles, CA	4.0	2.0	1500	$3,585	$2.39	44d	1	1.21mi
7674 Whitsett Ave Los Angeles, CA	4.0	2.0	1500	$4,500	$3.00	44d	1	1.21mi
6375 Converse Ave Unit A Los Angeles, CA	4.0	4.0	1500	$3,800	$2.53	25d	1	1.37mi
1659 E 61st St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	44d	1	1.42mi
3627 Santa Ana St Unit C Huntington Park, CA	3.0	2.0	1200	$2,850	$2.38	14d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $950,000 Active 69 DOM
2. 2026-06-17
   days on market $950,000 Active 68 DOM
3. 2026-06-16
   days on market $950,000 Active 67 DOM
4. 2026-06-15
   days on market $950,000 Active 66 DOM
5. 2026-06-13
   days on market $950,000 Active 64 DOM
6. 2026-06-09
   days on market $950,000 Active 60 DOM
7. 2026-06-08
   days on market $950,000 Active 59 DOM
8. 2026-06-07
   days on market $950,000 Active 58 DOM
9. 2026-06-04
   days on market $950,000 Active 55 DOM
10. 2026-06-03
    days on market $950,000 Active 54 DOM
11. 2026-06-02
    days on market $950,000 Active 53 DOM
12. 2026-06-01
    days on market $950,000 Active 52 DOM
13. 2026-05-31
    days on market $950,000 Active 51 DOM
14. 2026-04-20
    price $950,000 1188-char remark

    Show marketing remark (1188 chars)

    Amazing investment opportunity in Huntington Park! This spacious 4-plex offers a perfect mix of income potential and lifestyle flexibility. Unit mix includes two 2 bed/1 bath units, one 4 bed/2 bath unit, and one single unit with 1 bath. Live in one unit while generating rental income from the others ideal for first-time homebuyers or savvy investors. Seller has installed solar panels, adding valuable energy efficiency helping reduce long-term utility cost, an attractive upgrade for both tenants and future owners. Each unit features bright, open layouts with updated interiors, plenty of natural light, and private parking. The property also offers additional value-add potential with the opportunity to build an ADU (buyer to verify with city)perfect for increasing future rental income and overall property value. Located in a convenient area close to shopping, dining, and major freeways, this property combines a high-demand location with strong cash flow potential and long-term upside. Don't miss your chance to own a versatile, income-producing property with multiple ways to maximize returns! Drive-by only. Do not disturb tenants. All offers subject to interior inspection.

15. 2026-04-10
    listed $899,999 Active 1188-char remark

    Show marketing remark (1188 chars)

    Amazing investment opportunity in Huntington Park! This spacious 4-plex offers a perfect mix of income potential and lifestyle flexibility. Unit mix includes two 2 bed/1 bath units, one 4 bed/2 bath unit, and one single unit with 1 bath. Live in one unit while generating rental income from the others ideal for first-time homebuyers or savvy investors. Seller has installed solar panels, adding valuable energy efficiency helping reduce long-term utility cost, an attractive upgrade for both tenants and future owners. Each unit features bright, open layouts with updated interiors, plenty of natural light, and private parking. The property also offers additional value-add potential with the opportunity to build an ADU (buyer to verify with city)perfect for increasing future rental income and overall property value. Located in a convenient area close to shopping, dining, and major freeways, this property combines a high-demand location with strong cash flow potential and long-term upside. Don't miss your chance to own a versatile, income-producing property with multiple ways to maximize returns! Drive-by only. Do not disturb tenants. All offers subject to interior inspection.

16. 2026-04-09
    price $899,999 1188-char remark

    Show marketing remark (1188 chars)

    Amazing investment opportunity in Huntington Park! This spacious 4-plex offers a perfect mix of income potential and lifestyle flexibility. Unit mix includes two 2 bed/1 bath units, one 4 bed/2 bath unit, and one single unit with 1 bath. Live in one unit while generating rental income from the others ideal for first-time homebuyers or savvy investors. Seller has installed solar panels, adding valuable energy efficiency helping reduce long-term utility cost, an attractive upgrade for both tenants and future owners. Each unit features bright, open layouts with updated interiors, plenty of natural light, and private parking. The property also offers additional value-add potential with the opportunity to build an ADU (buyer to verify with city)perfect for increasing future rental income and overall property value. Located in a convenient area close to shopping, dining, and major freeways, this property combines a high-demand location with strong cash flow potential and long-term upside. Don't miss your chance to own a versatile, income-producing property with multiple ways to maximize returns! Drive-by only. Do not disturb tenants. All offers subject to interior inspection.

17. 2026-04-08
    historical $850,000 1188-char remark

    Show marketing remark (1188 chars)

    Amazing investment opportunity in Huntington Park! This spacious 4-plex offers a perfect mix of income potential and lifestyle flexibility. Unit mix includes two 2 bed/1 bath units, one 4 bed/2 bath unit, and one single unit with 1 bath. Live in one unit while generating rental income from the others ideal for first-time homebuyers or savvy investors. Seller has installed solar panels, adding valuable energy efficiency helping reduce long-term utility cost, an attractive upgrade for both tenants and future owners. Each unit features bright, open layouts with updated interiors, plenty of natural light, and private parking. The property also offers additional value-add potential with the opportunity to build an ADU (buyer to verify with city)perfect for increasing future rental income and overall property value. Located in a convenient area close to shopping, dining, and major freeways, this property combines a high-demand location with strong cash flow potential and long-term upside. Don't miss your chance to own a versatile, income-producing property with multiple ways to maximize returns! Drive-by only. Do not disturb tenants. All offers subject to interior inspection.

18. 2010-09-10
    soldstatus $355,000 Closed 262-char remark

    Show marketing remark (262 chars)

    3 units in move-in condition, needs minor TLC. Property has great curb appeal. Proeprty located on a large lot near schools, shopping, and transportation. Great rental income, front 2 units are side by side 2 bedrooms 1 bath each. Rear SFR is 3 bedrooms 2 baths.

19. 2010-07-27
    status Pending 262-char remark

    Show marketing remark (262 chars)

    3 units in move-in condition, needs minor TLC. Property has great curb appeal. Proeprty located on a large lot near schools, shopping, and transportation. Great rental income, front 2 units are side by side 2 bedrooms 1 bath each. Rear SFR is 3 bedrooms 2 baths.

20. 2010-06-22
    listed $355,000 Active 262-char remark

    Show marketing remark (262 chars)

    3 units in move-in condition, needs minor TLC. Property has great curb appeal. Proeprty located on a large lot near schools, shopping, and transportation. Great rental income, front 2 units are side by side 2 bedrooms 1 bath each. Rear SFR is 3 bedrooms 2 baths.

21. 2006-03-20
    soldstatus $740,000
22. 2005-10-15
    soldstatus $800,000
23. 2005-08-24
    listed $800,000
24. 2005-03-24
    soldstatus $513,000
25. 1987-04-29
    soldstatus $237,000
26. 1980-01-04
    soldstatus $110,000

ⓘ 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: $8,126 · $677/mo
• Projected year-2 tax: $8,126 · $677/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $103,668
• − Mortgage interest: −$53,215
• − Property taxes: −$8,126
• − Insurance: −$4,750
• − Repairs & maintenance: −$8,293
• − Management: −$8,293
• − Depreciation: −$27,636
• Taxable loss: −$6,646
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $10,834/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 — Huntington Park

• Score: 62/100
• State rank: #491
• US rank: #16649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Park, CA
• County: Los Angeles County · 9,444,647 people
• City population: 69,349
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 69,349
• Household income: $64,766
• Rent vs Own: 70.4% rent · 29.6% own
• Severe rent burden: 3774.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 31% Native American 2% White 1%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 46% · Canada
• Languages at home: 11% English-only · Spanish 88%

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: ▼ -666.90%
• Current HPI: 432.2813
• Rent YoY: ▼ -1.44%
• 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

+763.6% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $950,000 TheMLS
• 2026-04-10 Listed $899,999 TheMLS
• 2026-04-09 Price Changed $899,999 TheMLS
• 2026-04-08 Coming Soon $850,000 TheMLS
• 2010-09-10 Sold (MLS) $355,000 CRMLS
• 2010-07-27 Pending — CRMLS
• 2010-06-22 Listed $355,000 CRMLS
• 2006-03-20 Sold (Public Records) $740,000 Public Records
• 2005-10-15 Sold (MLS) $800,000 CRMLS
• 2005-08-24 Listed $800,000 CRMLS
• 2005-03-24 Sold (Public Records) $513,000 Public Records
• 1987-04-29 Sold (Public Records) $237,000 Public Records
• 1980-01-04 Sold (Public Records) $110,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $8,126 · +0.7% YoY. Source: county tax records.