545 Eastmont Ave · East Los Angeles, CA 90022

$1,099,999

4 bd · 4.0 ba · 3,200 sqft · MultiFamily public records · 105 Days on market

Built 1929 6,350 sqft lot $344/sqft · 38% above area Est $975k · 13% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.7/15.0
• Rent growth +0.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

545 Eastmont Ave is a 6-unit apartment building in East Los Angeles, constructed in 1929. The property offers 3,922 rentable square feet on a 6,350 square foot lot. It features a total of (4) one bedroom units and (2) studio units. Located near major thoroughfares like Whittier Boulevard and Atlantic Boulevard, the property is at the heart of East LA, a community known for its rich cultural identity and strong neighborhood ties. The area offers a mix of local retail, schools, public transportation, and amenities, contributing to long-term tenant demand. With easy access to the 60, 5, and 710 freeways, the property is well-connected to Downtown LA, Commerce, Monterey Park, and surrounding cities, making it appealing to commuters. This strategic location supports consistent rental demand and convenient access to nearby employment hubs. The property features a total of (4) one bedroom units and (2) studio units. Studios and one bedroom units are often easier to rent out than larger units, making them less likely to experience vacancy periods. Additionally, they are typically less expensive to maintain and can be a more affordable option for tenants, making them a popular choice in certain markets. 545 Eastmont Ave offers a compelling investment opportunity in a centrally located, supply-constrained market. Its accessibility, strong community presence, and diverse tenant appeal position it for stable income and long-term growth potential.

Key facts

• East los angeles
• Local retail
• 6,350 sq ft lot

Tags

• 6 UNIT APARTMENT BUILDING
• EAST LOS ANGELES
• LOCAL RETAIL
• PUBLIC TRANSPORTATION
• EASY ACCESS TO FREEWAYS
• WELL CONNECTED TO DOWNTOWN LA

What this means for you Summary

Snapshot

• This is a 4×4bd/6.0ba + 2×1bd/6.0ba units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $631/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.10M).
• Recommended offer: $1.00M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.7% in East Los Angeles — 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 (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety D, crime F.
• 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 falling (-7.0%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,804/mo this rent would consume 244% of the median local household income ($68k/yr) (locally 2612% 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 $8k of loan paydown is wiped out by about $33k 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 105 days — a 9% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $75k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $895k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $1,000,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1929 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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: 1.25% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $974,589
• List price: $1,099,999
• Delta: 12.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $22,273
• Equity at exit: $164,013

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $173,106
• Equity at exit: $95,108

Cash invested: $308,000 (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 90022

• Rents YoY: -7.0%
• Active inventory: 52
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $13,804 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$893 /mo · $10,721/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,899
• Net cashflow: $3,785

Break-even live

Break-even rent $9,013

Max offer price $1,099,999

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	6	$10,076
▸ 2× units	1	6	$3,728
Total (6 units)			$13,804

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,099,999 Active 105 DOM
2. 2026-06-17
   days on market $1,099,999 Active 104 DOM
3. 2026-06-16
   days on market $1,099,999 Active 103 DOM
4. 2026-06-15
   days on market $1,099,999 Active 102 DOM
5. 2026-06-13
   days on market $1,099,999 Active 100 DOM
6. 2026-06-13
   days on market $1,099,999 Active 99 DOM
7. 2026-06-09
   days on market $1,099,999 Active 96 DOM
8. 2026-06-08
   days on market $1,099,999 Active 95 DOM
9. 2026-06-07
   days on market $1,099,999 Active 94 DOM
10. 2026-06-04
    days on market $1,099,999 Active 91 DOM
11. 2026-06-03
    days on market $1,099,999 Active 90 DOM
12. 2026-06-02
    days on market $1,099,999 Active 89 DOM
13. 2026-06-01
    days on market $1,099,999 Active 88 DOM
14. 2026-05-31
    days on market $1,099,999 Active 87 DOM
15. 2026-04-21
    price $1,099,999 1458-char remark

    Show marketing remark (1458 chars)

    545 Eastmont Ave is a 6-unit apartment building in East Los Angeles, constructed in 1929. The property offers 3,922 rentable square feet on a 6,350 square foot lot. It features a total of (4) one bedroom units and (2) studio units. Located near major thoroughfares like Whittier Boulevard and Atlantic Boulevard, the property is at the heart of East LA, a community known for its rich cultural identity and strong neighborhood ties. The area offers a mix of local retail, schools, public transportation, and amenities, contributing to long-term tenant demand. With easy access to the 60, 5, and 710 freeways, the property is well-connected to Downtown LA, Commerce, Monterey Park, and surrounding cities, making it appealing to commuters. This strategic location supports consistent rental demand and convenient access to nearby employment hubs. The property features a total of (4) one bedroom units and (2) studio units. Studios and one bedroom units are often easier to rent out than larger units, making them less likely to experience vacancy periods. Additionally, they are typically less expensive to maintain and can be a more affordable option for tenants, making them a popular choice in certain markets. 545 Eastmont Ave offers a compelling investment opportunity in a centrally located, supply-constrained market. Its accessibility, strong community presence, and diverse tenant appeal position it for stable income and long-term growth potential.

16. 2026-03-05
    listed $1,175,000 Active 1458-char remark

    Show marketing remark (1458 chars)

    545 Eastmont Ave is a 6-unit apartment building in East Los Angeles, constructed in 1929. The property offers 3,922 rentable square feet on a 6,350 square foot lot. It features a total of (4) one bedroom units and (2) studio units. Located near major thoroughfares like Whittier Boulevard and Atlantic Boulevard, the property is at the heart of East LA, a community known for its rich cultural identity and strong neighborhood ties. The area offers a mix of local retail, schools, public transportation, and amenities, contributing to long-term tenant demand. With easy access to the 60, 5, and 710 freeways, the property is well-connected to Downtown LA, Commerce, Monterey Park, and surrounding cities, making it appealing to commuters. This strategic location supports consistent rental demand and convenient access to nearby employment hubs. The property features a total of (4) one bedroom units and (2) studio units. Studios and one bedroom units are often easier to rent out than larger units, making them less likely to experience vacancy periods. Additionally, they are typically less expensive to maintain and can be a more affordable option for tenants, making them a popular choice in certain markets. 545 Eastmont Ave offers a compelling investment opportunity in a centrally located, supply-constrained market. Its accessibility, strong community presence, and diverse tenant appeal position it for stable income and long-term growth potential.

17. 2026-02-02
    historical
18. 2025-10-29
    price $1,255,000
19. 2025-02-13
    listed $1,375,000 Active
20. 2021-09-24
    soldstatus $895,000 Closed Sale
21. 2021-08-11
    status Pending Sale
22. 2021-06-28
    status Active
23. 2021-06-23
    historical Active Under Contract
24. 2021-06-22
    listed $895,000 Active
25. 2018-10-25
    soldstatus $406,000

ⓘ 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: $10,721 · $893/mo
• Projected year-2 tax: $10,721 · $893/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 ≥93°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: $165,648
• − Mortgage interest: −$61,617
• − Property taxes: −$10,721
• − Insurance: −$5,500
• − Repairs & maintenance: −$13,252
• − Management: −$13,252
• − Depreciation: −$32,000
• Taxable income: $29,306
• Est. tax owed @ 24.0%: −$7,034
• After-tax cash flow: $38,385/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,343
• Household income: $67,967
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2612.0

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 20% Native American 3% White 1% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 39% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 82% Chinese 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: ▼ -679.87%
• Current HPI: 406.888
• Rent YoY: ▼ -7.00%
• 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

+170.9% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $1,099,999 CRMLS
• 2026-03-05 Listed $1,175,000 CRMLS
• 2026-02-02 Listing Removed — CRMLS
• 2025-10-29 Price Changed $1,255,000 CRMLS
• 2025-02-13 Listed $1,375,000 CRMLS
• 2021-09-24 Sold (MLS) $895,000 CRMLS
• 2021-08-11 Pending — CRMLS
• 2021-06-28 Relisted — CRMLS
• 2021-06-23 Contingent — CRMLS
• 2021-06-22 Listed $895,000 CRMLS
• 2018-10-25 Sold (Public Records) $406,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $10,721 · +17.5% YoY. Source: county tax records.