8685 San Miguel · South Gate, CA 90280

$610,000

1 bd · 1.0 ba · 824 sqft · MultiFamily public records · 57 Days on market

Built 1928 7,053 sqft lot $740/sqft · 67% above area Est $684k · 11% under ↓ 6% since listing

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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 +14.0/30.0
• ARV discount +12.4/15.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

PROBATE DUPLEX FOR SALE WITH VALUE-ADD INCOME IN A HIGH-DEMAND LOCATION | FRONT UNIT - 2 BEDROOM WITH 1 BATH (SORRY NO PICTURES AVAILABLE) | BACK UNIT - 1 BEDROOM WITH 1 BATH, KITCHEN, LIVING ROOM, BACK YARD WITH 1 CAR GARAGE (USED AS LIVING AREA) | CENTRALLY LOCATED TO SCHOOLS, RETAIL, & FWYS | TENANT -OCCUPIED, DRIVE-BY ONLY, & SUBJECT TO INSPECTION | PROPERTY TO BE SOLD "AS-IS" WITH NO REPAIRS |

Key facts

• 7,053 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $610k.

Deal economics

• At list price, monthly cash flow is $83 ($992/yr) — positive. Per door: $41/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 $466k (23.6% below list).
• Recommended offer: $466k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in South Gate — 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 63/100 on livability (#459 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety C-, schools D-, crime F.
• 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 rising fast (+5.0%/yr); 51 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $4,662/mo this rent would consume 75% of the median local household income ($75k/yr) (locally 4041% 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 $4k of loan paydown is wiped out by about $18k 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 57 days — a 3% lower offer ($592k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $466,200 (23.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 24% 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 1928 — 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 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?
7. 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?
8. 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?
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: 0.76% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $683,744
• List price: $610,000
• Delta: -10.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-84,565
• Equity at exit: $90,953

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-28,288
• Equity at exit: $52,742

Cash invested: $170,800 (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 90280

• Rents YoY: 5.0%
• Active inventory: 51
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $4,662 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $83

Break-even live

Break-even rent $4,557

Max offer price $610,000

Occupancy floor 93%

Sensitivity live

Price	-10% $428	-5% $255	+0% $83	+5% $-90	+10% $-263
Rent	-10% $-286	-5% $-101	+0% $83	+5% $267	+10% $451
Rate	-1.0pp $390	-0.5pp $238	base $83	+0.5pp $-75	+1.0pp $-236

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,662
Total (2 units)			$4,662

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8689 San Miguel Ave Unit C South Gate, CA	2.0	1.0	877	$2,800	$3.19	44d	1	0.02mi
8468 San Antonio Ave Apt D South Gate, CA	1.0	1.0	650	$1,900	$2.92	25d	1	0.40mi
8123 Otis St Unit downstairs unit South Gate, CA	1.0	1.0	550	$1,550	$2.82	20d	1	0.53mi
9518 California Ave South Gate, CA	1.0	1.0	700	$1,395	$1.99	44d	1	0.59mi
3464 Duane Way Unit 1/2 South Gate, CA	1.0	1.0	650	$1,850	$2.85	44d	1	0.61mi
8677 Dearborn Ave Apt C South Gate, CA	2.0	1.0	645	$2,700	$4.19	8d	1	0.71mi
3723 Olive St Unit 2 Huntington Park, CA	1.0	1.0	700	$1,450	$2.07	8d	1	0.84mi
7715 California Ave Huntington Park, CA	1.0	1.0	650	$1,900	$2.92	44d	1	0.91mi
3505 Michigan Ave South Gate, CA	1.0	1.0	600	$1,895	$3.16	44d	1	0.97mi
10243 San Antonio Ave South Gate, CA	2.0	1.0	650	$2,195	$3.38	44d	1	1.02mi
9951 State St Unit D Lynwood, CA	1.0	1.0	575	$1,650	$2.87	25d	1	1.09mi
10345 San Antonio Ave Unit B South Gate, CA	1.0	1.0	750	$1,795	$2.39	0d	1	1.11mi
4256 Walnut St Bell, CA	2.0	1.0	1000	$2,500	$2.50	3d	1	1.12mi
4256 Walnut St Unit F Cudahy, CA	2.0	1.0	1000	$2,500	$2.50	25d	1	1.12mi
4256 Walnut St Unit F Cudahy, CA	2.0	1.0	1000	$2,500	$2.50	44d	1	1.12mi
4635 Clara St Cudahy, CA	2.0	1.5	899	$2,300	$2.56	44d	1	1.13mi
4986 Southern Ave South Gate, CA	1.0	1.0	700	$2,000	$2.86	44d	1	1.14mi
7520 Atlantic Ave Unit 4 Cudahy, CA	1.0	1.0	700	$1,600	$2.29	44d	1	1.15mi
4340 Walnut St Apt D Cudahy, CA	2.0	1.5	1007	$2,600	$2.58	3d	1	1.15mi
8659 Chestnut Ave South Gate, CA	2.0	1.0	800	$2,850	$3.56	44d	1	1.18mi
8178 Chestnut Ave Unit A South Gate, CA	1.0	1.0	550	$2,000	$3.64	19d	1	1.22mi
5018 Santa Ana St Bell Gardens, CA	1.0	1.0	650	$1,775	$2.73	44d	1	1.23mi
10338 State St Unit 10338-B Lynwood, CA	2.0	1.0	842	$2,395	$2.84	13d	1	1.24mi
2815 Willow Pl Unit 19A South Gate, CA	2.0	1.0	604	$2,025	$3.35	44d	1	1.25mi
2844 Ardmore Ave Unit 8 South Gate, CA	1.0	1.0	692	$1,850	$2.67	21d	1	1.28mi
2844 Ardmore Ave Unit 3 South Gate, CA	1.0	1.0	692	$1,850	$2.67	25d	1	1.28mi
5166 McCallum Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	19d	1	1.33mi
5166 Mccallum Ave Unit A South Gate, CA	2.0	1.0	900	$2,500	$2.78	25d	1	1.33mi
3516 Martin Luther King Junior Blvd Unit 10 Lynwood, CA	—	1.0	630	$1,050	$1.67	44d	1	1.36mi
3516 Martin Luther King Junior Blvd Unit 7 Lynwood, CA	—	1.0	810	$1,200	$1.48	44d	1	1.36mi
5154 Santa Ana St Bell Gardens, CA	2.0	1.0	850	$2,200	$2.59	25d	1	1.38mi
3376 Martin Luther King Junior Blvd Unit 3376B Lynwood, CA	1.0	1.0	700	$1,775	$2.54	44d	1	1.40mi
10317 Pinehurst Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	25d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $610,000 Active 57 DOM
2. 2026-06-17
   days on market $610,000 Active 56 DOM
3. 2026-06-16
   days on market $610,000 Active 55 DOM
4. 2026-06-15
   days on market $610,000 Active 54 DOM
5. 2026-06-13
   pricedays on market $610,000 Active 52 DOM
6. 2026-06-09
   days on market $630,000 Active 48 DOM
7. 2026-06-08
   days on market $630,000 Active 47 DOM
8. 2026-06-07
   days on market $630,000 Active 46 DOM
9. 2026-06-04
   days on market $630,000 Active 43 DOM
10. 2026-06-03
    days on market $630,000 Active 42 DOM
11. 2026-06-02
    days on market $630,000 Active 41 DOM
12. 2026-06-01
    days on market $630,000 Active 40 DOM
13. 2026-06-01
    price $630,000 Active 39 DOM
14. 2026-05-31
    days on market $650,000 Active 39 DOM
15. 2026-05-09
    price $650,000 428-char remark

    Show marketing remark (428 chars)

    PROBATE DUPLEX FOR SALE WITH VALUE-ADD INCOME IN A HIGH-DEMAND LOCATION | FRONT UNIT - 2 BEDROOM WITH 1 BATH (SORRY NO PICTURES AVAILABLE) | BACK UNIT - 1 BEDROOM WITH 1 BATH, KITCHEN, LIVING ROOM, BACK YARD WITH 1 CAR GARAGE (USED AS LIVING AREA) | CENTRALLY LOCATED TO SCHOOLS, RETAIL, & FWYS | TENANT -OCCUPIED, DRIVE-BY ONLY, & SUBJECT TO INSPECTION | PROPERTY TO BE SOLD "AS-IS" WITH NO REPAIRS |

16. 2026-04-22
    listed $695,000 Active 428-char remark

    Show marketing remark (428 chars)

    PROBATE DUPLEX FOR SALE WITH VALUE-ADD INCOME IN A HIGH-DEMAND LOCATION | FRONT UNIT - 2 BEDROOM WITH 1 BATH (SORRY NO PICTURES AVAILABLE) | BACK UNIT - 1 BEDROOM WITH 1 BATH, KITCHEN, LIVING ROOM, BACK YARD WITH 1 CAR GARAGE (USED AS LIVING AREA) | CENTRALLY LOCATED TO SCHOOLS, RETAIL, & FWYS | TENANT -OCCUPIED, DRIVE-BY ONLY, & SUBJECT TO INSPECTION | PROPERTY TO BE SOLD "AS-IS" WITH NO REPAIRS |

17. 2026-04-14
    historical $695,000 428-char remark

    Show marketing remark (428 chars)

    PROBATE DUPLEX FOR SALE WITH VALUE-ADD INCOME IN A HIGH-DEMAND LOCATION | FRONT UNIT - 2 BEDROOM WITH 1 BATH (SORRY NO PICTURES AVAILABLE) | BACK UNIT - 1 BEDROOM WITH 1 BATH, KITCHEN, LIVING ROOM, BACK YARD WITH 1 CAR GARAGE (USED AS LIVING AREA) | CENTRALLY LOCATED TO SCHOOLS, RETAIL, & FWYS | TENANT -OCCUPIED, DRIVE-BY ONLY, & SUBJECT TO INSPECTION | PROPERTY TO BE SOLD "AS-IS" WITH NO REPAIRS |

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $4,636 · $386/mo
• Expected delta: +$2,869/yr (+$239/mo · 162.4%)

ⓘ 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 5/10 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: $55,944
• − Mortgage interest: −$34,169
• − Property taxes: −$1,767
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,476
• − Management: −$4,476
• − Depreciation: −$17,745
• Taxable loss: −$9,739
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $3,329/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 — South Gate

• Score: 63/100
• State rank: #459
• US rank: #15665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate, CA
• County: Los Angeles County · 9,444,647 people
• City population: 91,365
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 91,365
• Household income: $74,651
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 4041.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 27% White 3% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 42% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -847.77%
• Current HPI: 419.791
• Rent YoY: ▲ 4.95%
• 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

-6.5% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $650,000 CRMLS
• 2026-04-22 Listed $695,000 CRMLS
• 2026-04-14 Coming Soon $695,000 CRMLS

Property tax history

+2.6%/yr

Latest (2025): $1,767 · +6.4% YoY. Source: county tax records.