2546 Potrero Ave · El Monte, CA 91733

$1,750,000

13 bd · 7.0 ba · 6,045 sqft · MultiFamily public records · 411 Days on market

Built 1962 8,504 sqft lot ↓ 1% since listing

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Huge opportunity for investors to get into CA’s ever lasting hot rental market!! This 13 bedrooms, 7 bathrooms, 7-units complex (2 bed/1 bath: 6 units, & 1 bd/1 bath) sprawls on a 6,046 sqft of living space, has a common laundry area, parking in the back and the front, and conveniently located near the Garvey commercial business; business district and Potrero Elementary. Remodeled between 2017/2018, the property is well kept and features upgrades such as a newly installed roof, newer bathrooms and kitchens, carpets, and a new electrical panel. Renters are on a yearly lease basis and the leases will be transferred to the buyer(s). The chance to become an investor/landlord in Cal

Key facts

• 8,504 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Property has separate meters: 8 electric meters, 8 gas meters, 1 separate water meter; Total building area reported as 6,045
• Financial info: Total actual rent for property: $8,620; Gross scheduled income: $103,440; Laundry income: $425; Net operating income: $90,872; Operating expenses: $12,568; Expenses include: Insurance $4,808; Water/Sewer $5,760; Electric $1,000; Trash $1,000; Seven leased units
• HOA & community: Community apartment common interest

Exterior

• Parking: Eight total parking spaces; Eight carport or covered parking spaces; Individual unit garages: some units listed with 1 garage space each
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected; Standard electric service
• Home design: Attached apartment community; Two-story building; Single building on the parcel; Estimated year built
• Construction: Composition roof; Drywall exterior walls; Attached construction with shared walls (2+ common walls)
• Exterior features: No pool; Street lighting in the neighborhood; Garden lot characteristics

Interior

• Kitchen: Kitchens in each unit (appliances not specified)
• Bedrooms: Several units with 2 bedrooms; One unit with 1 bedroom
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall heaters; Wall/window air conditioning units
• Interior features: Front entry; Entry at ground level; Wall heaters; Wall/window cooling units; Community laundry
• Laundry & utility: On-site community laundry

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $646/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.75M).
• Recommended offer: $1.54M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.4% in El Monte — 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 (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D, amenities F, cost of living F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilkerson Elementary (343 students, 91% FRL); South El Monte High (1,300 students, 86% FRL).
• Market conditions: 57 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,767/mo this rent would consume 330% of the median local household income ($68k/yr) (locally 2017% 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 $12k of loan paydown is wiped out by about $52k 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 411 days — a 12% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,540,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 411 days. Have you received any prior offers? Is the seller open to a 12% 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 1962 — 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: 1.07% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-118,540
• Equity at exit: $260,931

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $110,322
• Equity at exit: $151,308

Cash invested: $490,000 (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 91733

• Active inventory: 57
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $18,767 high
• Mortgage (P&I): −$9,177
• Tax from tax record: −$2,334 /mo · $28,011/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,941
• Net cashflow: $2,585

Break-even live

Break-even rent $15,494

Max offer price $1,750,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,576	-5% $3,081	+0% $2,585	+5% $2,090	+10% $1,595
Rent	-10% $1,103	-5% $1,844	+0% $2,585	+5% $3,327	+10% $4,068
Rate	-1.0pp $3,467	-0.5pp $3,030	base $2,585	+0.5pp $2,132	+1.0pp $1,671

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$18,768
Total (4 units)			$18,767

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $1,750,000 Active 411 DOM
2. 2026-06-18
   days on market $1,750,000 Active 408 DOM
3. 2026-06-17
   days on market $1,750,000 Active 407 DOM
4. 2026-06-16
   days on market $1,750,000 Active 406 DOM
5. 2026-06-15
   days on market $1,750,000 Active 405 DOM
6. 2026-06-13
   days on market $1,750,000 Active 403 DOM
7. 2026-06-13
   days on market $1,750,000 Active 402 DOM
8. 2026-06-09
   days on market $1,750,000 Active 399 DOM
9. 2026-06-08
   days on market $1,750,000 Active 398 DOM
10. 2026-06-07
    days on market $1,750,000 Active 397 DOM
11. 2026-06-04
    days on market $1,750,000 Active 394 DOM
12. 2026-06-03
    days on market $1,750,000 Active 393 DOM
13. 2026-06-02
    days on market $1,750,000 Active 392 DOM
14. 2026-06-01
    days on market $1,750,000 Active 391 DOM
15. 2026-05-31
    days on market $1,750,000 Active 390 DOM
16. 2026-04-21
    price $1,750,000
17. 2025-05-06
    listed $1,800,000 Active
18. 2025-05-02
    historical $1,800,000
19. 2024-12-31
    historical
20. 2024-11-16
    price $1,900,000
21. 2024-05-23
    listed $1,990,000 Active
22. 2024-05-22
    historical
23. 2023-04-03
    historical
24. 2022-08-03
    listed $2,100,000 Active
25. 2022-06-27
    historical
26. 2022-05-06
    listed $2,100,000 Active
27. 2022-05-01
    historical
28. 2021-10-22
    soldstatus $1,745,000 Closed Sale
29. 2021-10-22
    soldstatus $1,745,000
30. 2021-10-19
    status Pending Sale
31. 2021-10-12
    historical Active Under Contract
32. 2021-09-20
    listed $1,775,000 Active

ⓘ 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: $28,011 · $2,334/mo
• Projected year-2 tax: $28,011 · $2,334/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 ≥99°F today · 20 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: $225,204
• − Mortgage interest: −$98,027
• − Property taxes: −$28,011
• − Insurance: −$8,750
• − Repairs & maintenance: −$18,016
• − Management: −$18,016
• − Depreciation: −$50,909
• Taxable income: $3,474
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $30,190/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: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,255
• Household income: $68,278
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2017.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 24% Two or more races 15% White 3%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 51% · Canada, Vietnam, China
• Languages at home: 16% English-only · Spanish 60% Chinese 11% Vietnamese 9%

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: ▼ -496.14%
• Current HPI: 450.8012
• Rent YoY: —
• 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

-1.4% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $1,750,000 CRMLS
• 2025-05-06 Listed $1,800,000 CRMLS
• 2025-05-02 Coming Soon $1,800,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-16 Price Changed $1,900,000 CRMLS
• 2024-05-23 Listed $1,990,000 CRMLS
• 2024-05-22 Coming Soon — CRMLS
• 2023-04-03 Listing Removed — CRMLS
• 2022-08-03 Listed $2,100,000 CRMLS
• 2022-06-27 Listing Removed — CRMLS
• 2022-05-06 Listed $2,100,000 CRMLS
• 2022-05-01 Coming Soon — CRMLS
• 2021-10-22 Sold (Public Records) $1,745,000 Public Records
• 2021-10-22 Sold (MLS) $1,745,000 CRMLS
• 2021-10-19 Pending — CRMLS
• 2021-10-12 Contingent — CRMLS
• 2021-09-20 Listed $1,775,000 CRMLS

Property tax history

+11.4%/yr

Latest (2025): $28,011 · +8.0% YoY. Source: county tax records.