13453 Bailey · Whittier, CA 90601

$1,299,000

5 bd · 4.0 ba · 2,614 sqft · MultiFamily public records · 63 Days on market

Built 1903 10,168 sqft lot Est $1077k · 21% 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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +5.0/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Note the property's huge lot size approx 10,128, and located in the heart of Whittier, this QUADRUPLEX features a perfect blend of comfort and convenience. two of the units have been updated and are currently V A C A N T! Featuring an updated suite, a large lot with a private backyard, and plenty of parking, this property stands out for both living and entertaining. Ideally located right behind Whittier College, you’re just a short walk to Uptown Whittier’s dining, shops, and local favorites, with parks nearby and a quick drive to The Groves. A rare opportunity to own a property that offers space, location, and lifestyle all in one.

Key facts

• Updated suite
• Private backyard
• Large lot

Tags

• LARGE LOT
• PRIVATE BACKYARD
• UPDATED SUITE
• SHORT WALK TO UPTOWN WHITTIER
• NEARBY PARKS
• QUICK DRIVE TO THE GROVES

Property features AI

Finance

• Other: Total building area reported as 2,614 (unit area breakdowns noted in source)
• Financial info: Total actual rent reported at $2,620
• HOA & community: Community features include curbs, sidewalks, and suburban setting

Exterior

• Parking: Total of 8 parking spaces; Driveway; Garage spaces: 8 (some units have 1 garage space each)
• Utilities: Private water source; Public sewer; Natural gas connected; Electricity connected; Telephone on property; 1 separate water meter; 4 separate gas meters; 4 separate electric meters
• Home design: Multi-unit property with 4 total units; 2 total stories; No ADU
• Construction: Composition roof; One building on the parcel; Year built reported from assessor
• Exterior features: No pool; Has view; Front yard; Gentle slope; Rectangular lot shape; Lot size reported as 10,000–19,999 sqft

Interior

• Kitchen: Water heater unit (appliance listed)
• Bedrooms: Unit mix includes 1-bed and 2-bed units (multiple units across property)
• Flooring: Carpet; Laminate
• Bathrooms: Multiple units with 1 full bathroom each
• Heating & cooling: Natural gas heating
• Interior features: Entry level is 1; Entry located on level 1
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $673/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.30M).
• Recommended offer: $1.22M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.9% in Whittier — 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 52/100 on livability (#1,026 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: schools C-, crime F, amenities F.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 77 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,012/mo this rent would consume 150% of the median local household income ($104k/yr) (locally 1104% 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 $9k of loan paydown is wiped out by about $39k 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 63 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $1.30M implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,221,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 1903 — 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. 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. 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: 1.00% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,076,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6728 Friends Ave	0.18mi	5/4.0	2,616 (+0%)	16mo	$1,200,000	$459	79
13751 Penn St	0.42mi	4/3.0 (-1)	2,284 (-13%)	6mo	$940,000	$412	45
6538 Pickering Ave	0.62mi	6/3.0 (+1)	2,389 (-9%)	13mo	$740,000	$310	36

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-34,486
• Equity at exit: $193,685

10-year hold

• IRR: 7.5%
• Equity multiple: 1.58×
• Total profit: $209,381
• Equity at exit: $112,314

Cash invested: $363,720 (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 90601

• Rents YoY: 3.4%
• Active inventory: 77
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $13,012 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$233 /mo · $2,793/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,733
• Net cashflow: $2,693

Break-even live

Break-even rent $9,603

Max offer price $1,299,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$13,012
Total (4 units)			$13,012

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12405 Beverly Dr Whittier, CA	4.0	3.0	2451	$4,500	$1.84	1d	1	1.16mi
7338 Wisteria Ln Whittier, CA	5.0	4.0	2300	$5,680	$2.47	10d	1	1.28mi
7365 Autumn Ct Whittier, CA	4.0	3.5	3082	$6,900	$2.24	1d	1	1.32mi
14403 7th St Whittier, CA	4.0	3.0	2067	$4,300	$2.08	1d	1	1.33mi
13128 Putnam St Whittier, CA	4.0	3.0	2080	$4,950	$2.38	1d	1	1.37mi
5706 Westmont Ln Whittier, CA	4.0	2.5	1925	$4,200	$2.18	19d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $1,299,000 Active 63 DOM
2. 2026-06-17
   days on market $1,299,000 Active 62 DOM
3. 2026-06-16
   days on market $1,299,000 Active 61 DOM
4. 2026-06-15
   days on market $1,299,000 Active 60 DOM
5. 2026-06-13
   days on market $1,299,000 Active 58 DOM
6. 2026-06-13
   days on market $1,299,000 Active 57 DOM
7. 2026-06-09
   days on market $1,299,000 Active 54 DOM
8. 2026-06-08
   days on market $1,299,000 Active 53 DOM
9. 2026-06-07
   days on market $1,299,000 Active 52 DOM
10. 2026-06-04
    days on market $1,299,000 Active 49 DOM
11. 2026-06-03
    days on market $1,299,000 Active 48 DOM
12. 2026-06-02
    days on market $1,299,000 Active 47 DOM
13. 2026-06-01
    days on market $1,299,000 Active 46 DOM
14. 2026-05-31
    days on market $1,299,000 Active 45 DOM
15. 2026-04-16
    listed $1,299,000 Active
16. 2003-02-20
    soldstatus $200,000
17. 2003-02-13
    soldstatus $200,000

ⓘ 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: $2,793 · $233/mo
• Projected year-2 tax: $9,872 · $823/mo
• Expected delta: +$7,079/yr (+$590/mo · 253.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥95°F today · 17 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: $156,144
• − Mortgage interest: −$72,764
• − Property taxes: −$2,793
• − Insurance: −$6,495
• − Repairs & maintenance: −$12,492
• − Management: −$12,492
• − Depreciation: −$37,789
• Taxable income: $11,319
• Est. tax owed @ 24.0%: −$2,717
• After-tax cash flow: $29,604/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — Whittier

• Score: 52/100
• State rank: #1026
• US rank: #25003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whittier, CA
• County: Los Angeles County · 9,444,647 people
• City population: 166,703
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,078
• Household income: $104,052
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1104.0

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% Two or more races 19% White 18% Asian 5% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 55% English-only · Spanish 39% Other Indo-European 2% Tagalog/Filipino 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: ▼ -890.50%
• Current HPI: 378.8101
• Rent YoY: ▲ 3.39%
• 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

+549.5% since first listed

3 events — show timeline

• 2026-04-16 Listed $1,299,000 CRMLS
• 2003-02-20 Sold (Public Records) $200,000 Public Records
• 2003-02-13 Sold (Public Records) $200,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,793 · +12.2% YoY. Source: county tax records.