2616 Broadway · Walnut Park, CA 90255

$1,575,000

56 bd · 68.0 ba · 5,317 sqft · MultiFamily public records · 16 Days on market

Built 1948 8,982 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 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 (5+ Unit). Listing-text estimate: 8 units. confirmed

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

Look No Further! Introducing 2616 Broadway Ave! Excellent opportunity to own an 8-unit multifamily property in the heart of Huntington Park. Situated on an 8,982 SF lot with approximately 5,317 SF of building area, this income-producing property features a desirable unit mix of (1) 2-bedroom/1.5-bath unit, (5) 1-bedroom/1-bath units, and (2) studio units. Currently generating approximately $10,450 per month in rental income, the property offers immediate cash flow with upside potential through future rent growth. Conveniently located near shopping, schools, public transportation, and major freeways, making it an attractive option for tenants and investors alike. Whether you’re looking

Key facts

• Desirable unit mix
• Multifamily property
• Cash flow

Tags

• MULTIFAMILY PROPERTY
• INCOME PRODUCING PROPERTY
• DESIRABLE UNIT MIX
• CASH FLOW
• UPSIDE POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Leased units: 8
• Financial info: Gross scheduled income $125,400; Gross income $125,400; Total actual rent $10,450; Net operating income $81,510; Operating expenses $43,890; Property is subject to rent control; Total building area 5,317

Exterior

• Parking: Total of 4 parking spaces; 4 garage spaces (distributed among units)
• Utilities: Public sewer; District/Public water; Eight separate gas meters; Eight separate electric meters; One separate water meter
• Home design: Attached multi-unit property; Total of 2 stories; 8 total residential units; 2 buildings on the parcel
• Construction: Year built per assessor; 2+ common walls (attached units)
• Exterior features: No pool; Sidewalks in the community

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Units include 1- and 2-bedroom configurations (unit counts vary by unit type)
• Bathrooms: Combination of full and half baths across units
• Interior features: Two-level layout; Entry on level 1
• Laundry & utility: On-site laundry available (community laundry)

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 5×1bd/1ba + 2×?bd/1ba units multifamily listed at $1.57M.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $197/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 $1.46M (7.2% below list).
• Recommended offer: $1.46M (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#646 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: schools F, crime F, amenities 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 soft (-1.4%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,610/mo this rent would consume 271% 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 $11k of loan paydown is wiped out by about $47k 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 16 days — a 2% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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.
• Current owner paid $330k; list at $1.57M implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $1,461,000 (7.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
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: 0.93% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-198,070
• Equity at exit: $234,838

10-year hold

• IRR: -8.8%
• Equity multiple: 0.52×
• Total profit: $-210,177
• Equity at exit: $136,177

Cash invested: $441,000 (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: 67.6×

Monthly cashflow live

• Estimated rent: $14,610 high
• Mortgage (P&I): −$8,259
• Tax from tax record: −$1,051 /mo · $12,615/yr
• Insurance: −$656
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,068
• Net cashflow: $1,575

Break-even live

Break-even rent $12,616

Max offer price $1,575,000

Occupancy floor 84%

Sensitivity live

Price	-10% $2,466	-5% $2,021	+0% $1,575	+5% $1,129	+10% $683
Rent	-10% $421	-5% $998	+0% $1,575	+5% $2,152	+10% $2,729
Rate	-1.0pp $2,368	-0.5pp $1,975	base $1,575	+0.5pp $1,167	+1.0pp $752

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

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$1,940
▸ 5× units	1	1	$9,035
▸ 2× units	0	1	$3,634
Total (8 units)			$14,610

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: $393,750
• Closing costs: $47,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $1,575,000 Active 16 DOM
2. 2026-06-17
   days on market $1,575,000 Active 15 DOM
3. 2026-06-16
   days on market $1,575,000 Active 14 DOM
4. 2026-06-15
   days on market $1,575,000 Active 13 DOM
5. 2026-06-13
   days on market $1,575,000 Active 11 DOM
6. 2026-06-09
   days on market $1,575,000 Active 7 DOM
7. 2026-06-08
   days on market $1,575,000 Active 6 DOM
8. 2026-06-07
   days on market $1,575,000 Active 5 DOM
9. 2026-06-04
   days on market $1,575,000 Active 2 DOM
10. 2026-06-02
    remarks 693-char remark
11. 2026-06-02
    listed $1,575,000 Active 1 DOM

ⓘ 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: $12,615 · $1,051/mo
• Projected year-2 tax: $12,615 · $1,051/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 5/10 Major 7 d/yr ≥91°F today · 21 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: $175,320
• − Mortgage interest: −$88,224
• − Property taxes: −$12,615
• − Insurance: −$7,875
• − Repairs & maintenance: −$14,026
• − Management: −$14,026
• − Depreciation: −$45,818
• Taxable loss: −$7,264
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $20,642/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 — Walnut Park

• Score: 59/100
• State rank: #646
• US rank: #20192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Park, CA
• County: Los Angeles County · 9,444,647 people
• 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

+2341.9% since first listed

6 events — show timeline

• 2026-06-02 Listed $1,575,000 CRMLS
• 2004-12-30 Sold (Public Records) $330,000 Public Records
• 2001-07-25 Sold (Public Records) $340,000 Public Records
• 2001-05-23 Listing Removed — CRMLS
• 2001-02-19 Listed $359,000 CRMLS
• 1972-04-17 Sold (Public Records) $64,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $12,615 · +5.0% YoY. Source: county tax records.