1121 E 6TH · National City, CA 91950

$2,300,000

9 bd · 7.0 ba · 4,536 sqft · MultiFamily public records · 5 Days on market

Built 1973 6,555 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 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: 7 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

We are pleased to present 1121 E 6TH STREET, NATIONAL CITY, CA 91950, a 7-unit apartment building investment consisting of one building of approximately 4,536 square feet constructed in 1973 on a 6,555 square foot lot. The unit mix consists of (1) 3+2, (6) 1+1 and eight parking spaces. The building is located a short walk to Plaza Blvd, offering access to restaurants, shops, Walmart, banks, and coffee options. 1121 E 6TH STREET, NATIONAL CITY, CA 91950 is included in a portfolio of seven, multifamily real estate investments totaling 39 units, located in South and Central San Diego County: Spring Valley, San Diego, Chula Vista and National City. Visit the following address for more informati

Key facts

• Access to banks
• Access to walmart
• Access to shops

Tags

• 7 UNIT APARTMENT BUILDING
• SHORT WALK TO PLAZA BLVD
• ACCESS TO RESTAURANTS
• ACCESS TO SHOPS
• ACCESS TO WALMART
• ACCESS TO BANKS

Property features AI

Finance

• Other: Number of buildings: 1; Common walls: 2+ common walls; Lot size source: Assessor's Data; Zoning: Buyer to verify
• Financial info: Total of 7 units in the property; Building area reported as 4,536; Gross scheduled income reported as $136,028; Gross income reported as $136,028; Net operating income reported as $80,008; Operating expenses reported as $51,939 (includes insurance $8,400; water/sewer $1,400; trash $2,500; new taxes $23,000); At least one unit shows actual rent of $1,560 and a total rent figure of $9,359 for the unit group shown; Property is subject to rent control
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public sewer; One separate water meter; Seven separate gas meters; Seven separate electric meters
• Home design: Attached property; Two-story building; Year built source: Assessor
• Construction: Year built reported by assessor
• Exterior features: No pool; Curbs in the neighborhood; Rectangular lot shape

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One-bedroom units (unit-level info shows one 1-bed unit and property totals indicate multiple 1-bed units)
• Flooring: No flooring information provided
• Bathrooms: One-bath units (unit-level info shows one 1-bath unit and property totals indicate multiple 1-bath units)
• Heating & cooling: No heating or cooling information provided
• Interior features: Side entry; Entry level is 1
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 6×6bd/6.0ba + 1×3bd/2.0ba units multifamily listed at $2.30M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $377/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 $2.21M (4.1% below list).
• Recommended offer: $2.21M (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.2% in National City — 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 64/100 on livability (#430 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 55 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $22,065/mo this rent would consume 399% of the median local household income ($66k/yr) (locally 3672% 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 $16k of loan paydown is wiped out by about $69k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $1.40M; list at $2.30M implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $2,206,500 (4.1% 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 1973 — 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 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?
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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-210,452
• Equity at exit: $342,937

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $9,847
• Equity at exit: $198,862

Cash invested: $644,000 (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 91950

• Rents YoY: 2.8%
• Active inventory: 55
• Price-to-rent: 59.2×

Monthly cashflow live

• Estimated rent: $22,065 medium
• Mortgage (P&I): −$12,061
• Tax from tax record: −$1,775 /mo · $21,304/yr
• Insurance: −$958
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,634
• Net cashflow: $2,636

Break-even live

Break-even rent $18,728

Max offer price $2,300,000

Occupancy floor 83%

Sensitivity live

Price	-10% $3,938	-5% $3,287	+0% $2,636	+5% $1,985	+10% $1,334
Rent	-10% $893	-5% $1,765	+0% $2,636	+5% $3,508	+10% $4,379
Rate	-1.0pp $3,795	-0.5pp $3,221	base $2,636	+0.5pp $2,040	+1.0pp $1,434

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

Units	Beds	Baths	Est. rent
▸ 6× units	6	6	$19,410
1× unit	3	2	$2,654
Total (7 units)			$22,065

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: $575,000
• Closing costs: $69,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $2,300,000 Active 5 DOM
2. 2026-06-18
   days on market $2,300,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $2,300,000 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: $21,304 · $1,775/mo
• Projected year-2 tax: $21,304 · $1,775/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 4/10 Moderate 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $264,780
• − Mortgage interest: −$128,836
• − Property taxes: −$21,304
• − Insurance: −$11,500
• − Repairs & maintenance: −$21,182
• − Management: −$21,182
• − Depreciation: −$66,909
• Taxable loss: −$6,133
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $33,107/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — National City

• Score: 64/100
• State rank: #430
• US rank: #14530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: National City, CA
• County: San Diego County · 3,178,799 people
• City population: 59,891
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 59,891
• Household income: $66,426
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 3672.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% Asian 16% White 9% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 63% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 37% · Canada
• Languages at home: 30% English-only · Spanish 55% Tagalog/Filipino 12% Other Asian/Pacific 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -495.29%
• Current HPI: 451.3388
• Rent YoY: ▲ 2.76%
• Metro: San Diego-Chula Vista-Carlsbad, 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

+598.0% since first listed

14 events — show timeline

• 2026-06-16 Listed $2,300,000 CRMLS
• 2026-02-10 Listing Removed — CRMLS
• 2025-12-10 Price Changed $2,000,000 CRMLS
• 2025-12-09 Price Changed $2,350,000 CRMLS
• 2025-12-05 Listed $2,450,000 CRMLS
• 2024-02-05 Rental Removed $1,550 APPFOLIO
• 2024-01-24 Listed for Rent $1,550 APPFOLIO
• 2021-07-01 Listing Removed — SDMLS
• 2021-06-15 Sold (Public Records) $1,400,000 Public Records
• 2021-01-20 Listed $1,449,000 SDMLS
• 2020-12-22 Listing Removed — SDMLS
• 2020-10-08 Listed $1,510,000 SDMLS
• 2019-01-31 Sold (Public Records) $1,227,000 Public Records
• 2001-03-15 Sold (Public Records) $329,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $21,304 · +4.0% YoY. Source: county tax records.