901 S 6th Ave · Hacienda Heights, CA 91745

$230,000

3 bd · 4.0 ba · 9,282 sqft · Land public records · 84 Days on market

Built 1973 $25/sqft · 82% below area Est $200k · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 2 baths with office that is being use as a bedroom. New roof, new exterior paint and new interior paint. House is ready to move in. Large master bedrrom with attached master bath. This house will fit a good size family. Large living room/ dinning room. Sliding door leads to large deck. rental space is $1326.65. All buyers must be qualify with mobile home park.

Key facts

• 3 garage spots
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.4% in Hacienda Heights — 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 57/100 on livability (#732 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, commute A; Watch: crime C-, amenities F, cost of living F.
• Hacienda La Puente Unified (suburban): math 41% / reading 55% proficiency, ranked #443 of 1,400 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.0%/yr); 124 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 43% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.47%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $199,670
• List price: $230,000
• Delta: 15.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.02% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.76×
• Total profit: $49,093
• Equity at exit: $34,294

10-year hold

• IRR: 26.2%
• Equity multiple: 3.08×
• Total profit: $133,996
• Equity at exit: $19,886

Cash invested: $64,400 (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 91745

• Rents YoY: 1.0%
• Active inventory: 124
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,878 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,474

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 57%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $230,000 Active 84 DOM
2. 2026-06-17
   days on market $230,000 Active 83 DOM
3. 2026-06-16
   days on market $230,000 Active 82 DOM
4. 2026-06-15
   days on market $230,000 Active 81 DOM
5. 2026-06-13
   days on market $230,000 Active 79 DOM
6. 2026-06-09
   days on market $230,000 Active 75 DOM
7. 2026-06-08
   days on market $230,000 Active 74 DOM
8. 2026-06-07
   days on market $230,000 Active 73 DOM
9. 2026-06-04
   days on market $230,000 Active 70 DOM
10. 2026-06-03
    days on market $230,000 Active 69 DOM
11. 2026-06-02
    days on market $230,000 Active 68 DOM
12. 2026-06-01
    days on market $230,000 Active 67 DOM
13. 2026-05-31
    days on market $230,000 Active 66 DOM
14. 2026-03-26
    listed $230,000 Active 369-char remark

    Show marketing remark (369 chars)

    3 bed, 2 baths with office that is being use as a bedroom. New roof, new exterior paint and new interior paint. House is ready to move in. Large master bedrrom with attached master bath. This house will fit a good size family. Large living room/ dinning room. Sliding door leads to large deck. rental space is $1326.65. All buyers must be qualify with mobile home park.

15. 2023-09-15
    soldstatus $165,000 Closed Sale 550-char remark

    Show marketing remark (550 chars)

    Welcome to your new home!!! Nestled in the most prestigious community in Hacienda Heights this home boasts of an open floorplan, eat in kitchen, living room, separate dining room, breakfast bar, 3 bedrooms, 2 bathrooms, and an enclosed patio!! Enjoy the outdoors on a large private patio in the back. No need for a garage with three parking spots along with 2 storage units on the property. The grounds on this lovely community are beautifully kept with many amenities! Enjoy walks with city views, pool, clubhouse, dog park and much more! - SPACE 95

16. 2023-08-25
    status Pending Sale 550-char remark

    Show marketing remark (550 chars)

    Welcome to your new home!!! Nestled in the most prestigious community in Hacienda Heights this home boasts of an open floorplan, eat in kitchen, living room, separate dining room, breakfast bar, 3 bedrooms, 2 bathrooms, and an enclosed patio!! Enjoy the outdoors on a large private patio in the back. No need for a garage with three parking spots along with 2 storage units on the property. The grounds on this lovely community are beautifully kept with many amenities! Enjoy walks with city views, pool, clubhouse, dog park and much more! - SPACE 95

17. 2023-08-08
    price $168,000 550-char remark

    Show marketing remark (550 chars)

    Welcome to your new home!!! Nestled in the most prestigious community in Hacienda Heights this home boasts of an open floorplan, eat in kitchen, living room, separate dining room, breakfast bar, 3 bedrooms, 2 bathrooms, and an enclosed patio!! Enjoy the outdoors on a large private patio in the back. No need for a garage with three parking spots along with 2 storage units on the property. The grounds on this lovely community are beautifully kept with many amenities! Enjoy walks with city views, pool, clubhouse, dog park and much more! - SPACE 95

18. 2023-07-01
    price $179,000 550-char remark

    Show marketing remark (550 chars)

    Welcome to your new home!!! Nestled in the most prestigious community in Hacienda Heights this home boasts of an open floorplan, eat in kitchen, living room, separate dining room, breakfast bar, 3 bedrooms, 2 bathrooms, and an enclosed patio!! Enjoy the outdoors on a large private patio in the back. No need for a garage with three parking spots along with 2 storage units on the property. The grounds on this lovely community are beautifully kept with many amenities! Enjoy walks with city views, pool, clubhouse, dog park and much more! - SPACE 95

19. 2023-06-27
    listed $248,000 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome to your new home!!! Nestled in the most prestigious community in Hacienda Heights this home boasts of an open floorplan, eat in kitchen, living room, separate dining room, breakfast bar, 3 bedrooms, 2 bathrooms, and an enclosed patio!! Enjoy the outdoors on a large private patio in the back. No need for a garage with three parking spots along with 2 storage units on the property. The grounds on this lovely community are beautifully kept with many amenities! Enjoy walks with city views, pool, clubhouse, dog park and much more! - SPACE 95

20. 2020-07-19
    historical
21. 2020-03-26
    soldstatus $73,000 Closed Sale
22. 2020-03-13
    status Pending Sale
23. 2020-02-24
    price $99,000
24. 2020-02-09
    listed $110,000 Active
25. 2020-01-17
    price $85,900
26. 2020-01-03
    listed $89,900 Active
27. 2015-03-27
    historical
28. 2015-03-27
    historical
29. 2014-12-04
    listed $38,500
30. 2007-10-10
    soldstatus $40,000 Closed
31. 2007-08-29
    historical
32. 2007-08-19
    listed $59,900
33. 2006-03-27
    historical
34. 2005-11-07
    listed $74,999

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 21 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: $46,534
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,723
• − Management: −$3,723
• − Depreciation: −$6,691
• Taxable income: $14,914
• Est. tax owed @ 24.0%: −$3,579
• After-tax cash flow: $14,109/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: Hacienda La Puente Unified
• NCES district ID: 0616325
• Math proficiency: 41% ▲ 2.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $67,275
• Composite: 44.85/100
• National rank: #5921
• State rank: #443 of 1400 in CA

Livability — Hacienda Heights

• Score: 57/100
• State rank: #732
• US rank: #21583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hacienda Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 54,351
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,351
• Household income: $109,183
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 907.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 43% Asian 41% White 12% Two or more races 12%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 40% · China, Canada, Vietnam
• Languages at home: 37% English-only · Spanish 28% Chinese 25% Other Asian/Pacific 3%

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: ▼ -795.07%
• Current HPI: 415.3057
• Rent YoY: ▲ 1.02%
• 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

+206.7% since first listed

21 events — show timeline

• 2026-03-26 Listed $230,000 CRMLS
• 2023-09-15 Sold (MLS) $165,000 CRMLS
• 2023-08-25 Pending — CRMLS
• 2023-08-08 Price Changed $168,000 CRMLS
• 2023-07-01 Price Changed $179,000 CRMLS
• 2023-06-27 Listed $248,000 CRMLS
• 2020-07-19 Listing Removed — CRMLS
• 2020-03-26 Sold (MLS) $73,000 CRMLS
• 2020-03-13 Pending — CRMLS
• 2020-02-24 Price Changed $99,000 CRMLS
• 2020-02-09 Listed $110,000 CRMLS
• 2020-01-17 Price Changed $85,900 CRMLS
• 2020-01-03 Listed $89,900 CRMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2014-12-04 Listed $38,500 AVMLS
• 2007-10-10 Sold (MLS) $40,000 CRMLS
• 2007-08-29 Listing Removed — CRMLS
• 2007-08-19 Listed $59,900 CRMLS
• 2006-03-27 Listing Removed — CRMLS
• 2005-11-07 Listed $74,999 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $276,442 · +3.3% YoY. Source: county tax records.