6800 Wilcox Ave · Bell, CA 90201

$2,800,000

110 bd · 100.0 ba · 2,936 sqft · MultiFamily public records · 126 Days on market

Built 1950 0.44 ac lot $954/sqft · 243% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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 MLS

Legaspi Commercial is pleased to present for sale the 10-unit apartment property located at 6800 Wilcox Avenue in the City of Bell, California. The unit mix consists of one two-bedroom, one-bath unit and nine one-bedroom, one-bath units. Each unit is separately serviced by its own private garage with individual washer and dryer hookups, a highly desirable amenity that enhances tenant convenience, supports strong tenant retention, and allows for rental upside. The property is currently operating at a 5.82% cap rate, offering stable in-place cash flow with long-term upside potential. The City of Bell is a dense infill Los Angeles County market with strong rental demand due to its central location and proximity to major employment centers and transportation corridors.

Key facts

• Strong rental demand
• Private garage
• Central location

Tags

• 10 UNIT APARTMENT PROPERTY
• PRIVATE GARAGE
• WASHER AND DRYER HOOKUPS
• STRONG RENTAL DEMAND
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 9×1bd/1ba + 1×2bd/1ba units multifamily listed at $2.80M.

Deal economics

• At list price, monthly cash flow is $-6k ($-73k/yr) — negative. Per door: $-607/mo.
• To cash-flow at today's rent, offer at most $1.73M (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.65M (41.1% below list).
• Recommended offer: $1.65M (41.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#761 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: employment D+, schools F, crime D-.
• 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: 55 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,502/mo this rent would consume 325% of the median local household income ($61k/yr) (locally 6155% 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 $19k of loan paydown is wiped out by about $84k 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 126 days — a 12% lower offer ($2.46M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2.15M; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $1,650,200 (41.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.59% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 14.1

CMA / ARV

• ARV (median comp): $1,847,086
• List price: $2,800,000
• Delta: 51.59%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-839,981
• Equity at exit: $417,489

10-year hold

• IRR: -39.2%
• Equity multiple: -0.57×
• Total profit: $-1,228,544
• Equity at exit: $242,093

Cash invested: $784,000 (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 90201

• Active inventory: 55
• Price-to-rent: 143.3×

Monthly cashflow live

• Estimated rent: $16,502 medium
• Mortgage (P&I): −$14,684
• Tax from tax record: −$3,253 /mo · $39,031/yr
• Insurance: −$1,167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $-6,066

Break-even live

Break-even rent $24,181

Max offer price $1,728,385

Occupancy floor —

Sensitivity live

Price	-10% $-4,481	-5% $-5,274	+0% $-6,066	+5% $-6,859	+10% $-7,651
Rent	-10% $-7,370	-5% $-6,718	+0% $-6,066	+5% $-5,414	+10% $-4,763
Rate	-1.0pp $-4,656	-0.5pp $-5,354	base $-6,066	+0.5pp $-6,792	+1.0pp $-7,530

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

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$14,661
1× unit	2	1	$1,845
Total (10 units)			$16,502

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: $700,000
• Closing costs: $84,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $2,800,000 Active 126 DOM
2. 2026-06-15
   days on market $2,800,000 Active 125 DOM
3. 2026-06-13
   days on market $2,800,000 Active 123 DOM
4. 2026-06-09
   days on market $2,800,000 Active 119 DOM
5. 2026-06-08
   days on market $2,800,000 Active 118 DOM
6. 2026-06-07
   days on market $2,800,000 Active 117 DOM
7. 2026-06-04
   days on market $2,800,000 Active 114 DOM
8. 2026-06-03
   days on market $2,800,000 Active 113 DOM
9. 2026-06-02
   days on market $2,800,000 Active 112 DOM
10. 2026-06-01
    days on market $2,800,000 Active 111 DOM
11. 2026-05-31
    days on market $2,800,000 Active 110 DOM
12. 2026-02-10
    listed $2,800,000 Active 775-char remark

    Show marketing remark (775 chars)

    Legaspi Commercial is pleased to present for sale the 10-unit apartment property located at 6800 Wilcox Avenue in the City of Bell, California. The unit mix consists of one two-bedroom, one-bath unit and nine one-bedroom, one-bath units. Each unit is separately serviced by its own private garage with individual washer and dryer hookups, a highly desirable amenity that enhances tenant convenience, supports strong tenant retention, and allows for rental upside. The property is currently operating at a 5.82% cap rate, offering stable in-place cash flow with long-term upside potential. The City of Bell is a dense infill Los Angeles County market with strong rental demand due to its central location and proximity to major employment centers and transportation corridors.

13. 2018-11-29
    soldstatus $2,150,000
14. 1977-06-15
    soldstatus $115,000

ⓘ 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: $39,031 · $3,253/mo
• Projected year-2 tax: $39,031 · $3,253/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°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: $198,024
• − Mortgage interest: −$156,844
• − Property taxes: −$39,031
• − Insurance: −$14,000
• − Repairs & maintenance: −$15,842
• − Management: −$15,842
• − Depreciation: −$81,455
• Taxable loss: −$124,989
• Est. tax savings @ 24.0%: +$29,997
• After-tax cash flow: $-42,797/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 — Bell

• Score: 57/100
• State rank: #761
• US rank: #22147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bell, CA
• County: Los Angeles County · 9,444,647 people
• City population: 92,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,763
• Household income: $60,927
• Rent vs Own: 78.5% rent · 21.5% own
• Severe rent burden: 6155.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 44% White 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 42% · Canada
• Languages at home: 11% English-only · Spanish 87% Arabic 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: ▼ -571.65%
• Current HPI: 450.0128
• 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

+2334.8% since first listed

3 events — show timeline

• 2026-02-10 Listed $2,800,000 CRMLS
• 2018-11-29 Sold (Public Records) $2,150,000 Public Records
• 1977-06-15 Sold (Public Records) $115,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $39,031 · +4.6% YoY. Source: county tax records.