2821 Randolph St · Huntington Park, CA 90255

$2,925,000

18 bd · 14.0 ba · 9,160 sqft · MultiFamily public records · 22 Days on market

Built 1965 0.32 ac lot

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Why this score? — see what drove the B- 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• 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: 14 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

80% OF THE UNITS ARE COMPLETELY REMODELED. CERAMIC TITLE FLOORS IN LIVING ROOM, KITCHEN ANT BATHROOM. NEW EXTERIOR PAINT AND LANSCAPING. 9 ENCLOSED GARAGES AND NINE CARPORTS.

Key facts

• Private gated entry
• 0.32 acre lot
• 19 garage spots

Tags

• 14 UNIT APARTMENT COMMUNITY
• PRIME CORNER LOCATION
• ONSITE LAUNDRY FACILITY
• PRIVATE GATED ENTRY

Property features AI

Finance

• Other: Property consists of 14 total units across 2 buildings
• Financial info: Total building area: 9,160; Gross income: $243,288; Gross operating income: $235,989; Gross scheduled income: $243,288; Gross spendable income: $243,288; Net operating income: $158,642; Laundry income: $3,000; Vacancy allowance: 7,299; Total operating expenses: $77,348 (including insurance $12,500; maintenance $10,500; trash $3,667; water/sewer $3,943; electric $2,544; fuel $878; new taxes $40,516); Rent control applies; Tenants pay gas and electricity
• HOA & community: Community features include street lighting and sidewalks; Zoning: HPCN-R3*; Lot characterized as 0-1 Unit/Acre

Exterior

• Parking: Total of 19 parking spaces; Garage and carport parking, including single-door garage configurations; Per-unit garage spaces: some units share a total of 14 garage spaces (4 assigned to 2-bed units, 10 assigned to 1-bed units)
• Security: Security details not provided
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available
• Home design: Attached multi-unit property; Two stories; Property does not include an ADU
• Construction: Year built source: Assessor
• Exterior features: Shingle roof; No pool; No fencing

Interior

• Kitchen: Information about appliances not provided
• Bedrooms: Four units with 2 bedrooms (unit type); Ten units with 1 bedroom (unit type)
• Flooring: Flooring details not provided
• Bathrooms: Units include one full bathroom each
• Heating & cooling: Wall/window cooling units
• Interior features: Two-level layout; First-floor entry
• Laundry & utility: On-site laundry area; Separate meters for gas and electric for units (15 each); Single separate water meter

What this means for you Summary

Snapshot

• This is a 14 × 18-bed/14.0-bath units multifamily listed at $2.92M.

Deal economics

• At list price, monthly cash flow is $11k ($127k/yr) — positive. Per door: $757/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($38k rent vs $2.92M).
• Recommended offer: $2.88M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.1% in Huntington Park — 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 62/100 on livability (#491 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: employment D+, health & safety D, schools 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: 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 $38,182/mo this rent would consume 707% 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 $20k of loan paydown is wiped out by about $88k 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 22 days — a 2% lower offer ($2.88M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $1.69M; list at $2.92M implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,881,125 (1.5% 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 1965 — 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: 1.31% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.4

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $89,460
• Equity at exit: $436,127

10-year hold

• IRR: 9.4%
• Equity multiple: 1.63×
• Total profit: $515,552
• Equity at exit: $252,901

Cash invested: $819,000 (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: 89.4×

Monthly cashflow live

• Estimated rent: $38,182 medium
• Mortgage (P&I): −$15,339
• Tax from tax record: −$3,005 /mo · $36,065/yr
• Insurance: −$1,219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,018
• Net cashflow: $10,601

Break-even live

Break-even rent $24,764

Max offer price $2,925,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 14× units	18	14	$38,178
Total (14 units)			$38,182

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: $731,250
• Closing costs: $87,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $2,925,000 Active 22 DOM
2. 2026-06-17
   days on market $2,925,000 Active 21 DOM
3. 2026-06-16
   days on market $2,925,000 Active 20 DOM
4. 2026-06-15
   days on market $2,925,000 Active 19 DOM
5. 2026-06-13
   days on market $2,925,000 Active 17 DOM
6. 2026-06-09
   days on market $2,925,000 Active 13 DOM
7. 2026-06-08
   days on market $2,925,000 Active 12 DOM
8. 2026-06-07
   days on market $2,925,000 Active 11 DOM
9. 2026-06-04
   days on market $2,925,000 Active 8 DOM
10. 2026-06-03
    days on market $2,925,000 Active 7 DOM
11. 2026-06-02
    days on market $2,925,000 Active 6 DOM
12. 2026-06-01
    days on market $2,925,000 Active 5 DOM
13. 2026-05-31
    days on market $2,925,000 Active 4 DOM
14. 2026-05-27
    listed $2,925,000 Active
15. 2007-03-30
    soldstatus $1,690,500 174-char remark

    Show marketing remark (174 chars)

    80% OF THE UNITS ARE COMPLETELY REMODELED. CERAMIC TITLE FLOORS IN LIVING ROOM, KITCHEN ANT BATHROOM. NEW EXTERIOR PAINT AND LANSCAPING. 9 ENCLOSED GARAGES AND NINE CARPORTS.

16. 2007-03-30
    soldstatus $1,690,500

    Show marketing remark (174 chars)

    80% OF THE UNITS ARE COMPLETELY REMODELED. CERAMIC TITLE FLOORS IN LIVING ROOM, KITCHEN ANT BATHROOM. NEW EXTERIOR PAINT AND LANSCAPING. 9 ENCLOSED GARAGES AND NINE CARPORTS.

17. 2006-09-12
    listed $1,795,000 174-char remark

    Show marketing remark (174 chars)

    80% OF THE UNITS ARE COMPLETELY REMODELED. CERAMIC TITLE FLOORS IN LIVING ROOM, KITCHEN ANT BATHROOM. NEW EXTERIOR PAINT AND LANSCAPING. 9 ENCLOSED GARAGES AND NINE CARPORTS.

ⓘ 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: $36,065 · $3,005/mo
• Projected year-2 tax: $36,065 · $3,005/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 ≥92°F today · 20 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: $458,184
• − Mortgage interest: −$163,845
• − Property taxes: −$36,065
• − Insurance: −$14,625
• − Repairs & maintenance: −$36,655
• − Management: −$36,655
• − Depreciation: −$85,091
• Taxable income: $85,248
• Est. tax owed @ 24.0%: −$20,459
• After-tax cash flow: $106,747/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 — Huntington Park

• Score: 62/100
• State rank: #491
• US rank: #16649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Park, CA
• County: Los Angeles County · 9,444,647 people
• City population: 69,349
• 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

+63.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $2,925,000 CRMLS
• 2007-03-30 Sold (Public Records) $1,690,500 Public Records
• 2007-03-30 Sold (MLS) $1,690,500 CRMLS
• 2006-09-12 Listed $1,795,000 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $36,065 · +3.2% YoY. Source: county tax records.