3467 Walnut · Huntington Park, CA 90255

$835,000

15 bd · 9.0 ba · 956 sqft · MultiFamily public records · 44 Days on market

Built 1926 4,997 sqft lot $873/sqft · 123% above area Est $733k · 14% over

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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).

• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great investment opportunity in Huntington Park! This well-maintained 3-unit property offers flexibility for both investors and owner-occupants. All three units are currently occupied on convenient month-to-month leases, providing immediate rental income with the option to adjust rents or occupancy as desired. The front unit is ideal for an owner-user looking to live on-site while generating income from the rear units, or you can maximize returns by renting out all three units. Located in a desirable area with strong rental demand, this property presents excellent upside potential. Property includes three garages, one of which has been previously converted into a studio without permits. It

Key facts

• 4,997 sq ft lot
• 3 garage spots
• Built 1926

Property features AI

Finance

• Other: Total building area reported as 1,868; Property consists of 2 buildings; Number of leased units: 3
• Financial info: Gross scheduled income: $58,344; Gross income: $58,344; Total actual rent currently: $4,862; Net operating income: $44,821; Operating expenses: $13,523; Expense breakdown include insurance, water/sewer, electric, and trash

Exterior

• Parking: Total of 3 parking spaces; Each unit includes one attached garage space
• Utilities: Public sewer; District/public water; Three separate electric meters; Three separate gas meters; One separate water meter
• Home design: Multi-unit property (3 total units); Two stories; No ADU; Rectangular lot shape
• Construction: Year built per assessor (source: Assessor)
• Exterior features: No pool; Gutters

Interior

• Kitchen: Appliances not specified
• Bedrooms: Three 1-bed units and one 3-bed unit across the property (unit breakdown: two 1-bed units, one 3-bed unit); Units are unfurnished
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Wall heating
• Interior features: Two-level layout; Front entry; Wall heater
• Laundry & utility: Washer hookup available; No on-site laundry machines specified

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $835k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative. Per door: $-60/mo.
• To cash-flow at today's rent, offer at most $803k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $675k (19.1% below list).
• Recommended offer: $675k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $6,753/mo this rent would consume 125% 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 $6k of loan paydown is wiped out by about $25k 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 44 days — a 3% lower offer ($810k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $835k implies a 568% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $675,300 (19.1% 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 44 days. Have you received any prior offers? Is the seller open to a 19% 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (median comp): $732,859
• List price: $835,000
• Delta: 13.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-166,596
• Equity at exit: $124,501

10-year hold

• IRR: -23.1%
• Equity multiple: -0.01×
• Total profit: $-236,513
• Equity at exit: $72,196

Cash invested: $233,800 (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: 30.9×

Monthly cashflow live

• Estimated rent: $6,753 medium
• Mortgage (P&I): −$4,379
• Tax from tax record: −$788 /mo · $9,454/yr
• Insurance: −$348
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,418
• Net cashflow: $-180

Break-even live

Break-even rent $6,980

Max offer price $803,257

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$6,753
Total (3 units)			$6,753

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: $208,750
• Closing costs: $25,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $835,000 Active 44 DOM
2. 2026-06-17
   days on market $835,000 Active 43 DOM
3. 2026-06-16
   days on market $835,000 Active 42 DOM
4. 2026-06-15
   days on market $835,000 Active 41 DOM
5. 2026-06-13
   days on market $835,000 Active 39 DOM
6. 2026-06-09
   days on market $835,000 Active 35 DOM
7. 2026-06-08
   days on market $835,000 Active 34 DOM
8. 2026-06-07
   days on market $835,000 Active 33 DOM
9. 2026-06-04
   days on market $835,000 Active 30 DOM
10. 2026-06-03
    days on market $835,000 Active 29 DOM
11. 2026-06-02
    days on market $835,000 Active 28 DOM
12. 2026-06-01
    days on market $835,000 Active 27 DOM
13. 2026-05-31
    days on market $835,000 Active 26 DOM
14. 2026-05-05
    listed $835,000 Active 979-char remark
15. 1983-05-26
    soldstatus $125,000

ⓘ 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: $9,454 · $788/mo
• Projected year-2 tax: $9,454 · $788/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°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: $81,036
• − Mortgage interest: −$46,773
• − Property taxes: −$9,454
• − Insurance: −$4,175
• − Repairs & maintenance: −$6,483
• − Management: −$6,483
• − Depreciation: −$24,291
• Taxable loss: −$16,622
• Est. tax savings @ 24.0%: +$3,989
• After-tax cash flow: $1,833/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

+568.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $835,000 CRMLS
• 1983-05-26 Sold (Public Records) $125,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $9,454 · +2.7% YoY. Source: county tax records.