201 S Bluff · Montebello, CA 90640

$499,000

3 bd · 2.0 ba · 1,310 sqft · MultiFamily public records · 10 Days on market

Built 1957 4,259 sqft lot Est $781k · 36% under ↓ 20% since listing

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Attention savvy investors, come see this duplex that can be a great investment opportunity. This duplex features a 2 bedroom 1 bath and a 1 bedroom 1 bath. Located in the prime city of Montebello, you're just minutes from downtown LA. Come make an offer before it's gone!!

Key facts

• 4,259 sq ft lot
• Garage
• Built 1957

Tags

• INVESTMENT OPPORTUNITY
• MINUTES FROM DOWNTOWN LA

Property features AI

Finance

• Other: Total building area listed as 1,310
• Financial info: Gross scheduled income: $31,200; Gross income: $31,200; Net operating income: $31,000; Operating expense: $1,200; Expenses include insurance ($2,000) and trash ($50); total expenses listed $2,050; Unit rents listed: one unit $1,000; one unit $1,600
• HOA & community: Sidewalks in the community

Exterior

• Parking: One unit has an attached 2-car garage; Property totals 1 garage space listed and 1 parking space listed (unit-specific garage spaces noted)
• Utilities: Public sewer; District/Public water; One separate water meter; Two separate gas meters; Two separate electric meters
• Home design: Attached property; Single-story building; Property faces front (entry at front)
• Construction: Year built per assessor; One building with 2 total units; One common wall
• Exterior features: Yard; No pool

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Front entry; Single-story entry
• Laundry & utility: No in-unit laundry listed

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $566/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Cap rate 9.0% vs local median 2.3% in Montebello — 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 58/100 on livability (#693 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment B; Watch: schools D, amenities D, crime F.
• Montebello Unified (suburban): math 17% / reading 32% proficiency, ranked #419 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 167 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,252/mo this rent would consume 79% of the median local household income ($80k/yr) (locally 3045% 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 $3k of loan paydown is wiped out by about $15k 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 + 4.9% rent growth), your $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $499,000

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 1957 — 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: 1.05% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $780,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 W Los Angeles Ave	0.20mi	4/2.0 (+1)	1,376 (+5%)	9mo	$820,000	$596	70
4640 Myrtle St	0.52mi	3/2.0	1,273 (-3%)	15mo	$680,000	$534	59
316 N Poplar Ave	0.47mi	4/2.0 (+1)	1,254 (-4%)	15mo	$768,000	$612	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,524
• Equity at exit: $74,403

10-year hold

• IRR: 11.6%
• Equity multiple: 1.99×
• Total profit: $138,051
• Equity at exit: $43,144

Cash invested: $139,720 (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 90640

• Rents YoY: 4.9%
• Active inventory: 167
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $5,252 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$192 /mo · $2,304/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,103
• Net cashflow: $1,132

Break-even live

Break-even rent $3,819

Max offer price $499,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,252
Total (2 units)			$5,252

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Montebello, CA	2.0	1.0	900	$2,500	$2.78	1d	1	0.24mi
128 N 1st St Apt D Montebello, CA	2.0	1.5	980	$2,500	$2.55	10d	1	0.27mi
140 E Whittier Blvd Montebello, CA	3.0–4.0	2.5–4.0	1742	$3,960	$2.27	1d	6	0.28mi
205 S 7th St Montebello, CA	3.0	2.0	1517	$3,300	$2.18	1d	1	0.37mi
892 W Mines Ave Montebello, CA	3.0	1.5	1200	$3,150	$2.62	1d	1	0.70mi
428 N 6th St Montebello, CA	3.0	1.0	1108	$3,200	$2.89	7d	1	0.70mi
512 N 2nd St Unit 4 Montebello, CA	2.0	1.0	1022	$2,300	$2.25	17d	1	0.73mi
260 E Beverly Blvd Unit C Montebello, CA	3.0	2.5	1289	$3,595	$2.79	43d	1	0.76mi
612 N 4th St Montebello, CA	4.0	2.0	1301	$3,800	$2.92	22d	1	0.87mi
637 Wilber Pl Montebello, CA	3.0	1.0	1087	$3,350	$3.08	24d	1	0.93mi
8812 Beverly Rd Pico Rivera, CA	3.0	2.0	1464	$4,700	$3.21	6d	1	1.02mi
955 S Bluff Rd Montebello, CA	2.0	2.5	1300	$3,200	$2.46	1d	1	1.05mi
608 N Taylor Ave Montebello, CA	2.0	2.0	1200	$2,400	$2.00	1d	1	1.12mi
1221 W Lincoln Ave Montebello, CA	2.0	2.0	1300	$2,750	$2.12	3d	1	1.17mi
1301 W Lincoln Ave Montebello, CA	3.0	2.0	1600	$3,500	$2.19	1d	1	1.20mi
8813 Gallatin Rd #102 Pico Rivera, CA	3.0	3.5	1495	$3,600	$2.41	43d	1	1.33mi
8813 Gallatin Rd #101 Pico Rivera, CA	3.0	3.5	1578	$3,700	$2.34	43d	1	1.33mi
4200 Rosemead Blvd Pico Rivera, CA	2.0	2.0	1030	$2,745	$2.67	3d	1	1.37mi
8936 Gallatin Rd Pico Rivera, CA	3.0	2.0	1258	$3,325	$2.64	43d	1	1.44mi
716 Date St Unit 716 Montebello, CA	3.0	1.0	960	$2,995	$3.12	16d	1	1.44mi
716 Date St Montebello, CA	3.0	1.0	960	$2,995	$3.12	1d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $499,000 Active 10 DOM
2. 2026-06-17
   days on market $499,000 Active 9 DOM
3. 2026-06-16
   days on market $499,000 Active 8 DOM
4. 2026-06-15
   days on market $499,000 Active 7 DOM
5. 2026-06-13
   days on market $499,000 Active 5 DOM
6. 2026-06-13
   days on market $499,000 Active 4 DOM
7. 2026-06-09
   remarks 272-char remark
8. 2026-06-09
   listed $499,000 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: $2,304 · $192/mo
• Projected year-2 tax: $3,792 · $316/mo
• Expected delta: +$1,488/yr (+$124/mo · 64.6%)

ⓘ 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 6/10 Major 7 d/yr ≥95°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: $63,024
• − Mortgage interest: −$27,952
• − Property taxes: −$2,304
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,042
• − Management: −$5,042
• − Depreciation: −$14,516
• Taxable income: $5,673
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $12,227/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: Montebello Unified
• NCES district ID: 0625470
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $45,250
• Composite: 21.13/100
• National rank: #8433
• State rank: #419 of 517 in CA

Livability — Montebello

• Score: 58/100
• State rank: #693
• US rank: #21068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montebello, CA
• County: Los Angeles County · 9,444,647 people
• City population: 61,382
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 61,382
• Household income: $79,625
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 3045.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% Asian 13% White 6% Native American 3%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 28% English-only · Spanish 58% Chinese 6% Other Indo-European 4%

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: ▼ -812.47%
• Current HPI: 366.3118
• Rent YoY: ▲ 4.94%
• 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

-19.5% since first listed

2 events — show timeline

• 2026-06-08 Listed $499,000 CRMLS
• 2024-12-17 Listed $620,000 CRMLS

Property tax history

+3.2%/yr

Latest (2025): $2,304 · +20.8% YoY. Source: county tax records.