252 S 7th · Montebello, CA 90640

$1,375,000

6 bd · 6.0 ba · 2,304 sqft · MultiFamily public records · 99 Days on market

Built 1915 5,504 sqft lot $597/sqft · 48% above area Est $930k · 48% 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 +9.1/30.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

What if your next investment property already came with six renovated units producing stable rental income in one of Montebello’s strongest rental markets? We are pleased to present a turn-key 6-unit investment opportunity in the heart of Montebello, offering investors a rare chance to acquire a well-maintained, income-producing property with strong rental demand. The property features six renovated 1-bedroom, 1-bathroom units that are easy to rent and professionally owned and operated, making this an ideal asset for investors seeking stable cash flow and long-term appreciation. Ownership has completed numerous recent renovations and capital improvements, allowing a new owner to step into a low-maintenance, professionally managed asset from day one. Each unit is separately metered for gas and electricity, and the owner has implemented a RUBS (Ratio Utility Billing System) for water and trash, helping reduce operating expenses and improve overall property efficiency. Tenants benefit from the property’s prime central location near Whittier Boulevard, placing them within close proximity to a wide range of shopping, dining, and everyday conveniences. The property also offers excellent regional connectivity with easy access to the 5, 60, 605, and 710 freeways, making commuting throughout Los Angeles County convenient. With renovated units, strong in-place rental income, and a desirable location in the San Gabriel Valley, this property presents an excellent opportunity for investors seeking a stable long-term hold or a strategic 1031 exchange acquisition. Property is subject to AB 1482 rent control regulations.

Key facts

• Renovated units
• Recent renovations
• Capital improvements

Tags

• RENOVATED UNITS
• RECENT RENOVATIONS
• CAPITAL IMPROVEMENTS
• PRIME CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $1.38M.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-177/mo.
• To cash-flow at today's rent, offer at most $1.19M (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.08M (21.7% below list).
• Recommended offer: $1.08M (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $10,760/mo this rent would consume 162% 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 $10k of loan paydown is wiped out by about $41k 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 99 days — a 9% lower offer ($1.25M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $120k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $1,076,000 (21.7% 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 99 days. Have you received any prior offers? Is the seller open to a 22% 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 1915 — 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 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?
9. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $930,000
• List price: $1,375,000
• Delta: 47.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 S Greenwood Ave	0.28mi	6/3.0	2,226 (-3%)	6mo	$1,100,000	$494	64
439 S Montebello Blvd	0.20mi	6/5.0	2,610 (+13%)	6mo	$1,000,000	$383	59
312 N Poplar	0.70mi	5/3.0 (-1)	2,278 (-1%)	0mo	$910,000	$399	48
4739 Ivy	0.73mi	7/5.0 (+1)	2,460 (+7%)	2mo	$950,000	$386	44
133 S 2nd St	0.32mi	5/3.0 (-1)	2,057 (-11%)	13mo	$960,000	$467	39

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: -19.7%
• Equity multiple: 0.30×
• Total profit: $-268,898
• Equity at exit: $205,017

10-year hold

• IRR: -8.8%
• Equity multiple: 0.40×
• Total profit: $-229,106
• Equity at exit: $118,885

Cash invested: $385,000 (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 90640

• Rents YoY: 4.9%
• Active inventory: 167
• Price-to-rent: 63.9×

Monthly cashflow live

• Estimated rent: $10,760 medium
• Mortgage (P&I): −$7,211
• Tax from tax record: −$1,780 /mo · $21,357/yr
• Insurance: −$573
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,260
• Net cashflow: $-1,063

Break-even live

Break-even rent $12,105

Max offer price $1,187,232

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$10,758
Total (6 units)			$10,760

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: $343,750
• Closing costs: $41,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4735 Myrtle St Pico Rivera, CA	5.0	3.0	1975	$4,350	$2.20	1d	1	0.79mi
1031 S Montebello Blvd Montebello, CA	5.0	4.0	1660	$4,600	$2.77	1d	1	1.03mi
1033 S Montebello Blvd Montebello, CA	5.0	4.0	1660	$4,450	$2.68	1d	1	1.03mi
1029 S Montebello Blvd Montebello, CA	5.0	4.0	1660	$4,500	$2.71	1d	1	1.04mi

Listing history 37 events

1. 2026-06-18
   days on market $1,375,000 Active 99 DOM
2. 2026-06-17
   days on market $1,375,000 Active 98 DOM
3. 2026-06-16
   days on market $1,375,000 Active 97 DOM
4. 2026-06-15
   days on market $1,375,000 Active 96 DOM
5. 2026-06-13
   days on market $1,375,000 Active 94 DOM
6. 2026-06-13
   days on market $1,375,000 Active 93 DOM
7. 2026-06-09
   days on market $1,375,000 Active 92 DOM
8. 2026-06-08
   days on market $1,375,000 Active 91 DOM
9. 2026-06-07
   days on market $1,375,000 Active 90 DOM
10. 2026-06-04
    days on market $1,375,000 Active 87 DOM
11. 2026-06-03
    days on market $1,375,000 Active 86 DOM
12. 2026-06-02
    days on market $1,375,000 Active 85 DOM
13. 2026-06-01
    days on market $1,375,000 Active 84 DOM
14. 2026-05-31
    days on market $1,375,000 Active 83 DOM
15. 2026-05-07
    price $1,420,000 1647-char remark

    Show marketing remark (1647 chars)

    What if your next investment property already came with six renovated units producing stable rental income in one of Montebello’s strongest rental markets? We are pleased to present a turn-key 6-unit investment opportunity in the heart of Montebello, offering investors a rare chance to acquire a well-maintained, income-producing property with strong rental demand. The property features six renovated 1-bedroom, 1-bathroom units that are easy to rent and professionally owned and operated, making this an ideal asset for investors seeking stable cash flow and long-term appreciation. Ownership has completed numerous recent renovations and capital improvements, allowing a new owner to step into a low-maintenance, professionally managed asset from day one. Each unit is separately metered for gas and electricity, and the owner has implemented a RUBS (Ratio Utility Billing System) for water and trash, helping reduce operating expenses and improve overall property efficiency. Tenants benefit from the property’s prime central location near Whittier Boulevard, placing them within close proximity to a wide range of shopping, dining, and everyday conveniences. The property also offers excellent regional connectivity with easy access to the 5, 60, 605, and 710 freeways, making commuting throughout Los Angeles County convenient. With renovated units, strong in-place rental income, and a desirable location in the San Gabriel Valley, this property presents an excellent opportunity for investors seeking a stable long-term hold or a strategic 1031 exchange acquisition. Property is subject to AB 1482 rent control regulations.

16. 2026-03-09
    listed $1,495,000 Active 1647-char remark

    Show marketing remark (1647 chars)

    What if your next investment property already came with six renovated units producing stable rental income in one of Montebello’s strongest rental markets? We are pleased to present a turn-key 6-unit investment opportunity in the heart of Montebello, offering investors a rare chance to acquire a well-maintained, income-producing property with strong rental demand. The property features six renovated 1-bedroom, 1-bathroom units that are easy to rent and professionally owned and operated, making this an ideal asset for investors seeking stable cash flow and long-term appreciation. Ownership has completed numerous recent renovations and capital improvements, allowing a new owner to step into a low-maintenance, professionally managed asset from day one. Each unit is separately metered for gas and electricity, and the owner has implemented a RUBS (Ratio Utility Billing System) for water and trash, helping reduce operating expenses and improve overall property efficiency. Tenants benefit from the property’s prime central location near Whittier Boulevard, placing them within close proximity to a wide range of shopping, dining, and everyday conveniences. The property also offers excellent regional connectivity with easy access to the 5, 60, 605, and 710 freeways, making commuting throughout Los Angeles County convenient. With renovated units, strong in-place rental income, and a desirable location in the San Gabriel Valley, this property presents an excellent opportunity for investors seeking a stable long-term hold or a strategic 1031 exchange acquisition. Property is subject to AB 1482 rent control regulations.

17. 2025-12-01
    historical
18. 2025-11-02
    price $1,499,000
19. 2025-09-30
    price $1,525,000
20. 2025-09-02
    listed $1,575,000 Active
21. 2025-08-25
    historical
22. 2025-08-09
    status Active
23. 2025-08-08
    status Active
24. 2025-07-18
    status Pending Sale
25. 2025-07-08
    listed $1,650,000 Active
26. 2023-09-01
    soldstatus $1,460,000 Sold
27. 2023-09-01
    soldstatus $372,500
28. 2023-06-26
    historical Backup Offers Accepted
29. 2023-06-02
    status Active
30. 2023-05-01
    historical Backup Offers Accepted
31. 2023-04-10
    listed $1,460,000 Active
32. 2020-02-26
    soldstatus $905,000 Sold
33. 2020-02-26
    soldstatus $905,000
34. 2020-01-31
    status Pending
35. 2020-01-16
    historical Backup Offers Accepted
36. 2020-01-06
    price $950,000
37. 2019-11-12
    listed $1,050,000 Active

ⓘ 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: $21,357 · $1,780/mo
• Projected year-2 tax: $21,357 · $1,780/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 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: $129,120
• − Mortgage interest: −$77,021
• − Property taxes: −$21,357
• − Insurance: −$6,875
• − Repairs & maintenance: −$10,330
• − Management: −$10,330
• − Depreciation: −$40,000
• Taxable loss: −$36,793
• Est. tax savings @ 24.0%: +$8,830
• After-tax cash flow: $-3,925/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

+35.2% since first listed

23 events — show timeline

• 2026-05-07 Price Changed $1,420,000 CRMLS
• 2026-03-09 Listed $1,495,000 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-02 Price Changed $1,499,000 CRMLS
• 2025-09-30 Price Changed $1,525,000 CRMLS
• 2025-09-02 Listed $1,575,000 CRMLS
• 2025-08-25 Listing Removed — CRMLS
• 2025-08-09 Relisted — CRMLS
• 2025-08-08 Relisted — CRMLS
• 2025-07-18 Pending — CRMLS
• 2025-07-08 Listed $1,650,000 CRMLS
• 2023-09-01 Sold (Public Records) $372,500 Public Records
• 2023-09-01 Sold (MLS) $1,460,000 TheMLS
• 2023-06-26 Contingent — TheMLS
• 2023-06-02 Relisted — TheMLS
• 2023-05-01 Contingent — TheMLS
• 2023-04-10 Listed $1,460,000 TheMLS
• 2020-02-26 Sold (Public Records) $905,000 Public Records
• 2020-02-26 Sold (MLS) $905,000 TheMLS
• 2020-01-31 Pending — TheMLS
• 2020-01-16 Contingent — TheMLS
• 2020-01-06 Price Changed $950,000 TheMLS
• 2019-11-12 Listed $1,050,000 TheMLS

Property tax history

+17.7%/yr

Latest (2025): $21,357 · -0.6% YoY. Source: county tax records.