17100 Downey Ave · Bellflower, CA 90706

$6,750,000

36 bd · 22.0 ba · 18,229 sqft · MultiFamily public records · 187 Days on market

Built 1972 0.58 ac lot $370/sqft · 51% above area

---

Why this score? — see what drove the C 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 22 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

We are pleased to present the Casa Segura Apartments, a well-located multifamily community in the heart of Bellflower, California. Built in 1972, this 22-unit property offers a rare combination of strong in-place operations and a substantial and noteworthy renovation. The community is largely comprised of large two bedroom units, many paired with garage parking, supporting durable tenant demand. Property features include copper plumbing, individually metered gas and electricity, a leased laundry facility, pitched composition roofing approximately 8 years old, an interior courtyard and pool, and newly paved asphalt throughout. The secured, gated environment and robust parking mix of 21 garages plus 12 assigned spaces further elevate resident appeal. The unit features include gas cooking, gas wall heating, wall mounted air conditioning, new quartz countertops, new vinyl plan flooring, cabinet hardware, new bathroom vanities and reglazed showers. The multifamily strategically positioned along Downey Ave, a key Bellflower thoroughfare with immediate access to the 91 Freeway, streamlining commutes throughout Southeast Los Angeles County and beyond. Bellflower’s tight-knit, multicultural community and active commercial scenes, including retail, healthcare, and neighborhood serving businesses, reinforce ongoing rental strength.

Key facts

• Copper plumbing
• 0.58 acre lot
• 21 garage spots

Tags

• MULTIFAMILY COMMUNITY
• SUBSTANTIAL RENOVATION
• COPPER PLUMBING
• INDIVIDUALLY METERED GAS
• LEASED LAUNDRY FACILITY
• PITCHED COMPOSITION ROOFING

What this means for you Summary

Snapshot

• This is a 22 × 36-bed/22.0-bath units multifamily listed at $6.75M.

Deal economics

• At list price, monthly cash flow is $16k ($191k/yr) — positive. Per door: $725/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($76k rent vs $6.75M).
• Recommended offer: $5.94M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.5% in Bellflower — 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 (#483 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: amenities C-, health & safety D+, crime F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — 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 (+2.8%/yr); 70 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $75,967/mo this rent would consume 1158% of the median local household income ($79k/yr) (locally 4049% 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 $47k of loan paydown is wiped out by about $202k 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 187 days — a 12% lower offer ($5.94M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5.03M; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,940,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $4,463,442
• List price: $6,750,000
• Delta: 51.23%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-94,441
• Equity at exit: $1,006,447

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $1,158,534
• Equity at exit: $583,617

Cash invested: $1,890,000 (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 90706

• Rents YoY: 2.8%
• Active inventory: 70
• Price-to-rent: 162.9×

Monthly cashflow live

• Estimated rent: $75,967 medium
• Mortgage (P&I): −$35,398
• Tax from tax record: −$5,855 /mo · $70,255/yr
• Insurance: −$2,812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$15,953
• Net cashflow: $15,949

Break-even live

Break-even rent $55,778

Max offer price $6,750,000

Occupancy floor 74%

Sensitivity live

Price	-10% $19,770	-5% $17,860	+0% $15,949	+5% $14,039	+10% $12,128
Rent	-10% $9,948	-5% $12,948	+0% $15,949	+5% $18,950	+10% $21,951
Rate	-1.0pp $19,348	-0.5pp $17,666	base $15,949	+0.5pp $14,200	+1.0pp $12,421

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

Units	Beds	Baths	Est. rent
▸ 22× units	36	22	$75,966
Total (22 units)			$75,967

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: $1,687,500
• Closing costs: $202,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $6,750,000 Active 187 DOM
2. 2026-06-18
   days on market $6,750,000 Active 184 DOM
3. 2026-06-17
   days on market $6,750,000 Active 183 DOM
4. 2026-06-16
   days on market $6,750,000 Active 182 DOM
5. 2026-06-15
   days on market $6,750,000 Active 181 DOM
6. 2026-06-13
   days on market $6,750,000 Active 179 DOM
7. 2026-06-13
   days on market $6,750,000 Active 178 DOM
8. 2026-06-09
   days on market $6,750,000 Active 175 DOM
9. 2026-06-08
   days on market $6,750,000 Active 174 DOM
10. 2026-06-07
    days on market $6,750,000 Active 173 DOM
11. 2026-06-04
    days on market $6,750,000 Active 170 DOM
12. 2026-06-03
    days on market $6,750,000 Active 169 DOM
13. 2026-06-02
    days on market $6,750,000 Active 168 DOM
14. 2026-06-02
    price $6,750,000 Active 167 DOM
15. 2026-06-01
    days on market $6,990,000 Active 167 DOM
16. 2026-05-31
    days on market $6,990,000 Active 166 DOM
17. 2026-02-22
    price $6,990,000 1348-char remark

    Show marketing remark (1348 chars)

    We are pleased to present the Casa Segura Apartments, a well-located multifamily community in the heart of Bellflower, California. Built in 1972, this 22-unit property offers a rare combination of strong in-place operations and a substantial and noteworthy renovation. The community is largely comprised of large two bedroom units, many paired with garage parking, supporting durable tenant demand. Property features include copper plumbing, individually metered gas and electricity, a leased laundry facility, pitched composition roofing approximately 8 years old, an interior courtyard and pool, and newly paved asphalt throughout. The secured, gated environment and robust parking mix of 21 garages plus 12 assigned spaces further elevate resident appeal. The unit features include gas cooking, gas wall heating, wall mounted air conditioning, new quartz countertops, new vinyl plan flooring, cabinet hardware, new bathroom vanities and reglazed showers. The multifamily strategically positioned along Downey Ave, a key Bellflower thoroughfare with immediate access to the 91 Freeway, streamlining commutes throughout Southeast Los Angeles County and beyond. Bellflower’s tight-knit, multicultural community and active commercial scenes, including retail, healthcare, and neighborhood serving businesses, reinforce ongoing rental strength.

18. 2025-12-16
    listed $7,250,000 Active 1348-char remark

    Show marketing remark (1348 chars)

    We are pleased to present the Casa Segura Apartments, a well-located multifamily community in the heart of Bellflower, California. Built in 1972, this 22-unit property offers a rare combination of strong in-place operations and a substantial and noteworthy renovation. The community is largely comprised of large two bedroom units, many paired with garage parking, supporting durable tenant demand. Property features include copper plumbing, individually metered gas and electricity, a leased laundry facility, pitched composition roofing approximately 8 years old, an interior courtyard and pool, and newly paved asphalt throughout. The secured, gated environment and robust parking mix of 21 garages plus 12 assigned spaces further elevate resident appeal. The unit features include gas cooking, gas wall heating, wall mounted air conditioning, new quartz countertops, new vinyl plan flooring, cabinet hardware, new bathroom vanities and reglazed showers. The multifamily strategically positioned along Downey Ave, a key Bellflower thoroughfare with immediate access to the 91 Freeway, streamlining commutes throughout Southeast Los Angeles County and beyond. Bellflower’s tight-knit, multicultural community and active commercial scenes, including retail, healthcare, and neighborhood serving businesses, reinforce ongoing rental strength.

19. 2024-06-28
    soldstatus $5,025,000
20. 1986-07-02
    soldstatus $1,240,000

ⓘ 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: $70,255 · $5,855/mo
• Projected year-2 tax: $70,255 · $5,855/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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $911,604
• − Mortgage interest: −$378,105
• − Property taxes: −$70,255
• − Insurance: −$33,750
• − Repairs & maintenance: −$72,928
• − Management: −$72,928
• − Depreciation: −$196,364
• Taxable income: $87,274
• Est. tax owed @ 24.0%: −$20,946
• After-tax cash flow: $170,444/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: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

Livability — Bellflower

• Score: 62/100
• State rank: #483
• US rank: #16431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellflower, CA
• County: Los Angeles County · 9,444,647 people
• City population: 76,819
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,819
• Household income: $78,722
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 4049.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 18% White 13% Asian 12% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 1%
• Foreign-born: 31% · Canada, South Korea, Vietnam
• Languages at home: 42% English-only · Spanish 46% Tagalog/Filipino 5% Other Asian/Pacific 2%

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: ▼ -796.81%
• Current HPI: 407.4327
• Rent YoY: ▲ 2.79%
• 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

+463.7% since first listed

4 events — show timeline

• 2026-02-22 Price Changed $6,990,000 CRMLS
• 2025-12-16 Listed $7,250,000 CRMLS
• 2024-06-28 Sold (Public Records) $5,025,000 Public Records
• 1986-07-02 Sold (Public Records) $1,240,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $70,255 · +213.0% YoY. Source: county tax records.