6336 Templeton St · Huntington Park, CA 90255

$1,024,995

7 bd · 4.0 ba · 3,903 sqft · MultiFamily public records · 30 Days on market

Built 1964 5,667 sqft lot Est $1116k · 8% under

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +11.2/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Exceptional opportunity to own a stabilized 4-unit income property in the heart of Huntington Park with strong rental history and long-term tenancy. This well-maintained multi-residential property features an ideal unit mix of three 2-bedroom, 1 1/2-bath two-story units and one 1-bedroom, 1-bath unit. Major improvements have already been completed, including a new roof installed in 2026 and four new electrical subpanels completed in 2025. Select units feature updated vinyl flooring, enhancing tenant appeal and durability. Professionally managed since 2017, the property has maintained consistent occupancy with no vacancies reported over the past 10 plus years, making this an attractive inves

Key facts

• Consistent occupancy
• Long-term tenancy
• New roof

Tags

• STRONG RENTAL HISTORY
• LONG-TERM TENANCY
• NEW ROOF
• FOUR NEW ELECTRICAL SUBPANELS
• UPDATED VINYL FLOORING
• CONSISTENT OCCUPANCY

Property features AI

Finance

• Financial info: Total building area: 3,956; Total actual rent (current): $5,743; Gross scheduled income: $68,916; Gross income: $73,147; Net operating income: $19,052; Operating expenses: $54,095; Total expenses: $27,777; Expense examples: Insurance $5,269; Maintenance $8,694; Trash $4,324; Water/Sewer $1,518; Gardener $720; Pest control $555; Electric $170; Rent control applies; Tenant-paid utilities: Gas, Cable TV, Electricity; Number of units: 4 (all leased); Number of buildings: 2; Separate meters: 4 gas meters, 4 electric meters, 1 separate water meter; Number of units with disposal: 4; Number of units with carpet: 4

Exterior

• Parking: Assigned parking; Attached carports (3 carport spaces); 2 garage spaces (garage with single door); Total of 5 parking spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected
• Home design: Attached property; Two stories; Entry level: 1
• Construction: Asphalt roof; Built year sourced from assessor
• Exterior features: Wrought iron fencing; No pool; Paved lot; Rectangular, level/flat lot; Near public transit; Curbs and bike-friendly neighborhood features

Interior

• Kitchen: Water heater unit
• Bedrooms: Units include 1- and 2-bedroom layouts (some units are 1 bed; others are 2 bed)
• Flooring: Vinyl; Carpet
• Bathrooms: Combination of full and half baths across units (some units have 1 full bath; some have 1 full + 1 half)
• Heating & cooling: Wall heater
• Interior features: Tile counters; Two levels; All bedrooms upstairs; Living room
• Laundry & utility: No on-site laundry features listed

What this means for you Summary

Snapshot

• This is a 3×2bd/1.5ba + 1×1bd/1ba units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive. Per door: $93/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $823k (19.7% below list).
• Recommended offer: $823k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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, crime F.
• 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.
• Zoned schools: Miles Avenue Elementary (854 students, 95% FRL); Henry T. Gage Middle (1,195 students, 96% FRL); Huntington Park Senior High (math 17% / reading 52%, grade F, #618 of 1,170 statewide, top 56%, 1,465 students, 97% FRL) — zoned schools average 96% FRL vs 67% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 53 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,234/mo this rent would consume 153% 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 $7k of loan paydown is wiped out by about $31k 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 30 days — a 2% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $823,400 (19.7% 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 1964 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,116,258
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Clarendon Ave	0.08mi	8/6.0 (+1)	3,871 (-1%)	17mo	$1,200,000	$310	68
6501 Stafford Ave	0.18mi	7/6.0	4,162 (+7%)	12mo	$1,208,000	$290	63
6122-1/2 6124 Stafford	0.14mi	6/5.0 (-1)	3,317 (-15%)	3mo	$920,000	$277	57
2668 Randolph St	0.25mi	6/4.5 (-1)	3,348 (-14%)	6mo	$870,000	$260	53
7136 Stafford Ave	0.55mi	6/6.0 (-1)	3,407 (-13%)	0mo	$975,000	$286	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-166,928
• Equity at exit: $152,830

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-209,895
• Equity at exit: $88,623

Cash invested: $286,999 (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: 53
• Price-to-rent: 41.0×

Monthly cashflow live

• Estimated rent: $8,234 high
• Mortgage (P&I): −$5,375
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,729
• Net cashflow: $373

Break-even live

Break-even rent $7,762

Max offer price $1,024,995

Occupancy floor 90%

Sensitivity live

Price	-10% $953	-5% $663	+0% $373	+5% $83	+10% $-207
Rent	-10% $-277	-5% $48	+0% $373	+5% $698	+10% $1,023
Rate	-1.0pp $889	-0.5pp $634	base $373	+0.5pp $107	+1.0pp $-163

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$6,252
1× unit	1	1	$1,983
Total (4 units)			$8,234

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: $256,249
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $1,024,995 Active 30 DOM
2. 2026-06-18
   days on market $1,024,995 Active 27 DOM
3. 2026-06-17
   days on market $1,024,995 Active 26 DOM
4. 2026-06-16
   days on market $1,024,995 Active 25 DOM
5. 2026-06-15
   days on market $1,024,995 Active 24 DOM
6. 2026-06-13
   days on market $1,024,995 Active 22 DOM
7. 2026-06-09
   days on market $1,024,995 Active 18 DOM
8. 2026-06-08
   days on market $1,024,995 Active 17 DOM
9. 2026-06-07
   days on market $1,024,995 Active 16 DOM
10. 2026-06-04
    days on market $1,024,995 Active 13 DOM
11. 2026-06-03
    days on market $1,024,995 Active 12 DOM
12. 2026-06-02
    days on market $1,024,995 Active 11 DOM
13. 2026-06-01
    days on market $1,024,995 Active 10 DOM
14. 2026-05-31
    days on market $1,024,995 Active 9 DOM
15. 2026-05-22
    listed $1,024,995 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: $3,955 · $330/mo
• Projected year-2 tax: $7,790 · $649/mo
• Expected delta: +$3,835/yr (+$320/mo · 97.0%)

ⓘ 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 ≥91°F today · 22 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: $98,808
• − Mortgage interest: −$57,416
• − Property taxes: −$3,955
• − Insurance: −$5,125
• − Repairs & maintenance: −$7,905
• − Management: −$7,905
• − Depreciation: −$29,818
• Taxable loss: −$13,315
• Est. tax savings @ 24.0%: +$3,196
• After-tax cash flow: $7,672/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

1 event — show timeline

• 2026-05-22 Listed $1,024,995 CRMLS

Property tax history

+2.8%/yr

Latest (2025): $3,955 · +9.2% YoY. Source: county tax records.