10711 Brockway · El Monte, CA 91731

$1,180,000

4 bd · 3.0 ba · 1,808 sqft · MultiFamily public records · 24 Days on market

Built 1959 7,850 sqft lot Est $844k · 40% over

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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 +18.9/30.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• 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 MLS

This income property is a 4 unit complex 3 of the units are under a rental agreement and tenants will stay in the property after the close of escrow, current agreements are month to month with a gross total income of 36,300 per year, HO lives on the 4th unit . This complex is great for an investor or first time HO, the property has easy access to the 10 Fwy. The property has a NOTS however HO and agent are working with the bank.

Key facts

• 4 unit complex
• Tenant occupied
• Multi unit property

Tags

• 4 UNIT COMPLEX
• TENANT OCCUPIED
• MONTH TO MONTH LEASES
• RENTAL INCOME
• MULTI UNIT PROPERTY
• DESIRABLE RENTAL MARKET

Property features AI

Finance

• Other: Total building area: 2,824; Separate meters: 4 electric, 4 gas, 1 water
• Financial info: Total actual rent: $6,000; Gross scheduled income: $72,000; Gross income: $72,000; Net operating income: $65,960; Operating expenses: $6,040 (includes $2,640 water/sewer, $1,800 insurance, $1,600 trash); Tenant pays: Gas, Security, Taxes, Cable TV, Electricity; 4 of 4 units leased; Total of 4 units across 2 buildings
• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Assigned parking; Driveway parking; 6 uncovered parking spaces (6 total parking spaces)
• Utilities: Standard electric service; Public sewer; District/public water; Natural gas connected and available; Water connected; Sewer connected; Electricity available and connected; Cable available; Telephone in street
• Home design: Attached property; Faces south; Fixer condition; Single-story; Entry level: 1
• Construction: Raised foundation
• Exterior features: Wrought iron fencing; No pool

Interior

• Kitchen: Gas cooktop; Dishwasher
• Bedrooms: Primary bedroom; All bedrooms on main floor; Main floor bedroom
• Bathrooms: Primary bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Front door entry; One-level (single story)
• Laundry & utility: On-site laundry; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $301/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 $1.14M (3.4% below list).
• Recommended offer: $1.14M (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.4% in El Monte — 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 45 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,394/mo this rent would consume 220% of the median local household income ($62k/yr) (locally 1552% 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 $8k of loan paydown is wiped out by about $35k 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 24 days — a 2% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $755k; list at $1.18M implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $1,139,400 (3.4% 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 1959 — 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 D 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: 0.97% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $844,336
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3327 Nevada Ave	0.16mi	5/3.0 (+1)	1,876 (+4%)	16mo	$833,300	$444	68
2809 Nevada Ave	0.51mi	4/3.0	1,880 (+4%)	20mo	$840,000	$447	53
3167 Havenpark Ave	0.52mi	4/3.0	1,937 (+7%)	13mo	$1,100,000	$568	53
10718 Owens Way	0.56mi	4/2.0	1,560 (-14%)	2mo	$728,000	$467	46

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-148,003
• Equity at exit: $175,942

10-year hold

• IRR: -8.9%
• Equity multiple: 0.52×
• Total profit: $-159,421
• Equity at exit: $102,025

Cash invested: $330,400 (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 91731

• Rents YoY: -1.1%
• Active inventory: 45
• Price-to-rent: 34.5×

Monthly cashflow live

• Estimated rent: $11,394 medium
• Mortgage (P&I): −$6,188
• Tax from tax record: −$1,118 /mo · $13,417/yr
• Insurance: −$492
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,393
• Net cashflow: $1,203

Break-even live

Break-even rent $9,871

Max offer price $1,180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,871	-5% $1,537	+0% $1,203	+5% $869	+10% $535
Rent	-10% $303	-5% $753	+0% $1,203	+5% $1,653	+10% $2,104
Rate	-1.0pp $1,798	-0.5pp $1,504	base $1,203	+0.5pp $898	+1.0pp $587

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$11,396
Total (4 units)			$11,394

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: $295,000
• Closing costs: $35,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3175 Granada Ave El Monte, CA	3.0	1.5	1658	$3,500	$2.11	23d	1	0.18mi
3300 Tyler Ave El Monte, CA	3.0	3.0	1950	$3,280	$1.68	0d	1	0.25mi
3658 Tyler Ave El Monte, CA	3.0	3.0	1457	$3,300	$2.26	4d	1	0.52mi
3676 Tyler Ave El Monte, CA	3.0	2.5	1500	$3,450	$2.30	19d	1	0.57mi
2709 Cogswell Rd El Monte, CA	4.0	5.0	2047	$5,250	$2.56	45d	1	1.18mi
2709 Cogswell Rd Unit C El Monte, CA	4.0	4.5	2047	$4,995	$2.44	0d	1	1.18mi
49 Aria St South El Monte, CA	3.0	2.5	1778	$7,000	$3.94	0d	1	1.21mi
11251 Frankmont Ct El Monte, CA	3.0	3.0	1744	$3,600	$2.06	0d	1	1.25mi
3428 Whistler Ave El Monte, CA	4.0	3.0	1911	$3,800	$1.99	25d	1	1.26mi
10563 Emery St El Monte, CA	3.0	2.5	1250	$3,500	$2.80	3d	1	1.38mi
2539 Dorris St South El Monte, CA	4.0	3.5	1971	$4,000	$2.03	0d	1	1.41mi
2938 Allgeyer Ave El Monte, CA	4.0	3.0	1676	$3,950	$2.36	0d	1	1.41mi

Listing history 15 events

1. 2026-06-21
   days on market $1,180,000 Active 24 DOM
2. 2026-06-18
   days on market $1,180,000 Active 21 DOM
3. 2026-06-17
   days on market $1,180,000 Active 20 DOM
4. 2026-06-16
   days on market $1,180,000 Active 19 DOM
5. 2026-06-15
   days on market $1,180,000 Active 18 DOM
6. 2026-06-13
   days on market $1,180,000 Active 16 DOM
7. 2026-06-13
   days on market $1,180,000 Active 15 DOM
8. 2026-06-09
   days on market $1,180,000 Active 12 DOM
9. 2026-06-08
   days on market $1,180,000 Active 11 DOM
10. 2026-06-07
    days on market $1,180,000 Active 10 DOM
11. 2026-06-04
    days on market $1,180,000 Active 7 DOM
12. 2026-06-03
    days on market $1,180,000 Active 6 DOM
13. 2026-06-02
    days on market $1,180,000 Active 5 DOM
14. 2026-06-01
    days on market $1,180,000 Active 4 DOM
15. 2026-05-31
    days on market $1,180,000 Active 3 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: $13,417 · $1,118/mo
• Projected year-2 tax: $13,417 · $1,118/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,728
• − Mortgage interest: −$66,098
• − Property taxes: −$13,417
• − Insurance: −$5,900
• − Repairs & maintenance: −$10,938
• − Management: −$10,938
• − Depreciation: −$34,327
• Taxable loss: −$4,892
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $15,615/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: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,620
• Household income: $62,215
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1552.0

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: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 28% Two or more races 24% Native American 5% White 5%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 47% · Canada, China, Vietnam
• Languages at home: 17% English-only · Spanish 55% Chinese 18% Vietnamese 6%

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: ▼ -732.97%
• Current HPI: 425.7442
• Rent YoY: ▼ -1.12%
• 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

+110.7% since first listed

15 events — show timeline

• 2026-05-28 Listed $1,180,000 CRMLS
• 2016-09-30 Sold (MLS) $755,000 CRMLS
• 2016-09-27 Sold (Public Records) $755,000 Public Records
• 2016-09-27 Sold (MLS) $755,000 SDMLS
• 2016-08-15 Pending — CRMLS
• 2016-07-11 Contingent — CRMLS
• 2016-06-06 Price Changed $775,000 CRMLS
• 2016-06-02 Price Changed $789,000 CRMLS
• 2016-05-17 Price Changed $799,000 CRMLS
• 2016-05-06 Listed $820,000 CRMLS
• 2016-05-04 Listed $775,000 SDMLS
• 2011-01-04 Listing Removed — CRMLS
• 2010-11-08 Listed $725,000 CRMLS
• 2007-06-22 Sold (Public Records) $750,000 Public Records
• 2006-12-15 Sold (Public Records) $560,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $13,417 · +8.0% YoY. Source: county tax records.