2815 Orchard Pl · South Gate, CA 90280

$1,800,000

10 bd · 10.0 ba · 5,456 sqft · MultiFamily public records · 37 Days on market

Built 1929 9,873 sqft lot

---

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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

This is a rare opportunity to secure a valuable multifamily asset in the heart of South Gate with excellent long-term investment potential. This income-producing property offers strong rental potential, a generously sized lot, and a spacious layout with functional floor plans that appeal to a wide range of residents. The property presents an excellent opportunity for both seasoned investors and owner-users seeking stable cash flow with upside potential. Whether added to an existing portfolio or acquired as a first multifamily investment, this 10-unit complex represents a rare chance to own a solid multifamily property in a prime infill location.

Key facts

• 9,873 sq ft lot
• Built 1929
• Listed 36 days

Property features AI

Finance

• Other: Total of 10 residential units; Property ADU: none; Lot features: 0-1 unit/acre (per assessor)
• Financial info: Total building area 5,456; Gross scheduled income $112,500; Net operating income $84,052; Operating expenses $28,448 (including insurance $15,611; water/sewer $5,677; trash $6,800; electric $360)

Exterior

• Parking: No parking listed
• Utilities: Public sewer; District/Public water; Separate gas meters for each unit (10); Separate electric meters for each unit (10); One separate water meter
• Home design: Attached property; Single-story buildings (total of 2 buildings)
• Construction: Assessor indicates year built; 2+ common walls
• Exterior features: No pool; Sidewalks in the surrounding community

Interior

• Kitchen: No appliances listed
• Bedrooms: Ten 1-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Ground-level entry
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 10 × 1-bed/1-bath units multifamily listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $374/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.80M).
• Recommended offer: $1.75M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.7% in South Gate — 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 63/100 on livability (#459 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety C-, crime F, cost of living 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: Willow Elementary (448 students, 95% FRL); Southeast Middle (1,184 students, 96% FRL); South East High (math 30% / reading 68%, grade D, #369 of 1,170 statewide, top 32%, 2,057 students, 94% FRL) — zoned schools average 95% FRL vs 67% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $18,203/mo this rent would consume 293% of the median local household income ($75k/yr) (locally 4041% 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 $12k of loan paydown is wiped out by about $54k 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 + 5.0% rent growth), your $504k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,746,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-17,881
• Equity at exit: $268,386

10-year hold

• IRR: 10.5%
• Equity multiple: 1.88×
• Total profit: $443,277
• Equity at exit: $155,631

Cash invested: $504,000 (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 90280

• Rents YoY: 5.0%
• Active inventory: 52
• Price-to-rent: 82.4×

Monthly cashflow live

• Estimated rent: $18,203 high
• Mortgage (P&I): −$9,439
• Tax from tax record: −$451 /mo · $5,408/yr
• Insurance: −$750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,823
• Net cashflow: $3,740

Break-even live

Break-even rent $13,468

Max offer price $1,800,000

Occupancy floor 74%

Sensitivity live

Price	-10% $4,759	-5% $4,250	+0% $3,740	+5% $3,231	+10% $2,721
Rent	-10% $2,302	-5% $3,021	+0% $3,740	+5% $4,459	+10% $5,178
Rate	-1.0pp $4,647	-0.5pp $4,198	base $3,740	+0.5pp $3,274	+1.0pp $2,799

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$18,200
Total (10 units)			$18,203

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $1,800,000 Active 37 DOM
2. 2026-06-18
   days on market $1,800,000 Active 34 DOM
3. 2026-06-17
   days on market $1,800,000 Active 33 DOM
4. 2026-06-16
   days on market $1,800,000 Active 32 DOM
5. 2026-06-15
   days on market $1,800,000 Active 31 DOM
6. 2026-06-13
   days on market $1,800,000 Active 29 DOM
7. 2026-06-09
   days on market $1,800,000 Active 25 DOM
8. 2026-06-08
   days on market $1,800,000 Active 24 DOM
9. 2026-06-07
   days on market $1,800,000 Active 23 DOM
10. 2026-06-04
    days on market $1,800,000 Active 20 DOM
11. 2026-06-03
    days on market $1,800,000 Active 19 DOM
12. 2026-06-02
    days on market $1,800,000 Active 18 DOM
13. 2026-06-01
    days on market $1,800,000 Active 17 DOM
14. 2026-05-31
    days on market $1,800,000 Active 16 DOM
15. 2026-05-15
    listed $1,800,000 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: $5,408 · $451/mo
• Projected year-2 tax: $13,680 · $1,140/mo
• Expected delta: +$8,272/yr (+$689/mo · 152.9%)

ⓘ 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 5/10 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: $218,436
• − Mortgage interest: −$100,828
• − Property taxes: −$5,408
• − Insurance: −$9,000
• − Repairs & maintenance: −$17,475
• − Management: −$17,475
• − Depreciation: −$52,364
• Taxable income: $15,886
• Est. tax owed @ 24.0%: −$3,813
• After-tax cash flow: $41,071/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 — South Gate

• Score: 63/100
• State rank: #459
• US rank: #15665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate, CA
• County: Los Angeles County · 9,444,647 people
• City population: 91,365
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 91,365
• Household income: $74,651
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 4041.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 27% White 3% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 42% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -847.77%
• Current HPI: 419.791
• Rent YoY: ▲ 4.95%
• 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

• 2026-05-15 Listed $1,800,000 CRMLS

Property tax history

+2.7%/yr

Latest (2025): $5,408 · +10.0% YoY. Source: county tax records.