9616 Long Beach Blvd · South Gate, CA 90280

$840,000

3 bd · 1.0 ba · 3,753 sqft · MultiFamily · 444 Days on market

Built 1940 4,811 sqft lot $224/sqft · 22% below area Est $1075k · 22% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

* * PRICE IMPROVEMENT * * Whether you're looking to expand your real estate portfolio or embark on your first investment venture, this mixed-use commercial/residential property in the City of South Gate is brimming with potential. The ground floor consists of a barbershop (current rent $1,350), a fitness studio (vacant) and a 3 bedroom apartment on the second floor (current rent $1,835). With 5 parking spaces located at the rear of the property and an easement for shared driveway access with neighboring property at 9622 Long Beach Blvd. , you will appreciate the ease of access for both customers and residents alike. To respect tenant privacy, we kindly ask that you do not disturb them, Drive by only, SUBJECT TO INTERIOR INSPECTION. Operating Expenses are estimates, Buyer to do their due diligence to satisfy themselves with all aspects of the property. Property to be sold as is with current tenants in place. This unique opportunity MUST be purchased together with the adjacent property at 9612 Long Beach Blvd. MLS # SR25054219, creating even greater possibilities for expansion or redevelopment in this thriving area

Key facts

• 3 bedroom apartment
• 5 parking spaces
• 4,811 sq ft lot

Tags

• 3 BEDROOM APARTMENT
• 5 PARKING SPACES
• SHARED DRIVEWAY ACCESS

🏷️ Possibly a rental listed for sale. The $840,000 price doesn't fit this home's estimated sale value (~$1,075,252) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $840k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $803k (4.4% below list).
• Recommended offer: $739k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Stanford Avenue Elementary (397 students, 97% 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 96% 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 $8,033/mo this rent would consume 129% 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 $6k of loan paydown is wiped out by about $25k 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 444 days — a 12% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $55k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $739,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 444 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,075,252
• List price: $840,000
• Delta: -21.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-85,470
• Equity at exit: $125,247

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $39,049
• Equity at exit: $72,628

Cash invested: $235,200 (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: 23.6×

Monthly cashflow live

• Estimated rent: $8,033 high
• Mortgage (P&I): −$4,405
• Tax est. 1.5%: −$1,050 /mo · $12,600/yr
• Insurance: −$350
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,687
• Net cashflow: $541

Break-even live

Break-even rent $7,348

Max offer price $840,000

Occupancy floor 88%

Sensitivity live

Price	-10% $1,122	-5% $831	+0% $541	+5% $251	+10% $-39
Rent	-10% $-94	-5% $224	+0% $541	+5% $858	+10% $1,176
Rate	-1.0pp $964	-0.5pp $755	base $541	+0.5pp $323	+1.0pp $102

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,969
▸ 2× units	0	0	$5,064
Total (3 units)			$8,033

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: $210,000
• Closing costs: $25,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-02-09
   price $840,000 1134-char remark

   Show marketing remark (1134 chars)

   * * PRICE IMPROVEMENT * * Whether you're looking to expand your real estate portfolio or embark on your first investment venture, this mixed-use commercial/residential property in the City of South Gate is brimming with potential. The ground floor consists of a barbershop (current rent $1,350), a fitness studio (vacant) and a 3 bedroom apartment on the second floor (current rent $1,835). With 5 parking spaces located at the rear of the property and an easement for shared driveway access with neighboring property at 9622 Long Beach Blvd. , you will appreciate the ease of access for both customers and residents alike. To respect tenant privacy, we kindly ask that you do not disturb them, Drive by only, SUBJECT TO INTERIOR INSPECTION. Operating Expenses are estimates, Buyer to do their due diligence to satisfy themselves with all aspects of the property. Property to be sold as is with current tenants in place. This unique opportunity MUST be purchased together with the adjacent property at 9612 Long Beach Blvd. MLS # SR25054219, creating even greater possibilities for expansion or redevelopment in this thriving area

2. 2025-08-24
   price $869,000 1134-char remark

   Show marketing remark (1134 chars)

   * * PRICE IMPROVEMENT * * Whether you're looking to expand your real estate portfolio or embark on your first investment venture, this mixed-use commercial/residential property in the City of South Gate is brimming with potential. The ground floor consists of a barbershop (current rent $1,350), a fitness studio (vacant) and a 3 bedroom apartment on the second floor (current rent $1,835). With 5 parking spaces located at the rear of the property and an easement for shared driveway access with neighboring property at 9622 Long Beach Blvd. , you will appreciate the ease of access for both customers and residents alike. To respect tenant privacy, we kindly ask that you do not disturb them, Drive by only, SUBJECT TO INTERIOR INSPECTION. Operating Expenses are estimates, Buyer to do their due diligence to satisfy themselves with all aspects of the property. Property to be sold as is with current tenants in place. This unique opportunity MUST be purchased together with the adjacent property at 9612 Long Beach Blvd. MLS # SR25054219, creating even greater possibilities for expansion or redevelopment in this thriving area

3. 2025-03-11
   listed $895,000 Active 1134-char remark

   Show marketing remark (1134 chars)

   * * PRICE IMPROVEMENT * * Whether you're looking to expand your real estate portfolio or embark on your first investment venture, this mixed-use commercial/residential property in the City of South Gate is brimming with potential. The ground floor consists of a barbershop (current rent $1,350), a fitness studio (vacant) and a 3 bedroom apartment on the second floor (current rent $1,835). With 5 parking spaces located at the rear of the property and an easement for shared driveway access with neighboring property at 9622 Long Beach Blvd. , you will appreciate the ease of access for both customers and residents alike. To respect tenant privacy, we kindly ask that you do not disturb them, Drive by only, SUBJECT TO INTERIOR INSPECTION. Operating Expenses are estimates, Buyer to do their due diligence to satisfy themselves with all aspects of the property. Property to be sold as is with current tenants in place. This unique opportunity MUST be purchased together with the adjacent property at 9612 Long Beach Blvd. MLS # SR25054219, creating even greater possibilities for expansion or redevelopment in this thriving area

4. 2022-06-27
   price
5. 2022-03-26
   listed Active
6. 2018-10-10
   historical
7. 2018-10-10
   historical
8. 2018-06-23
   listed $675,000 Active
9. 2018-06-23
   listed $675,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $96,396
• − Mortgage interest: −$47,053
• − Property taxes: −$12,600
• − Insurance: −$4,200
• − Repairs & maintenance: −$7,712
• − Management: −$7,712
• − Depreciation: −$24,436
• Taxable loss: −$7,317
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $8,248/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

+24.4% since first listed

9 events — show timeline

• 2026-02-09 Price Changed $840,000 CRMLS
• 2025-08-24 Price Changed $869,000 CRMLS
• 2025-03-11 Listed $895,000 CRMLS
• 2022-06-27 Price Changed — TheMLS
• 2022-03-26 Listed — TheMLS
• 2018-10-10 Listing Removed — SDMLS
• 2018-10-10 Listing Removed — CRMLS
• 2018-06-23 Listed $675,000 SDMLS
• 2018-06-23 Listed $675,000 CRMLS