7901 EASTERN Ave · Bell Gardens, CA 90201

$899,500

15 bd · 9.0 ba · 2,978 sqft · MultiFamily · 46 Days on market

Built 1936 7,802 sqft lot $302/sqft · 7% below area Est $966k · 7% 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 +25.5/30.0
• ARV discount +10.6/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

3-unit mixed-use Value-add property by Downtown Bell Gardens, 2 houses + 1 retail store on large lot, steps away from major national retailers and from Parkwest Bicycle Casino. Tenants Pay ALL utilities, Next to Brand-New residential condo/apartment development. 7901 Eastern Ave, a high-visibility mixed-use asset strategically positioned on a prime corner in the heart of Bell Gardens, CA. This versatile property represents a rare "Value-Add" or "Owner-User" opportunity in one of the most supply-constrained submarkets of Southeast Los Angeles. By combining storefront retail with residential units, the asset provides a diversified income stream that is uniquely insulated a

Key facts

• Large lot
• Corner lot
• 7,802 sq ft lot

Tags

• LARGE LOT
• CORNER LOT
• GATED ON-SITE PARKING
• MODERN RENOVATION PROGRAM

Property features AI

Finance

• Other: Tenant(s) pay all utilities; Property subject to rent control; Assessments: buyer to verify
• Financial info: Total building area reported as 2,978; Total actual rent from all units: $5,186; Gross scheduled income: $62,232; Gross operating income: $60,987; Net operating income: $43,068; Gross income: $62,232; Gross multiplier: 14.45; Operating expenses: $17,919 (includes $3,000 insurance, $1,000 maintenance, $10,232 in taxes); Vacancy allowance rate: 2%; Three buildings, three units total; Number of leased units: 3; Separate meters: 3 electric, 3 gas, 2 water
• HOA & community: Urban community setting

Exterior

• Parking: Assigned parking; Six uncovered parking spaces total; Garage spaces allocated across units (one unit with 4 garage spaces; other units with 1 garage space each)
• Utilities: District/public water; Public sewer; Standard electric; Natural gas connected; Telephone in street; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Attached community apartment; Single-story (1 story); Property in fixer/cosmetic repair condition; No ADU
• Construction: Flat and shingle roof types
• Exterior features: Flat and shingle roofing; Masonry, chain link, and wood fencing; Corner lot; Level with street; Rectangular lot shape; Near public transit; No pool

Interior

• Kitchen: Gas range in units; Ranges and disposals present in all three units
• Bedrooms: Unit mix includes one 3-bedroom unit and two 1-bedroom units
• Flooring: Carpet; Wood; Laminate
• Bathrooms: Each unit has a full bathroom
• Heating & cooling: Wall heaters; Wall/window cooling units
• Interior features: One-level property; Entry on main level; One common wall; East-facing
• Laundry & utility: No on-site laundry (None listed)

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $696/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $900k).
• Recommended offer: $873k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.0% in Bell Gardens — 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 65/100 on livability (#388 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime C-, amenities D+, employment D+.
• Montebello Unified (suburban): math 17% / reading 32% proficiency, ranked #419 of 517 in CA (top 81%) — 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: 55 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,510/mo this rent would consume 207% of the median local household income ($61k/yr) (locally 6155% 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 $27k 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 46 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $872,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1936 — 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 F-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. 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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $965,972
• List price: $899,500
• Delta: -6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8042 Jaboneria Rd	0.16mi	16/11.0 (+1)	3,212 (+8%)	21mo	$1,600,000	$498	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-12,699
• Equity at exit: $134,118

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $160,717
• Equity at exit: $77,772

Cash invested: $251,860 (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 90201

• Active inventory: 55
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $10,510 medium
• Mortgage (P&I): −$4,717
• Tax est. 1.5%: −$1,124 /mo · $13,492/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,207
• Net cashflow: $2,087

Break-even live

Break-even rent $7,869

Max offer price $899,500

Occupancy floor 75%

Sensitivity live

Price	-10% $2,708	-5% $2,397	+0% $2,087	+5% $1,776	+10% $1,465
Rent	-10% $1,256	-5% $1,672	+0% $2,087	+5% $2,502	+10% $2,917
Rate	-1.0pp $2,540	-0.5pp $2,315	base $2,087	+0.5pp $1,854	+1.0pp $1,616

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$10,509
Total (3 units)			$10,510

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: $224,875
• Closing costs: $26,985
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $899,500 Active 46 DOM
2. 2026-06-17
   days on market $899,500 Active 45 DOM
3. 2026-06-16
   days on market $899,500 Active 44 DOM
4. 2026-06-15
   days on market $899,500 Active 43 DOM
5. 2026-06-13
   days on market $899,500 Active 41 DOM
6. 2026-06-13
   days on market $899,500 Active 40 DOM
7. 2026-06-09
   days on market $899,500 Active 37 DOM
8. 2026-06-08
   days on market $899,500 Active 36 DOM
9. 2026-06-07
   days on market $899,500 Active 35 DOM
10. 2026-06-04
    days on market $899,500 Active 32 DOM
11. 2026-06-03
    days on market $899,500 Active 31 DOM
12. 2026-06-02
    days on market $899,500 Active 30 DOM
13. 2026-06-01
    days on market $899,500 Active 29 DOM
14. 2026-05-31
    days on market $899,500 Active 28 DOM
15. 2026-05-03
    listed $899,500 Active 2340-char remark
16. 2025-01-02
    listed Active
17. 2023-05-25
    price
18. 2023-05-04
    price
19. 2023-04-04
    price
20. 2023-03-21
    listed Active
21. 2006-04-17
    historical
22. 2005-11-30
    listed $699,900
23. 2004-05-18
    historical
24. 2004-05-18
    listed $589,000

ⓘ 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: $126,120
• − Mortgage interest: −$50,386
• − Property taxes: −$13,492
• − Insurance: −$4,498
• − Repairs & maintenance: −$10,090
• − Management: −$10,090
• − Depreciation: −$26,167
• Taxable income: $11,398
• Est. tax owed @ 24.0%: −$2,735
• After-tax cash flow: $22,304/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: Montebello Unified
• NCES district ID: 0625470
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $45,250
• Composite: 21.13/100
• National rank: #8433
• State rank: #419 of 517 in CA

Livability — Bell Gardens

• Score: 65/100
• State rank: #388
• US rank: #13241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bell Gardens, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,763
• Household income: $60,927
• Rent vs Own: 78.5% rent · 21.5% own
• Severe rent burden: 6155.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 44% White 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 42% · Canada
• Languages at home: 11% English-only · Spanish 87% Arabic 1%

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: ▼ -571.65%
• Current HPI: 450.0128
• Rent YoY: —
• 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

+52.7% since first listed

10 events — show timeline

• 2026-05-03 Listed $899,500 CRMLS
• 2025-01-02 Listed — TheMLS
• 2023-05-25 Price Changed — TheMLS
• 2023-05-04 Price Changed — TheMLS
• 2023-04-04 Price Changed — TheMLS
• 2023-03-21 Listed — TheMLS
• 2006-04-17 Listing Removed — CRMLS
• 2005-11-30 Listed $699,900 CRMLS
• 2004-05-18 Listed $589,000 CRMLS
• 2004-05-18 Listing Removed — CRMLS