6047 Dennison · East Los Angeles, CA 90022

$1,199,000

8 bd · 4.0 ba · 3,491 sqft · MultiFamily public records · 71 Days on market

Built 1930 6,500 sqft lot $343/sqft · 25% above area Est $958k · 25% over

---

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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +0.8/5.0
• 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

FIXER OPPORTUNITY | VALUE-ADD 4-UNIT Rare investor opportunity in Montebello. All 4 units delivered vacant, allowing immediate renovation and ability to set market rents. Estimated ARV of $1,450,000 with a $175,000 price reduction reflecting unfinished work. Property requires completion, including main electrical panels, water heaters, and space heaters, plus general finishing. Ideal for fix & flip, buy & hold, or income-producing rental. Potential to convert 4 garages into ADUs (buyer to verify). Property sold as-is. Cash or hard money preferred.

Key facts

• Requires completion
• Water heaters
• Set market rents

Tags

• 4 UNITS DELIVERED VACANT
• IMMEDIATE RENOVATION
• SET MARKET RENTS
• REQUIRES COMPLETION
• MAIN ELECTRICAL PANELS
• WATER HEATERS

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $453/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.20M).
• Recommended offer: $1.13M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in East Los Angeles — 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 60/100 on livability (#594 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, schools B+; Watch: employment C-, health & safety D, crime F.
• 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: Rents falling (-7.0%/yr); 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,413/mo this rent would consume 219% of the median local household income ($68k/yr) (locally 2612% 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 $36k 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 71 days — a 6% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.02M; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,127,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $958,392
• List price: $1,199,000
• Delta: 25.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
757 Leonard Ave	0.23mi	7/5.0 (-1)	3,264 (-6%)	2mo	$855,000	$262	68
6057 Allston St	0.12mi	7/5.0 (-1)	3,681 (+5%)	13mo	$995,000	$270	66
6053 Allston St	0.12mi	7/5.0 (-1)	3,681 (+5%)	13mo	$995,000	$270	66
938 Hendricks Ave	0.10mi	7/4.0 (-1)	3,032 (-13%)	17mo	$900,000	$297	54

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-115,223
• Equity at exit: $178,775

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-92,244
• Equity at exit: $103,668

Cash invested: $335,720 (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 90022

• Rents YoY: -7.0%
• Active inventory: 52
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $12,413 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$1,207 /mo · $14,478/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,607
• Net cashflow: $1,812

Break-even live

Break-even rent $10,119

Max offer price $1,199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,491	-5% $2,152	+0% $1,812	+5% $1,473	+10% $1,134
Rent	-10% $832	-5% $1,322	+0% $1,812	+5% $2,303	+10% $2,793
Rate	-1.0pp $2,416	-0.5pp $2,117	base $1,812	+0.5pp $1,502	+1.0pp $1,186

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$12,412
Total (4 units)			$12,413

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $1,199,000 Active 71 DOM
2. 2026-06-17
   days on market $1,199,000 Active 70 DOM
3. 2026-06-16
   days on market $1,199,000 Active 69 DOM
4. 2026-06-15
   days on market $1,199,000 Active 68 DOM
5. 2026-06-13
   days on market $1,199,000 Active 66 DOM
6. 2026-06-13
   days on market $1,199,000 Active 65 DOM
7. 2026-06-09
   days on market $1,199,000 Active 62 DOM
8. 2026-06-08
   days on market $1,199,000 Active 61 DOM
9. 2026-06-07
   days on market $1,199,000 Active 60 DOM
10. 2026-06-04
    days on market $1,199,000 Active 57 DOM
11. 2026-06-03
    days on market $1,199,000 Active 56 DOM
12. 2026-06-02
    days on market $1,199,000 Active 55 DOM
13. 2026-06-01
    days on market $1,199,000 Active 54 DOM
14. 2026-05-31
    days on market $1,199,000 Active 53 DOM
15. 2026-05-19
    price $1,199,000 566-char remark

    Show marketing remark (566 chars)

    FIXER OPPORTUNITY | VALUE-ADD 4-UNIT Rare investor opportunity in Montebello. All 4 units delivered vacant, allowing immediate renovation and ability to set market rents. Estimated ARV of $1,450,000 with a $175,000 price reduction reflecting unfinished work. Property requires completion, including main electrical panels, water heaters, and space heaters, plus general finishing. Ideal for fix & flip, buy & hold, or income-producing rental. Potential to convert 4 garages into ADUs (buyer to verify). Property sold as-is. Cash or hard money preferred.

16. 2026-04-08
    listed $1,250,000 Active 566-char remark

    Show marketing remark (566 chars)

    FIXER OPPORTUNITY | VALUE-ADD 4-UNIT Rare investor opportunity in Montebello. All 4 units delivered vacant, allowing immediate renovation and ability to set market rents. Estimated ARV of $1,450,000 with a $175,000 price reduction reflecting unfinished work. Property requires completion, including main electrical panels, water heaters, and space heaters, plus general finishing. Ideal for fix & flip, buy & hold, or income-producing rental. Potential to convert 4 garages into ADUs (buyer to verify). Property sold as-is. Cash or hard money preferred.

17. 2024-11-13
    soldstatus $1,025,000
18. 1974-09-25
    soldstatus $44,000

ⓘ 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: $14,478 · $1,207/mo
• Projected year-2 tax: $14,478 · $1,207/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $148,956
• − Mortgage interest: −$67,163
• − Property taxes: −$14,478
• − Insurance: −$5,995
• − Repairs & maintenance: −$11,916
• − Management: −$11,916
• − Depreciation: −$34,880
• Taxable income: $2,607
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $21,124/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 — East Los Angeles

• Score: 60/100
• State rank: #594
• US rank: #19237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,740
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,343
• Household income: $67,967
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2612.0

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 20% Native American 3% White 1% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 39% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 82% Chinese 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: ▼ -679.87%
• Current HPI: 406.888
• Rent YoY: ▼ -7.00%
• 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

+2625.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $1,199,000 CRMLS
• 2026-04-08 Listed $1,250,000 CRMLS
• 2024-11-13 Sold (Public Records) $1,025,000 Public Records
• 1974-09-25 Sold (Public Records) $44,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $14,478 · -5.1% YoY. Source: county tax records.