8324 Alameda · Downey, CA 90242

$2,100,000

10 bd · 10.0 ba · 5,424 sqft · MultiFamily public records · 223 Days on market

Built 1962 10,072 sqft lot $387/sqft · 57% above area

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Why this score? — see what drove the B- 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• 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: 8 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 MLS

Fantastic investment opportunity in the heart of Downey! This 8-unit complex features a total of 10 bedrooms and 10 bathrooms across all units. The property offers an on-site shared laundry room for tenant convenience and includes 10 parking spaces located in the rear. There is a 12 month cash flow attached in the supplements.

Key facts

• 10 parking spaces
• 0.23 acre lot
• 10 parking spots

Tags

• INVESTMENT OPPORTUNITY
• ON-SITE SHARED LAUNDRY ROOM
• 10 PARKING SPACES

What this means for you Summary

Snapshot

• This is a 8 × 10-bed/10-bath units multifamily listed at $2.10M.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive. Per door: $806/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $2.10M).
• Recommended offer: $1.85M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.1% in Downey — 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 72/100 on livability (#187 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: health & safety C-, crime D, cost of living F.
• Downey Unified (suburban): math 41% / reading 53% proficiency, ranked #481 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 26 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $24,843/mo this rent would consume 335% of the median local household income ($89k/yr) (locally 1451% 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 $15k of loan paydown is wiped out by about $63k 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 223 days — a 12% lower offer ($1.85M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $595k; list at $2.10M implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,848,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% 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 1962 — 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. 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?
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: 1.18% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,334,111
• List price: $2,100,000
• Delta: 57.41%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $9,005
• Equity at exit: $313,117

10-year hold

• IRR: 7.5%
• Equity multiple: 1.50×
• Total profit: $296,921
• Equity at exit: $181,570

Cash invested: $588,000 (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 90242

• Rents YoY: 0.5%
• Active inventory: 26
• Price-to-rent: 56.4×

Monthly cashflow live

• Estimated rent: $24,843 medium
• Mortgage (P&I): −$11,013
• Tax from tax record: −$1,290 /mo · $15,478/yr
• Insurance: −$875
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,217
• Net cashflow: $6,449

Break-even live

Break-even rent $16,680

Max offer price $2,100,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 8× units	10	10	$24,840
Total (8 units)			$24,843

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: $525,000
• Closing costs: $63,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $2,100,000 Active 223 DOM
2. 2026-06-17
   days on market $2,100,000 Active 222 DOM
3. 2026-06-16
   days on market $2,100,000 Active 221 DOM
4. 2026-06-15
   days on market $2,100,000 Active 220 DOM
5. 2026-06-13
   days on market $2,100,000 Active 218 DOM
6. 2026-06-13
   days on market $2,100,000 Active 217 DOM
7. 2026-06-09
   days on market $2,100,000 Active 214 DOM
8. 2026-06-08
   days on market $2,100,000 Active 213 DOM
9. 2026-06-07
   days on market $2,100,000 Active 212 DOM
10. 2026-06-04
    days on market $2,100,000 Active 209 DOM
11. 2026-06-03
    days on market $2,100,000 Active 208 DOM
12. 2026-06-02
    days on market $2,100,000 Active 207 DOM
13. 2026-06-01
    days on market $2,100,000 Active 206 DOM
14. 2026-05-31
    days on market $2,100,000 Active 205 DOM
15. 2026-02-05
    price $2,300,000 328-char remark

    Show marketing remark (328 chars)

    Fantastic investment opportunity in the heart of Downey! This 8-unit complex features a total of 10 bedrooms and 10 bathrooms across all units. The property offers an on-site shared laundry room for tenant convenience and includes 10 parking spaces located in the rear. There is a 12 month cash flow attached in the supplements.

16. 2025-11-07
    listed $2,500,000 Active 328-char remark

    Show marketing remark (328 chars)

    Fantastic investment opportunity in the heart of Downey! This 8-unit complex features a total of 10 bedrooms and 10 bathrooms across all units. The property offers an on-site shared laundry room for tenant convenience and includes 10 parking spaces located in the rear. There is a 12 month cash flow attached in the supplements.

17. 1989-11-30
    soldstatus $595,000
18. 1989-11-30
    soldstatus $595,000
19. 1989-11-30
    soldstatus $595,000

ⓘ 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: $15,478 · $1,290/mo
• Projected year-2 tax: $15,960 · $1,330/mo
• Expected delta: +$482/yr (+$40/mo · 3.1%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $298,116
• − Mortgage interest: −$117,633
• − Property taxes: −$15,478
• − Insurance: −$10,500
• − Repairs & maintenance: −$23,849
• − Management: −$23,849
• − Depreciation: −$61,091
• Taxable income: $45,716
• Est. tax owed @ 24.0%: −$10,972
• After-tax cash flow: $66,411/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: Downey Unified
• NCES district ID: 0611460
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,344
• Composite: 43.5/100
• National rank: #6458
• State rank: #481 of 1400 in CA

Livability — Downey

• Score: 72/100
• State rank: #187
• US rank: #6096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Downey, CA
• County: Los Angeles County · 9,444,647 people
• City population: 110,939
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 40,767
• Household income: $89,075
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1451.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% White 10% Asian 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 62% Puerto Rican 1%
• Common ancestry: Italian 1% Scandinavian 1% British 1%
• Foreign-born: 33% · Canada, South Korea
• Languages at home: 36% English-only · Spanish 58% Tagalog/Filipino 3% Other Indo-European 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: ▼ -702.24%
• Current HPI: 391.8075
• Rent YoY: ▲ 0.50%
• 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

+286.6% since first listed

5 events — show timeline

• 2026-02-05 Price Changed $2,300,000 CRMLS
• 2025-11-07 Listed $2,500,000 CRMLS
• 1989-11-30 Sold (Public Records) $595,000 Public Records
• 1989-11-30 Sold (Public Records) $595,000 Public Records
• 1989-11-30 Sold (Public Records) $595,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $15,478 · +1.9% YoY. Source: county tax records.