500 S 6th St · Montebello, CA 90640

$2,638,000

10 bd · 10.0 ba · 5,588 sqft · MultiFamily public records · 66 Days on market

Built 1962 0.38 ac lot $472/sqft · 36% above area Est $3675k · 28% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• 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 (5+ Unit). Listing-text estimate: 11 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

We are pleased to present for sale Property 4 of 6 within a newly launched 47-unit multifamily portfolio. This well-positioned multifamily asset features 11 spacious two-story, townhome-style units, each offering 2 bedrooms and 1.5 bathrooms, an attractive layout that continues to appeal to long-term tenants. Situated on a prominent corner location, the property benefits from strong street presence and visibility, and it is being offered for the first time in 13 years, presenting a rare opportunity in a tightly held submarket. The all-electric building sits on a large 16,417 square foot lot, providing operational efficiency along with long-term upside potential. With solid in-place income and approximately 39% rental upside, investors have a clear value-add opportunity through strategic rent increases. Additional features include on-site parking, secured entry, private outdoor spaces in select units, and an on-site laundry facility generating supplemental income. The property also offers convenient access to the 60, 605, 710, and 5 freeways, enhancing its appeal to commuters. Subject only to AB 1482 and not local rent control, this asset provides a favorable regulatory environment, making it a strong opportunity to acquire a stable, income-producing property with meaningful upside. As part of a six-property, 47-unit portfolio, investors also have the flexibility to purchase individually or as part of a larger investment strategy. Properties do not have to be sold together. * * Check out the property video link.

Key facts

• Corner location
• Two story units
• On site parking

Tags

• TWO STORY UNITS
• CORNER LOCATION
• STRONG STREET PRESENCE
• ALL ELECTRIC BUILDING
• LARGE LOT
• ON SITE PARKING

What this means for you Summary

Snapshot

• This is a 11 × 2.0-bed/1.5-bath units multifamily listed at $2.64M.

Deal economics

• At list price, monthly cash flow is $51 ($608/yr) — positive. Per door: $5/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.19M (17.0% below list).
• Recommended offer: $2.19M (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.3% in Montebello — 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 58/100 on livability (#693 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment B; Watch: schools D, amenities 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 rising fast (+4.9%/yr); 167 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 $21,901/mo this rent would consume 330% of the median local household income ($80k/yr) (locally 3045% 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 $18k of loan paydown is wiped out by about $79k 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 66 days — a 6% lower offer ($2.48M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $262k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.50M; list at $2.64M implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $2,190,100 (17.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $3,675,215
• List price: $2,638,000
• Delta: -28.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 W Madison Ave	0.72mi	9/8.0 (-1)	5,693 (+2%)	6mo	$2,100,000	$369	46

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-380,937
• Equity at exit: $393,334

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-142,611
• Equity at exit: $228,086

Cash invested: $738,640 (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 90640

• Rents YoY: 4.9%
• Active inventory: 167
• Price-to-rent: 110.4×

Monthly cashflow live

• Estimated rent: $21,901 high
• Mortgage (P&I): −$13,834
• Tax from tax record: −$2,318 /mo · $27,816/yr
• Insurance: −$1,099
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,599
• Net cashflow: $51

Break-even live

Break-even rent $21,837

Max offer price $2,638,000

Occupancy floor 95%

Sensitivity live

Price	-10% $1,544	-5% $797	+0% $51	+5% $-696	+10% $-1,443
Rent	-10% $-1,679	-5% $-814	+0% $51	+5% $916	+10% $1,781
Rate	-1.0pp $1,379	-0.5pp $722	base $51	+0.5pp $-633	+1.0pp $-1,328

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

Units	Beds	Baths	Est. rent
▸ 11× units	2.0	1.5	$21,901
Total (11 units)			$21,901

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: $659,500
• Closing costs: $79,140
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $2,638,000 Active 66 DOM
2. 2026-06-17
   pricedays on market $2,638,000 Active 65 DOM
3. 2026-06-16
   days on market $2,900,000 Active 64 DOM
4. 2026-06-15
   days on market $2,900,000 Active 63 DOM
5. 2026-06-13
   days on market $2,900,000 Active 61 DOM
6. 2026-06-13
   days on market $2,900,000 Active 60 DOM
7. 2026-06-09
   days on market $2,900,000 Active 57 DOM
8. 2026-06-08
   days on market $2,900,000 Active 56 DOM
9. 2026-06-07
   days on market $2,900,000 Active 55 DOM
10. 2026-06-04
    days on market $2,900,000 Active 52 DOM
11. 2026-06-03
    days on market $2,900,000 Active 51 DOM
12. 2026-06-02
    days on market $2,900,000 Active 50 DOM
13. 2026-06-01
    days on market $2,900,000 Active 49 DOM
14. 2026-05-31
    days on market $2,900,000 Active 48 DOM
15. 2026-04-13
    listed $2,900,000 Active 1538-char remark

    Show marketing remark (1538 chars)

    We are pleased to present for sale Property 4 of 6 within a newly launched 47-unit multifamily portfolio. This well-positioned multifamily asset features 11 spacious two-story, townhome-style units, each offering 2 bedrooms and 1.5 bathrooms, an attractive layout that continues to appeal to long-term tenants. Situated on a prominent corner location, the property benefits from strong street presence and visibility, and it is being offered for the first time in 13 years, presenting a rare opportunity in a tightly held submarket. The all-electric building sits on a large 16,417 square foot lot, providing operational efficiency along with long-term upside potential. With solid in-place income and approximately 39% rental upside, investors have a clear value-add opportunity through strategic rent increases. Additional features include on-site parking, secured entry, private outdoor spaces in select units, and an on-site laundry facility generating supplemental income. The property also offers convenient access to the 60, 605, 710, and 5 freeways, enhancing its appeal to commuters. Subject only to AB 1482 and not local rent control, this asset provides a favorable regulatory environment, making it a strong opportunity to acquire a stable, income-producing property with meaningful upside. As part of a six-property, 47-unit portfolio, investors also have the flexibility to purchase individually or as part of a larger investment strategy. Properties do not have to be sold together. * * Check out the property video link.

16. 2012-09-19
    soldstatus $1,505,000 Closed 318-char remark

    Show marketing remark (318 chars)

    REMAX Commercial & Investment Realty is pleased to present for sale 11 units on South 6th Street in Montebello. The units are comprised of (Elleven) 2 Bedroom + 1.5 Bath Town Home Style two story units. CONTACT LISTING AGENT FOR DETAILS AND A FULL MARKETING PACKAGE. DRIVE BY ONLY. TENANTS ARE NOT AWARE OF SALE.

17. 2012-09-19
    soldstatus $1,505,000

    Show marketing remark (318 chars)

    REMAX Commercial & Investment Realty is pleased to present for sale 11 units on South 6th Street in Montebello. The units are comprised of (Elleven) 2 Bedroom + 1.5 Bath Town Home Style two story units. CONTACT LISTING AGENT FOR DETAILS AND A FULL MARKETING PACKAGE. DRIVE BY ONLY. TENANTS ARE NOT AWARE OF SALE.

18. 2012-08-07
    status Pending 318-char remark

    Show marketing remark (318 chars)

    REMAX Commercial & Investment Realty is pleased to present for sale 11 units on South 6th Street in Montebello. The units are comprised of (Elleven) 2 Bedroom + 1.5 Bath Town Home Style two story units. CONTACT LISTING AGENT FOR DETAILS AND A FULL MARKETING PACKAGE. DRIVE BY ONLY. TENANTS ARE NOT AWARE OF SALE.

19. 2012-07-17
    listed $1,495,000 Active 318-char remark

    Show marketing remark (318 chars)

    REMAX Commercial & Investment Realty is pleased to present for sale 11 units on South 6th Street in Montebello. The units are comprised of (Elleven) 2 Bedroom + 1.5 Bath Town Home Style two story units. CONTACT LISTING AGENT FOR DETAILS AND A FULL MARKETING PACKAGE. DRIVE BY ONLY. TENANTS ARE NOT AWARE OF SALE.

20. 1998-09-22
    soldstatus $525,000

ⓘ 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: $27,816 · $2,318/mo
• Projected year-2 tax: $27,816 · $2,318/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 ≥95°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: $262,812
• − Mortgage interest: −$147,769
• − Property taxes: −$27,816
• − Insurance: −$13,190
• − Repairs & maintenance: −$21,025
• − Management: −$21,025
• − Depreciation: −$76,742
• Taxable loss: −$44,754
• Est. tax savings @ 24.0%: +$10,741
• After-tax cash flow: $11,349/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 — Montebello

• Score: 58/100
• State rank: #693
• US rank: #21068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montebello, CA
• County: Los Angeles County · 9,444,647 people
• City population: 61,382
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 61,382
• Household income: $79,625
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 3045.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% Asian 13% White 6% Native American 3%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 28% English-only · Spanish 58% Chinese 6% Other Indo-European 4%

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: ▼ -812.47%
• Current HPI: 366.3118
• Rent YoY: ▲ 4.94%
• 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

+452.4% since first listed

6 events — show timeline

• 2026-04-13 Listed $2,900,000 TheMLS
• 2012-09-19 Sold (Public Records) $1,505,000 Public Records
• 2012-09-19 Sold (MLS) $1,505,000 TheMLS
• 2012-08-07 Pending — TheMLS
• 2012-07-17 Listed $1,495,000 TheMLS
• 1998-09-22 Sold (Public Records) $525,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $27,816 · +1.5% YoY. Source: county tax records.