5913 Greenwood Ave · Commerce, CA 90040

$2,700,000

24 bd · 12.0 ba · 10,767 sqft · MultiFamily public records · 69 Days on market

Built 1965 0.26 ac lot $251/sqft · 30% below area Est $3860k · 30% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.2/10.0
• 1% rule +5.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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're pleased to present for sale Property 6 of 6 in this exclusive multi-property portfolio. This 12-unit asset, located in the highly sought-after City of Commerce, offers an excellent investment opportunity for buyers seeking strong in-place income with additional upside in an employment-driven rental market. Offered for the first time in over 11 years, the property features a desirable unit mix of spacious 2-bedroom, 1-bath units, each averaging approximately 900 square feet, appealing to a wide tenant base. The asset presents a compelling value-add opportunity with potential for multiple ADU conversions, while current operations are supported by strong in-place metrics, including a 5.74% cap rate and 11.39 GRM. Additional highlights include separate metering for gas and electricity, a completed SB 721 balcony inspection report, and a location within a high-demand rental pocket characterized by consistent occupancy. With convenient access to the 5, 710, 60, and 605 freeways, and subject only to AB 1482 with no local rent control, this property offers a rare combination of stable cash flow, functional unit layouts, and long-term upside potential. As part of a 6-property, 47-unit portfolio, investors have the flexibility to acquire this asset individually or as part of a broader strategic investment. Properties do not have to be sold together. * * Check out the property video link.

Key facts

• Adu conversions
• Consistent occupancy
• 0.26 acre lot

Tags

• INVESTMENT OPPORTUNITY
• VALUE ADD OPPORTUNITY
• ADU CONVERSIONS
• HIGH DEMAND RENTAL POCKET
• CONSISTENT OCCUPANCY
• CONVENIENT ACCESS TO FREEWAYS

🏷️ Possibly a rental listed for sale. The $2,700,000 price doesn't fit this home's estimated sale value (~$3,859,849) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 12 × 2-bed/1.0-bath units multifamily listed at $2.70M.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.70M).
• Recommended offer: $2.54M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#894 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: schools F, crime F, amenities 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: 8 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($19k loan paydown + $9k appreciation (0.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $756k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$179k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($2.54M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $300k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2.00M; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $2,538,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1965 — 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 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?
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. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $3,859,849
• List price: $2,700,000
• Delta: -30.05%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.25×
• Total profit: $190,989
• Equity at exit: $831,606

10-year hold

• IRR: 10.1%
• Equity multiple: 2.14×
• Total profit: $861,761
• Equity at exit: $1,038,460

Cash invested: $756,000 (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 90040

• Home prices YoY: 0.1%
• Active inventory: 8
• Price-to-rent: 99.3×

Monthly cashflow live

• Estimated rent: $27,182 high
• Mortgage (P&I): −$14,159
• Tax from tax record: −$2,653 /mo · $31,836/yr
• Insurance: −$1,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,708
• Net cashflow: $3,537

Break-even live

Break-even rent $22,705

Max offer price $2,700,000

Occupancy floor 82%

Sensitivity live

Price	-10% $5,065	-5% $4,301	+0% $3,537	+5% $2,772	+10% $2,008
Rent	-10% $1,389	-5% $2,463	+0% $3,537	+5% $4,610	+10% $5,684
Rate	-1.0pp $4,896	-0.5pp $4,223	base $3,537	+0.5pp $2,837	+1.0pp $2,125

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

Units	Beds	Baths	Est. rent
▸ 12× units	2	1	$27,180
Total (12 units)			$27,182

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: $675,000
• Closing costs: $81,000
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $2,700,000 Active 69 DOM
2. 2026-06-18
   days on market $2,700,000 Active 66 DOM
3. 2026-06-17
   pricedays on market $2,700,000 Active 65 DOM
4. 2026-06-16
   days on market $3,000,000 Active 64 DOM
5. 2026-06-15
   days on market $3,000,000 Active 63 DOM
6. 2026-06-13
   days on market $3,000,000 Active 61 DOM
7. 2026-06-13
   days on market $3,000,000 Active 60 DOM
8. 2026-06-09
   days on market $3,000,000 Active 57 DOM
9. 2026-06-08
   days on market $3,000,000 Active 56 DOM
10. 2026-06-07
    days on market $3,000,000 Active 55 DOM
11. 2026-06-04
    days on market $3,000,000 Active 52 DOM
12. 2026-06-03
    days on market $3,000,000 Active 51 DOM
13. 2026-06-02
    days on market $3,000,000 Active 50 DOM
14. 2026-06-01
    days on market $3,000,000 Active 49 DOM
15. 2026-05-31
    days on market $3,000,000 Active 48 DOM
16. 2026-04-13
    listed $3,000,000 Active 1408-char remark

    Show marketing remark (1408 chars)

    We're pleased to present for sale Property 6 of 6 in this exclusive multi-property portfolio. This 12-unit asset, located in the highly sought-after City of Commerce, offers an excellent investment opportunity for buyers seeking strong in-place income with additional upside in an employment-driven rental market. Offered for the first time in over 11 years, the property features a desirable unit mix of spacious 2-bedroom, 1-bath units, each averaging approximately 900 square feet, appealing to a wide tenant base. The asset presents a compelling value-add opportunity with potential for multiple ADU conversions, while current operations are supported by strong in-place metrics, including a 5.74% cap rate and 11.39 GRM. Additional highlights include separate metering for gas and electricity, a completed SB 721 balcony inspection report, and a location within a high-demand rental pocket characterized by consistent occupancy. With convenient access to the 5, 710, 60, and 605 freeways, and subject only to AB 1482 with no local rent control, this property offers a rare combination of stable cash flow, functional unit layouts, and long-term upside potential. As part of a 6-property, 47-unit portfolio, investors have the flexibility to acquire this asset individually or as part of a broader strategic investment. Properties do not have to be sold together. * * Check out the property video link.

17. 2015-06-18
    soldstatus $2,000,000
18. 2011-05-18
    soldstatus $1,375,000
19. 2011-04-01
    historical Withdrawn
20. 2011-03-09
    status Pending
21. 2011-01-05
    listed Active
22. 2007-07-30
    soldstatus $1,400,000
23. 2007-07-10
    soldstatus $1,400,000
24. 2006-12-18
    listed $1,499,777
25. 2001-12-31
    historical
26. 2001-03-28
    listed $895,000
27. 2001-03-20
    historical
28. 2000-11-28
    listed $895,000
29. 1990-08-31
    soldstatus $800,000

ⓘ 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: $31,836 · $2,653/mo
• Projected year-2 tax: $31,836 · $2,653/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 ≥94°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: $326,184
• − Mortgage interest: −$151,242
• − Property taxes: −$31,836
• − Insurance: −$13,500
• − Repairs & maintenance: −$26,095
• − Management: −$26,095
• − Depreciation: −$78,545
• Taxable loss: −$1,129
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $42,711/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 — Commerce

• Score: 54/100
• State rank: #894
• US rank: #23889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, CA
• City population: 11,683
• Population (ZIP): 11,683

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 22% Native American 6% White 3% Asian 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 36% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 72% 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: ▲ 0.35%
• Current HPI: 426.724
• Rent YoY: —
• Metro: —
• 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

+275.0% since first listed

14 events — show timeline

• 2026-04-13 Listed $3,000,000 TheMLS
• 2015-06-18 Sold (Public Records) $2,000,000 Public Records
• 2011-05-18 Sold (Public Records) $1,375,000 Public Records
• 2011-04-01 Delisted — TheMLS
• 2011-03-09 Pending — TheMLS
• 2011-01-05 Listed — TheMLS
• 2007-07-30 Sold (Public Records) $1,400,000 Public Records
• 2007-07-10 Sold (MLS) $1,400,000 CRMLS
• 2006-12-18 Listed $1,499,777 CRMLS
• 2001-12-31 Listing Removed — CRMLS
• 2001-03-28 Listed $895,000 CRMLS
• 2001-03-20 Listing Removed — CRMLS
• 2000-11-28 Listed $895,000 CRMLS
• 1990-08-31 Sold (Public Records) $800,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $31,836 · +4.0% YoY. Source: county tax records.