1949 Fruitvale · South El Monte, CA 91733

$849,999

2 bd · 1.0 ba · 586 sqft · MultiFamily public records · 195 Days on market

Built 1947 5,315 sqft lot

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

Excellent Investment Opportunity in Desirable El Monte. This well-maintained 3 unit income property offers strong rental potential in one of El Monte’s most sought-after neighborhoods. Each unit features comfortable living spaces and steady income, ideal for investors or owner-occupants. Conveniently located near schools, shopping, and major freeways this property combines prime location with reliable cash flow.

Key facts

• Rental potential
• Income property
• Prime location

Tags

• INVESTMENT OPPORTUNITY
• INCOME PROPERTY
• RENTAL POTENTIAL
• COMFORTABLE LIVING SPACES
• PRIME LOCATION

Property features AI

Finance

• Other: Net operating income reported; Gross scheduled income entry present
• Financial info: Total building area: 1,946; Gross income reported: $3,850; Actual rents by unit: $1,550; $1,200; $1,100; Operating and operating expense entries provided; Expenses listed (electric, water/sewer, insurance, trash, fuel) aggregated in records
• HOA & community: Community features include street lighting, sidewalks and a park

Exterior

• Parking: Total of 3 parking spaces; 2 garage spaces (1 garage space per two units); 1 uncovered parking space
• Utilities: Public sewer; District/public water; Separate meters for water, gas and electric (one each)
• Home design: Multi-unit property (3 units); Single-story buildings (1 total story across property); Corner lot; Near public transit; Access via city streets
• Construction: 3 buildings on the property; Year built source: public records; No accessory dwelling unit (ADU)
• Exterior features: Chain link fencing; No pool

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: All bedrooms located on the ground floor; Unit breakdown: two 2-bed units and one 1-bed unit
• Bathrooms: Each unit has one full bathroom
• Interior features: Single-story layout; Multiple entry locations; Entry level: 3; No common walls between units; Fireplace(s) present (see remarks)
• Laundry & utility: Washer/dryer facilities inside units

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $850k).
• Recommended offer: $748k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.6% in South El Monte — 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 62/100 on livability (#488 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety D, schools D-, crime F.
• Mountain View Elementary (suburban): math 25% / reading 25% proficiency, ranked #417 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $12,479/mo this rent would consume 219% of the median local household income ($68k/yr) (locally 2017% 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 $26k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $238k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $159k; list at $850k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $747,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1947 — 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. 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: 1.47% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $159,978
• Equity at exit: $126,738

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $522,001
• Equity at exit: $73,492

Cash invested: $238,000 (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 91733

• Active inventory: 55
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $12,479 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$369 /mo · $4,423/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,621
• Net cashflow: $4,678

Break-even live

Break-even rent $6,557

Max offer price $849,999

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$12,480
Total (3 units)			$12,479

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11102 Bonwood Rd Apt 10 El Monte, CA	1.0	1.0	550	$1,550	$2.82	1d	1	0.82mi
11323 Schmidt Rd El Monte, CA	3.0	1.0	720	$2,450	$3.40	1d	1	0.94mi
2730 Penn Mar Ave El Monte, CA	1.0	1.0	489	$1,750	$3.58	1d	1	1.04mi
2843 1/2 Allgeyer Ave El Monte, CA	1.0	1.0	484	$1,800	$3.72	1d	1	1.18mi
2802 New Deal Ave Unit M El Monte, CA	2.0	1.0	650	$2,095	$3.22	1d	1	1.20mi
11429 1/2 Garvey Ave El Monte, CA	1.0	1.0	450	$1,650	$3.67	3d	1	1.31mi
12226 Valley Blvd El Monte, CA	1.0	1.0	600	$1,800	$3.00	12d	1	1.34mi
2676 Santa Anita Ave El Monte, CA	2.0	1.0	650	$1,865	$2.87	1d	1	1.40mi
3144 La Madera Ave Unit D El Monte, CA	1.0	1.0	450	$1,775	$3.94	1d	1	1.47mi
3142 La Madera Ave Apt D El Monte, CA	1.0	1.0	450	$1,775	$3.94	1d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $849,999 Active 195 DOM
2. 2026-06-17
   days on market $849,999 Active 194 DOM
3. 2026-06-16
   days on market $849,999 Active 193 DOM
4. 2026-06-15
   days on market $849,999 Active 192 DOM
5. 2026-06-13
   days on market $849,999 Active 190 DOM
6. 2026-06-13
   days on market $849,999 Active 189 DOM
7. 2026-06-09
   days on market $849,999 Active 186 DOM
8. 2026-06-08
   days on market $849,999 Active 185 DOM
9. 2026-06-07
   days on market $849,999 Active 184 DOM
10. 2026-06-04
    days on market $849,999 Active 181 DOM
11. 2026-06-03
    days on market $849,999 Active 180 DOM
12. 2026-06-02
    days on market $849,999 Active 179 DOM
13. 2026-06-01
    days on market $849,999 Active 178 DOM
14. 2026-05-31
    days on market $849,999 Active 177 DOM
15. 2026-04-18
    status Active
16. 2026-04-07
    status Active
17. 2025-10-23
    listed $849,999 Active
18. 1999-04-01
    soldstatus $159,000

ⓘ 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: $4,423 · $369/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$2,037/yr (+$170/mo · 46.0%)

ⓘ 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 ≥99°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: $149,748
• − Mortgage interest: −$47,613
• − Property taxes: −$4,423
• − Insurance: −$4,250
• − Repairs & maintenance: −$11,980
• − Management: −$11,980
• − Depreciation: −$24,727
• Taxable income: $44,774
• Est. tax owed @ 24.0%: −$10,746
• After-tax cash flow: $45,392/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: Mountain View Elementary
• NCES district ID: 0626190
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $41,311
• Composite: 21.23/100
• National rank: #8404
• State rank: #417 of 517 in CA

Livability — South El Monte

• Score: 62/100
• State rank: #488
• US rank: #16540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 41,255
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,255
• Household income: $68,278
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2017.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 24% Two or more races 15% White 3%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 51% · Canada, Vietnam, China
• Languages at home: 16% English-only · Spanish 60% Chinese 11% Vietnamese 9%

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: ▼ -496.14%
• Current HPI: 450.8012
• 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

+434.6% since first listed

4 events — show timeline

• 2026-04-18 Relisted — CRMLS
• 2026-04-07 Relisted — CRMLS
• 2025-10-23 Listed $849,999 CRMLS
• 1999-04-01 Sold (Public Records) $159,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,423 · +7.9% YoY. Source: county tax records.