3841 Peck Rd · El Monte, CA 91732

$3,600,000

40 bd · 20.0 ba · 10,240 sqft · MultiFamily public records · 108 Days on market

Built 1940 0.38 ac lot

---

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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 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: 20 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

Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

Key facts

• 0.38 acre lot
• Built 1940
• Listed 107 days

Property features AI

Finance

• Other: Property does not have an ADU
• Financial info: 20 total units; Gross scheduled income $278,160; Gross income $278,160; Actual rent / total rent $278,160; Net operating income $157,310; Gross multiplier 13.3; Total building area 10,240; Operating expenses $120,850; Total expenses $120,850; Electric expense $23,547; Water/sewer expense $9,850; Maintenance expense $21,560; Trash expense $5,600; Insurance expense $3,705; New taxes $52,500; Other expenses $3,594 (Gas)
• HOA & community: Suburban community

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Attached community apartment; Building has 2 stories; One building on the property
• Construction: Year built per assessor
• Exterior features: No pool; Walkstreet lot feature

Interior

• Bedrooms: Total of 2 bedrooms (building/unit count)
• Bathrooms: 20 full bathrooms (building/unit count)
• Interior features: Entry on level 1
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 18×?bd/1.0ba units multifamily listed at $3.60M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $270/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($37k rent vs $3.60M).
• Recommended offer: $3.28M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.4% in 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 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 $36,514/mo this rent would consume 583% of the median local household income ($75k/yr) (locally 2538% 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 $25k of loan paydown is wiped out by about $108k 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 108 days — a 9% lower offer ($3.28M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $1.90M; list at $3.60M implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,276,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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 1940 — 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 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?
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: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.2

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-240,026
• Equity at exit: $536,772

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $232,174
• Equity at exit: $311,262

Cash invested: $1,008,000 (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 91732

• Active inventory: 84
• Price-to-rent: 167.1×

Monthly cashflow live

• Estimated rent: $36,514 high
• Mortgage (P&I): −$18,879
• Tax from tax record: −$3,072 /mo · $36,859/yr
• Insurance: −$1,500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,668
• Net cashflow: $5,396

Break-even live

Break-even rent $29,684

Max offer price $3,600,000

Occupancy floor 80%

Sensitivity live

Price	-10% $7,434	-5% $6,415	+0% $5,396	+5% $4,377	+10% $3,358
Rent	-10% $2,511	-5% $3,953	+0% $5,396	+5% $6,838	+10% $8,280
Rate	-1.0pp $7,209	-0.5pp $6,311	base $5,396	+0.5pp $4,463	+1.0pp $3,514

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,590
▸ 18× units	0	1	$32,922
Total (20 units)			$36,514

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: $900,000
• Closing costs: $108,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $3,600,000 Active 108 DOM
2. 2026-06-17
   days on market $3,600,000 Active 107 DOM
3. 2026-06-16
   days on market $3,600,000 Active 106 DOM
4. 2026-06-15
   days on market $3,600,000 Active 105 DOM
5. 2026-06-13
   days on market $3,600,000 Active 103 DOM
6. 2026-06-13
   days on market $3,600,000 Active 102 DOM
7. 2026-06-09
   days on market $3,600,000 Active 99 DOM
8. 2026-06-08
   days on market $3,600,000 Active 98 DOM
9. 2026-06-07
   days on market $3,600,000 Active 97 DOM
10. 2026-06-04
    days on market $3,600,000 Active 94 DOM
11. 2026-06-03
    days on market $3,600,000 Active 93 DOM
12. 2026-06-02
    days on market $3,600,000 Active 92 DOM
13. 2026-06-01
    days on market $3,600,000 Active 91 DOM
14. 2026-05-31
    days on market $3,600,000 Active 90 DOM
15. 2026-04-14
    price $3,600,000
16. 2026-03-02
    listed $3,700,000 Active
17. 2024-02-09
    historical
18. 2023-04-05
    price $3,990,000
19. 2023-02-09
    listed $4,250,000 Active
20. 2015-07-17
    historical 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

21. 2015-07-16
    soldstatus $1,900,000 Closed Sale 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

22. 2015-07-16
    soldstatus $1,900,000

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

23. 2015-07-16
    soldstatus $1,900,000

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

24. 2015-05-08
    status Pending Sale 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

25. 2015-04-24
    status Active 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

26. 2015-04-24
    price $1,948,000 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

27. 2015-04-22
    historical 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

28. 2015-02-06
    price $1,998,000 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

29. 2015-01-15
    listed $2,050,000 Active 247-char remark

    Show marketing remark (247 chars)

    Built in 1940, the subject property sits on 16,491 square feet of land with 10,240 rentable square feet. All utilities are master-metered. The property has twenty three designated open parking spaces. Brand new central water heater just installed.

30. 2015-01-08
    listed $1,948,000

ⓘ 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: $36,859 · $3,072/mo
• Projected year-2 tax: $36,859 · $3,072/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 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $438,168
• − Mortgage interest: −$201,656
• − Property taxes: −$36,859
• − Insurance: −$18,000
• − Repairs & maintenance: −$35,053
• − Management: −$35,053
• − Depreciation: −$104,727
• Taxable income: $6,819
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $63,112/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: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• 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

+84.8% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $3,600,000 CRMLS
• 2026-03-02 Listed $3,700,000 CRMLS
• 2024-02-09 Listing Removed — CRMLS
• 2023-04-05 Price Changed $3,990,000 CRMLS
• 2023-02-09 Listed $4,250,000 CRMLS
• 2015-07-17 Listing Removed — CRMLS
• 2015-07-16 Sold (Public Records) $1,900,000 Public Records
• 2015-07-16 Sold (MLS) $1,900,000 SDMLS
• 2015-07-16 Sold (MLS) $1,900,000 CRMLS
• 2015-05-08 Pending — CRMLS
• 2015-04-24 Relisted — CRMLS
• 2015-04-24 Price Changed $1,948,000 CRMLS
• 2015-04-22 Listing Removed — CRMLS
• 2015-02-06 Price Changed $1,998,000 CRMLS
• 2015-01-15 Listed $2,050,000 CRMLS
• 2015-01-08 Listed $1,948,000 SDMLS

Property tax history

+9.4%/yr

Latest (2025): $36,859 · +8.5% YoY. Source: county tax records.