ZIP CODE 90640 // LOS ANGELES-LONG BEACH-ANAHEIM, CA // DATA AS OF 2026-09-30
Montebello, CA (90640) Rental Property Cap Rate & Cash Flow Report
Located in Los Angeles County (Montebello, CA), Zip Code 90640 ranks #376 of 500 within this selected sample (25th percentile) with a Zillow ZHVI typical home-value index of $818,049 (+1.4% YoY) and a ZORI observed market rent of $2,837/mo (+3.7% YoY). Requires at least 68.2% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$2,493/mo
Annual: -$29,918/yr
Modeled Cap Rate
2.41%
NOI: $19,720/yr
Cash-on-Cash Return
-15.90%
Cash Needed: $188,151
1% Rule Ratio
0.35%
Gross Yield: 4.16%
Break-Even Rent
$5,703/mo
State Tax: 0.71%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 90640 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CA Avg 0.71%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$4,137/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,194/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (90640)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2023 | $769,057 | $2,559/mo | 3.99% |
| 2024 | $801,603 | $2,691/mo | 4.03% |
| 2025 | $807,041 | $2,736/mo | 4.07% |
| 2026 | $818,049 | $2,837/mo | 4.16% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 91766 Pomona, CA | $672,314 | $2,340/mo | 2.42% | -$2,042/mo |
| 94112 San Francisco, CA | $1,183,444 | $4,080/mo | 2.39% | -$3,628/mo |
| 94110 San Francisco, CA | $1,446,124 | $4,931/mo | 2.35% | -$4,481/mo |
| 94080 South San Francisco, CA | $1,214,105 | $4,134/mo | 2.34% | -$3,767/mo |
| 91331 Los Angeles, CA | $727,329 | $2,569/mo | 2.48% | -$2,176/mo |
| 90650 Norwalk, CA | $753,843 | $2,664/mo | 2.48% | -$2,254/mo |