6334 Brynhurst Ave · Los Angeles, CA 90043

$4,200,000

41 bd · 25.0 ba · 12,395 sqft · MultiFamily public records · 123 Days on market

Built 2014 0.26 ac lot $339/sqft · 57% above area Est $2963k · 42% over

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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).

• Cash flow +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 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 offer for sale a 14-unit (12+2 ADU) apartment community located at 6332 Brynhurst Avenue. The subject property is situated just east of West Boulevard and north of Hyde Park Boulevard. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment, and is a short drive from SoFi Stadium, one of the region's premier sports and entertainment venues. Positioned on an 11,378-square-foot parcel, the property consists of one one-bedroom unit, one two-bedroom unit, seven three-bedroom units, and five four-bedroom units. The asset is offered at a 7.75% cap rate and an 8.64 GRM. Constructed in 2014, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 20 spaces. 6332 Brynhurst Avenue presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 4920 South Broadway and may be purchased together or separately.

Key facts

• Ample garage parking
• 0.26 acre lot
• Garage

Tags

• 14 UNIT APARTMENT COMMUNITY
• SHORT DRIVE FROM SOFI STADIUM
• NEWER APARTMENT ASSET
• AMPLE GARAGE PARKING
• STRONG IN PLACE YIELD

What this means for you Summary

Snapshot

• This is a 14 × 3-bed/1.9-bath units multifamily listed at $4.20M.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $222/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 $3.71M (11.6% below list).
• Recommended offer: $3.70M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.1% in Los Angeles — 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 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, crime F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yes Academy (448 students, 96% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $37,143/mo this rent would consume 688% of the median local household income ($65k/yr) (locally 3295% 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 $29k of loan paydown is wiped out by about $126k 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 123 days — a 12% lower offer ($3.70M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $420k; list at $4.20M implies a 900% 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 $3,696,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $2,962,843
• List price: $4,200,000
• Delta: 41.76%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-407,195
• Equity at exit: $626,234

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $223,197
• Equity at exit: $363,139

Cash invested: $1,176,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90043

• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 131.9×

Monthly cashflow live

• Estimated rent: $37,143 high
• Mortgage (P&I): −$22,025
• Tax from tax record: −$2,460 /mo · $29,522/yr
• Insurance: −$1,750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,800
• Net cashflow: $3,108

Break-even live

Break-even rent $33,209

Max offer price $4,200,000

Occupancy floor 87%

Sensitivity live

Price	-10% $5,485	-5% $4,296	+0% $3,108	+5% $1,919	+10% $730
Rent	-10% $173	-5% $1,640	+0% $3,108	+5% $4,575	+10% $6,042
Rate	-1.0pp $5,223	-0.5pp $4,176	base $3,108	+0.5pp $2,019	+1.0pp $912

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

Units	Beds	Baths	Est. rent
▸ 14× units	3	1.9	$37,142
Total (14 units)			$37,143

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: $1,050,000
• Closing costs: $126,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $4,200,000 Active 123 DOM
2. 2026-06-18
   days on market $4,200,000 Active 120 DOM
3. 2026-06-17
   days on market $4,200,000 Active 119 DOM
4. 2026-06-16
   days on market $4,200,000 Active 118 DOM
5. 2026-06-15
   days on market $4,200,000 Active 117 DOM
6. 2026-06-13
   days on market $4,200,000 Active 115 DOM
7. 2026-06-09
   days on market $4,200,000 Active 111 DOM
8. 2026-06-08
   days on market $4,200,000 Active 110 DOM
9. 2026-06-07
   days on market $4,200,000 Active 109 DOM
10. 2026-06-04
    days on market $4,200,000 Active 106 DOM
11. 2026-06-03
    days on market $4,200,000 Active 105 DOM
12. 2026-06-02
    days on market $4,200,000 Active 104 DOM
13. 2026-06-01
    days on market $4,200,000 Active 103 DOM
14. 2026-05-31
    days on market $4,200,000 Active 102 DOM
15. 2026-05-20
    status Active 1191-char remark

    Show marketing remark (1191 chars)

    We are pleased to offer for sale a 14-unit (12+2 ADU) apartment community located at 6332 Brynhurst Avenue. The subject property is situated just east of West Boulevard and north of Hyde Park Boulevard. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment, and is a short drive from SoFi Stadium, one of the region's premier sports and entertainment venues. Positioned on an 11,378-square-foot parcel, the property consists of one one-bedroom unit, one two-bedroom unit, seven three-bedroom units, and five four-bedroom units. The asset is offered at a 7.75% cap rate and an 8.64 GRM. Constructed in 2014, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 20 spaces. 6332 Brynhurst Avenue presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 4920 South Broadway and may be purchased together or separately.

16. 2026-02-17
    listed $4,200,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    We are pleased to offer for sale a 14-unit (12+2 ADU) apartment community located at 6332 Brynhurst Avenue. The subject property is situated just east of West Boulevard and north of Hyde Park Boulevard. The property is located within a high-density pocket of South Los Angeles offering residents convenient access to employment hubs, retail, and entertainment, and is a short drive from SoFi Stadium, one of the region's premier sports and entertainment venues. Positioned on an 11,378-square-foot parcel, the property consists of one one-bedroom unit, one two-bedroom unit, seven three-bedroom units, and five four-bedroom units. The asset is offered at a 7.75% cap rate and an 8.64 GRM. Constructed in 2014, the property represents a newer apartment asset relative to the surrounding housing stock and features ample garage parking with 20 spaces. 6332 Brynhurst Avenue presents an opportunity to acquire a modern apartment asset with a strong in-place yield in the infill South Los Angeles market. PLEASE DO NOT WALK THE PROPERTY OR DISRUPT TENANTS. CONTACT THE LISTING TEAM FOR DETAILS. This property is marketed alongside 4920 South Broadway and may be purchased together or separately.

17. 2012-09-14
    soldstatus $420,000
18. 2009-01-20
    soldstatus $186,000 Closed 120-char remark

    Show marketing remark (120 chars)

    Nice Two Bedroom Craftsman Style Home With Fireplace. Big House With Big Rooms. Large Lot-Bank Owned. Shows Nice-Try FHA

19. 2009-01-19
    soldstatus $185,600 Closed
20. 2009-01-13
    soldstatus $185,600 Closed
21. 2008-12-10
    historical 120-char remark

    Show marketing remark (120 chars)

    Nice Two Bedroom Craftsman Style Home With Fireplace. Big House With Big Rooms. Large Lot-Bank Owned. Shows Nice-Try FHA

22. 2008-12-09
    historical
23. 2008-12-09
    historical
24. 2008-12-05
    price $185,900
25. 2008-12-03
    listed $224,900
26. 2008-11-11
    price $224,900 120-char remark

    Show marketing remark (120 chars)

    Nice Two Bedroom Craftsman Style Home With Fireplace. Big House With Big Rooms. Large Lot-Bank Owned. Shows Nice-Try FHA

27. 2008-11-03
    price $224,900
28. 2008-10-18
    listed $266,000 120-char remark

    Show marketing remark (120 chars)

    Nice Two Bedroom Craftsman Style Home With Fireplace. Big House With Big Rooms. Large Lot-Bank Owned. Shows Nice-Try FHA

29. 2008-10-08
    listed $266,000
30. 2008-09-08
    historical
31. 2008-03-08
    listed
32. 2005-07-26
    soldstatus $360,000

ⓘ 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: $29,522 · $2,460/mo
• Projected year-2 tax: $31,920 · $2,660/mo
• Expected delta: +$2,398/yr (+$200/mo · 8.1%)

ⓘ 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 5/10 Major 7 d/yr ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $445,716
• − Mortgage interest: −$235,265
• − Property taxes: −$29,522
• − Insurance: −$21,000
• − Repairs & maintenance: −$35,657
• − Management: −$35,657
• − Depreciation: −$122,182
• Taxable loss: −$33,568
• Est. tax savings @ 24.0%: +$8,056
• After-tax cash flow: $45,347/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+1066.7% since first listed

18 events — show timeline

• 2026-05-20 Relisted — TheMLS
• 2026-02-17 Listed $4,200,000 TheMLS
• 2012-09-14 Sold (Public Records) $420,000 Public Records
• 2009-01-20 Sold (MLS) $186,000 TheMLS
• 2009-01-19 Sold (MLS) $185,600 CRMLS
• 2009-01-13 Sold (MLS) $185,600 CRMLS
• 2008-12-10 Delisted — TheMLS
• 2008-12-09 Listing Removed — CRMLS
• 2008-12-09 Listing Removed — CRMLS
• 2008-12-05 Price Changed $185,900 CRMLS
• 2008-12-03 Listed $224,900 CRMLS
• 2008-11-11 Price Changed $224,900 TheMLS
• 2008-11-03 Price Changed $224,900 CRMLS
• 2008-10-18 Listed $266,000 TheMLS
• 2008-10-08 Listed $266,000 CRMLS
• 2008-09-08 Delisted — TheMLS
• 2008-03-08 Listed — TheMLS
• 2005-07-26 Sold (Public Records) $360,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $29,522 · +3.8% YoY. Source: county tax records.