6118 S Main · Los Angeles, CA 90003

$749,999

1 bd · 1.0 ba · 640 sqft · MultiFamily public records · 58 Days on market

Built 1923 5,340 sqft lot $1172/sqft · 267% above area Est $818k · 8% 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 +19.7/30.0
• ARV discount +11.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

* * PRICE REDUCTION * * Incredible Income-Producing Opportunity in the heart of South Los Angeles! 6118 S Main St offers a rare chance to own a triplex with separate addresses and immediate rental income. Featuring a total of 6 bedrooms and 5 bathrooms across approximately 2,560 sq ft, this versatile investment delivers both strong cash flow and long-term appreciation upside. The property’s layout and zoning offer flexibility for investors seeking to optimize returns or add value through updates and improvements. Located along Main Street in a high-demand rental area, the property is minutes from Downtown LA, USC, major freeways (110 & 10), and public transit, ensuring consistent occupancy and strong tenant interest. This property combines character with opportunity, perfect for an investor looking to expand their portfolio or a buyer seeking a house-hack setup. 6118 S Main St delivers the best of both worlds, cash flow now and appreciation potential later. Whether you’re an investor or an owner-occupant, this property is a smart addition to any Los Angeles portfolio. Unit 1 has: 2 bed 1.5 bath Unit 2 has: 2 bed 1.5 bath Front house has 1 unit (Unit 3 has): 2 bed 1 bath

Key facts

• 5,340 sq ft lot
• Built 1923
• Listed 57 days

Tags

• IMMEDIATE RENTAL INCOME
• HIGH-DEMAND RENTAL AREA
• MINUTES FROM DOWNTOWN LA
• FLEXIBILITY FOR INVESTORS
• STRONG TENANT INTEREST

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive. Per door: $291/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 $687k (8.4% below list).
• Recommended offer: $687k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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-, schools D+, crime 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.
• Market conditions: Rents flat; 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,867/mo this rent would consume 147% of the median local household income ($56k/yr) (locally 4550% 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 $5k of loan paydown is wiped out by about $22k 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 58 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $205k; list at $750k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $686,700 (8.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% 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 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $818,126
• List price: $749,999
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-85,702
• Equity at exit: $111,827

10-year hold

• IRR: -6.7%
• Equity multiple: 0.62×
• Total profit: $-79,452
• Equity at exit: $64,846

Cash invested: $210,000 (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 90003

• Rents YoY: 0.1%
• Active inventory: 161
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $6,867 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$308 /mo · $3,691/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,442
• Net cashflow: $872

Break-even live

Break-even rent $5,764

Max offer price $749,999

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$6,867
Total (3 units)			$6,867

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 E 65th St Apt 3 Los Angeles, CA	1.0	1.0	470	$1,795	$3.82	24d	1	0.22mi
239 E 65th St Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	7d	1	0.30mi
100 E 66th St Los Angeles, CA	1.0	1.0	580	$1,675	$2.89	24d	1	0.31mi
456 W 59th Pl Los Angeles, CA	—	1.0	400	$1,500	$3.75	43d	1	0.47mi
6914 1/2 Main St Los Angeles, CA	—	1.0	700	$1,950	$2.79	7d	1	0.52mi
5600 S Broadway Unit 4 Los Angeles, CA	1.0	1.0	410	$1,800	$4.39	43d	1	0.55mi
6517 Avalon Blvd Unit 4 Los Angeles, CA	—	1.0	450	$1,500	$3.33	24d	1	0.56mi
6515 Avalon Blvd Unit 6517 Los Angeles, CA	—	1.0	450	$1,500	$3.33	24d	1	0.56mi
5862 1/2 Denver Ave Unit 5846 Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	7d	1	0.62mi
5862 1/2 Denver Ave Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	43d	1	0.62mi
5842 Denver Ave Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	43d	1	0.63mi
5842 Denver Ave Unit 5840 Los Angeles, CA	2.0	1.0	600	$2,400	$4.00	20d	1	0.63mi
622 W 59th Pl Los Angeles, CA	2.0	1.0	680	$2,300	$3.38	43d	1	0.63mi
626 W 59th Pl Los Angeles, CA	2.0	1.0	680	$2,400	$3.53	43d	1	0.63mi
240 W 54th St Unit 1/2 Los Angeles, CA	1.0	1.0	650	$1,800	$2.77	43d	1	0.66mi
5606 S Figueroa St Los Angeles, CA	—	1.0	400	$1,385	$3.46	7d	1	0.69mi
616 W 58th St Los Angeles, CA	2.0	1.0	649	$2,700	$4.16	24d	1	0.73mi
616 W 58th St Los Angeles, CA	2.0	1.0	649	$2,700	$4.16	43d	1	0.73mi
219 W 53rd St Los Angeles, CA	1.0	1.0	469	$2,289	$4.88	43d	1	0.73mi
810 W 62nd St Unit 4 Los Angeles, CA	1.0	1.0	546	$1,890	$3.46	1d	1	0.78mi
445 W Florence Ave Los Angeles, CA	1.0	1.0	255	$1,423	$5.57	43d	3	0.78mi
443 W Florence Ave Unit 445 Los Angeles, CA	1.0	1.0	358	$1,423	$3.97	21d	1	0.78mi
7311 S Broadway Unit 100 Los Angeles, CA	1.0	1.0	367	$2,100	$5.72	43d	1	0.78mi
7418 S Main St #6 Los Angeles, CA	2.0	1.0	450	$1,999	$4.44	7d	1	0.80mi
340 W 52nd Pl Los Angeles, CA	1.0	1.0	400	$2,100	$5.25	43d	1	0.82mi
151 W 52nd St Unit 153 Los Angeles, CA	2.0	1.0	500	$1,995	$3.99	24d	1	0.82mi
342 W 52nd Pl Unit 342 Los Angeles, CA	1.0	1.0	400	$2,100	$5.25	43d	1	0.82mi
713 1/2 57th St Los Angeles, CA	1.0	1.0	550	$1,900	$3.45	43d	1	0.83mi
713 W 57th St Los Angeles, CA	1.0	1.0	500	$1,800	$3.60	43d	1	0.84mi
238 3/4 E 51st St Los Angeles, CA	1.0	1.0	600	$1,950	$3.25	24d	1	0.87mi
234 E 51st St Los Angeles, CA	1.0	1.0	600	$1,950	$3.25	24d	1	0.87mi
234 E 51st St Unit 238 1/4 Los Angeles, CA	2.0	1.0	660	$2,750	$4.17	14d	1	0.87mi
234 E 51st St Los Angeles, CA	2.0	1.0	660	$2,887	$4.37	3d	1	0.87mi
234 E 51st St Unit 236 1/4 Los Angeles, CA	2.0	1.0	660	$2,887	$4.37	13d	1	0.87mi
932 W 62nd St Los Angeles, CA	1.0	1.0	565	$1,550	$2.74	7d	1	0.93mi
426 W 51st St Los Angeles, CA	1.0	1.0	600	$1,749	$2.92	20d	1	0.95mi
533 W 75th St Unit 3 Los Angeles, CA	1.0	1.0	600	$2,298	$3.83	43d	1	1.00mi
533 W 75th St Unit 3 Los Angeles, CA	1.0	1.0	600	$2,298	$3.83	7d	1	1.00mi
5017 S Figueroa St Unit 11 Los Angeles, CA	1.0	1.0	575	$1,695	$2.95	7d	1	1.03mi
832 W Florence Ave Unit 2 Los Angeles, CA	1.0	1.0	570	$1,850	$3.25	43d	1	1.05mi

Listing history 43 events

1. 2026-06-18
   days on market $749,999 Active 58 DOM
2. 2026-06-17
   days on market $749,999 Active 57 DOM
3. 2026-06-16
   days on market $749,999 Active 56 DOM
4. 2026-06-15
   days on market $749,999 Active 55 DOM
5. 2026-06-13
   days on market $749,999 Active 53 DOM
6. 2026-06-09
   days on market $749,999 Active 49 DOM
7. 2026-06-08
   days on market $749,999 Active 48 DOM
8. 2026-06-07
   days on market $749,999 Active 47 DOM
9. 2026-06-04
   days on market $749,999 Active 44 DOM
10. 2026-06-03
    days on market $749,999 Active 43 DOM
11. 2026-06-02
    days on market $749,999 Active 42 DOM
12. 2026-06-01
    days on market $749,999 Active 41 DOM
13. 2026-05-31
    days on market $749,999 Active 40 DOM
14. 2026-04-21
    listed $749,999 Active 1221-char remark

    Show marketing remark (1221 chars)

    * * PRICE REDUCTION * * Incredible Income-Producing Opportunity in the heart of South Los Angeles! 6118 S Main St offers a rare chance to own a triplex with separate addresses and immediate rental income. Featuring a total of 6 bedrooms and 5 bathrooms across approximately 2,560 sq ft, this versatile investment delivers both strong cash flow and long-term appreciation upside. The property’s layout and zoning offer flexibility for investors seeking to optimize returns or add value through updates and improvements. Located along Main Street in a high-demand rental area, the property is minutes from Downtown LA, USC, major freeways (110 & 10), and public transit, ensuring consistent occupancy and strong tenant interest. This property combines character with opportunity, perfect for an investor looking to expand their portfolio or a buyer seeking a house-hack setup. 6118 S Main St delivers the best of both worlds, cash flow now and appreciation potential later. Whether you’re an investor or an owner-occupant, this property is a smart addition to any Los Angeles portfolio. Unit 1 has: 2 bed 1.5 bath Unit 2 has: 2 bed 1.5 bath Front house has 1 unit (Unit 3 has): 2 bed 1 bath

15. 2026-04-18
    historical
16. 2026-03-07
    price $749,999
17. 2026-02-10
    price $799,998
18. 2026-01-07
    price $799,999
19. 2025-12-02
    status Active
20. 2025-11-27
    historical Active Under Contract
21. 2025-10-27
    listed $839,000 Active
22. 2025-10-23
    historical
23. 2009-11-24
    soldstatus $205,000 Closed
24. 2009-10-24
    status Pending
25. 2009-10-16
    historical
26. 2009-10-04
    status Active
27. 2009-09-20
    historical Backup Offers Accepted
28. 2009-08-26
    status Active
29. 2009-06-25
    historical
30. 2009-06-12
    historical
31. 2009-05-15
    price $232,000
32. 2009-04-02
    listed $249,900
33. 2009-01-31
    historical
34. 2008-07-07
    listed $375,000
35. 2007-07-27
    historical
36. 2007-07-27
    historical
37. 2006-10-26
    listed $600,000
38. 2006-10-26
    listed $599,900
39. 2005-12-21
    soldstatus $570,000
40. 2005-12-21
    soldstatus $570,000
41. 2005-10-14
    listed $570,000
42. 2001-08-01
    soldstatus $280,000
43. 2001-02-16
    soldstatus $125,000

ⓘ 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: $3,691 · $308/mo
• Projected year-2 tax: $5,700 · $475/mo
• Expected delta: +$2,009/yr (+$167/mo · 54.4%)

ⓘ 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 ≥88°F today · 20 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: $82,404
• − Mortgage interest: −$42,012
• − Property taxes: −$3,691
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,592
• − Management: −$6,592
• − Depreciation: −$21,818
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $10,953/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): 70,065
• Household income: $56,030
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 4550.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 20% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: British 1%
• Foreign-born: 40% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -785.95%
• Current HPI: 512.5667
• Rent YoY: ▲ 0.11%
• 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

+500.0% since first listed

30 events — show timeline

• 2026-04-21 Listed $749,999 CRMLS
• 2026-04-18 Listing Removed — CRMLS
• 2026-03-07 Price Changed $749,999 CRMLS
• 2026-02-10 Price Changed $799,998 CRMLS
• 2026-01-07 Price Changed $799,999 CRMLS
• 2025-12-02 Relisted — CRMLS
• 2025-11-27 Contingent — CRMLS
• 2025-10-27 Listed $839,000 CRMLS
• 2025-10-23 Coming Soon — CRMLS
• 2009-11-24 Sold (MLS) $205,000 TheMLS
• 2009-10-24 Pending — TheMLS
• 2009-10-16 Delisted — TheMLS
• 2009-10-04 Relisted — TheMLS
• 2009-09-20 Contingent — TheMLS
• 2009-08-26 Relisted — TheMLS
• 2009-06-25 Delisted — TheMLS
• 2009-06-12 Contingent — TheMLS
• 2009-05-15 Price Changed $232,000 TheMLS
• 2009-04-02 Listed $249,900 TheMLS
• 2009-01-31 Listing Removed — CRMLS
• 2008-07-07 Listed $375,000 CRMLS
• 2007-07-27 Listing Removed — CRMLS
• 2007-07-27 Listing Removed — CRMLS
• 2006-10-26 Listed $599,900 CRMLS
• 2006-10-26 Listed $600,000 CRMLS
• 2005-12-21 Sold (Public Records) $570,000 Public Records
• 2005-12-21 Sold (MLS) $570,000 CRMLS
• 2005-10-14 Listed $570,000 CRMLS
• 2001-08-01 Sold (Public Records) $280,000 Public Records
• 2001-02-16 Sold (Public Records) $125,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $3,691 · +2.1% YoY. Source: county tax records.