6524 Brynhurst Ave · Los Angeles, CA 90043

$2,199,999

1 bd · 1.0 ba · 432 sqft · MultiFamily public records · 26 Days on market

Built 2026 0.26 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Cash flow +2.9/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to 6524 Brynhurst a fully entitled, RTI( Ready to Issue) in hand permits ready to build, 100% Affordable ED1 project featuring 64 units plus a managers office that can be converted into a unit, 55-1 bedroom, 9- studios across a Type V, four story, fully stacked designed which features all wood frame floors. This design has a significant savings in construction costs and time maximizing the most units with the lowest construction costs compared to 5 stories and higher. The property is located in Hyde park which is just outside the border of the City of Inglewood, while being able to deal with Los Angeles Building and Safety codes, and inspections. The area is surrounded by brand new construction apartment/retail buildings all over and directly across the street from the site, the City of LA purchased a 5 story 41 unit building for $17.3 million as part of the Project Homekey, $421k per door. The property is located in a TOC Tier 3 area, walking distance to the dynamic and new Crenshaw metro rail line, Restaurants, and close to SOFI STADIUM( home of the 2026 World Cup & 2028 Olympics), KIA FORUM, LAX, HOLLYWOOD PARK, Intuit Dome, and Baldwin Hills Crenshaw Plaza, a $1 Billion retransformation project . The building is fully 100% ADA Compliant for seniors but the housing covenant allows to rent to anyone. The new design features no parking with 32,252 square feet of building area and there are several contractor bids in hand. Each floor has a laundry room, outdoor bicycle area and storage. The property is currently a 100% Fully vacant Fourplex, located close to West Adams, Downtown, Culver City and minutes from the soaring employment hub of Inglewood that continues to grow daily. A developer can break ground right away and there has been a lot of money invested in the area. Buyer to Verify all!

Key facts

• 9 studios
• Fully entitled
• Type v four story

Tags

• FULLY ENTITLED
• RTI IN HAND PERMITS
• 100% AFFORDABLE ED1 PROJECT
• 55-1 BEDROOM
• 9 STUDIOS
• TYPE V FOUR STORY

Property features AI

Finance

• Other: Property includes one building; Lot is approximately 11,402 sq ft (0.2618 acre); Property location: south of Hyde Park Blvd and east of West Blvd
• Financial info: Gross income reported as 0; Vacancy rate reported as 100%; Income status listed as Scheduled
• HOA & community: Complex contains 64 total units

Exterior

• Parking: No garage
• Home design: Residential income property; Four total floors; Three or more levels / multi-level building
• Exterior features: No additional structures on the property; Zoned LAR3

Interior

• Bedrooms: Fifty-five 1-bedroom units; Nine studio/zero-bedroom units
• Bathrooms: Fifty-five 1-bath units; Nine 0-bath units
• Interior features: Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $-7k ($-87k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $924k (58.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $822k (62.7% below list).
• Recommended offer: $822k (62.7% below list) — sets the bar for 1% rule.

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 rising fast (+5.0%/yr); 145 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,216/mo this rent would consume 152% 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 $15k of loan paydown is wiped out by about $66k 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 26 days — a 2% lower offer ($2.17M) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y 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 $1.20M; list at $2.20M implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $821,600 (62.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.37% ✗
• Cap rate: 2.35%
• Cash-on-cash: -14.08%
• DSCR: 0.37
• GRM: 22.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -41.4%
• Equity multiple: -0.30×
• Total profit: $-800,536
• Equity at exit: $328,027

10-year hold

• IRR: -57.8%
• Equity multiple: -0.98×
• Total profit: $-1,220,416
• Equity at exit: $190,216

Cash invested: $616,000 (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: 89.3×

Monthly cashflow live

• Estimated rent: $8,216 high
• Mortgage (P&I): −$11,537
• Tax from tax record: −$1,262 /mo · $15,150/yr
• Insurance: −$917
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,725
• Net cashflow: $-7,226

Break-even live

Break-even rent $17,362

Max offer price $923,573

Occupancy floor —

Sensitivity live

Price	-10% $-5,980	-5% $-6,603	+0% $-7,226	+5% $-7,848	+10% $-8,471
Rent	-10% $-7,875	-5% $-7,550	+0% $-7,226	+5% $-6,901	+10% $-6,576
Rate	-1.0pp $-6,118	-0.5pp $-6,666	base $-7,226	+0.5pp $-7,796	+1.0pp $-8,376

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,216
Total (4 units)			$8,216

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: $550,000
• Closing costs: $66,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6012 10th Ave Unit 101 Los Angeles, CA	1.0	1.0	330	$1,699	$5.15	44d	1	0.51mi
4239 W 64th St Unit 4239 Los Angeles, CA	—	1.0	285	$1,645	$5.77	21d	1	0.86mi
3326 W 52nd St Los Angeles, CA	2.0	1.0–2.0	442	$2,130	$4.81	44d	30	1.04mi
509 E Hyde Park Pl Apt 3 Inglewood, CA	—	1.0	200	$1,350	$6.75	44d	1	1.08mi
5107 Crenshaw Blvd Unit 5107 Los Angeles, CA	—	1.0	300	$1,295	$4.32	19d	1	1.14mi
8400 Crenshaw Dr Unit 3365 Inglewood, CA	—	1.0	350	$1,450	$4.14	25d	1	1.29mi
3365 W 85th St Unit 3365 Inglewood, CA	—	1.0	350	$1,330	$3.80	25d	1	1.31mi
1129 Centinela Ave Inglewood, CA	1.0	1.0	365	$1,645	$4.51	4d	3	1.46mi
1129 Centinela Ave Inglewood, CA	—	1.0	300	$1,450	$4.83	25d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $2,199,999 Active 26 DOM
2. 2026-06-18
   days on market $2,199,999 Active 23 DOM
3. 2026-06-17
   days on market $2,199,999 Active 22 DOM
4. 2026-06-16
   days on market $2,199,999 Active 21 DOM
5. 2026-06-15
   days on market $2,199,999 Active 20 DOM
6. 2026-06-13
   days on market $2,199,999 Active 18 DOM
7. 2026-06-09
   days on market $2,199,999 Active 14 DOM
8. 2026-06-08
   days on market $2,199,999 Active 13 DOM
9. 2026-06-07
   days on market $2,199,999 Active 12 DOM
10. 2026-06-04
    days on market $2,199,999 Active 9 DOM
11. 2026-06-03
    days on market $2,199,999 Active 8 DOM
12. 2026-06-02
    days on market $2,199,999 Active 7 DOM
13. 2026-06-01
    days on market $2,199,999 Active 6 DOM
14. 2026-05-31
    days on market $2,199,999 Active 5 DOM
15. 2026-04-17
    listed $2,299,999 Active 1839-char remark
16. 2026-04-17
    listed $2,299,999 Active
17. 2026-04-17
    listed Active
18. 2026-03-19
    listed Active
19. 2026-03-19
    listed Active
20. 2026-02-24
    listed Active
21. 2026-02-19
    listed Active
22. 2023-11-21
    soldstatus $1,200,000 Closed Sale
23. 2023-11-01
    status Pending Sale
24. 2023-09-20
    historical Active Under Contract
25. 2023-09-05
    listed $1,250,000 Active
26. 2023-09-05
    historical $1,250,000
27. 2018-09-24
    soldstatus $824,000 Closed Sale
28. 2018-09-24
    soldstatus $824,000
29. 2018-08-10
    status Pending Sale
30. 2018-08-07
    listed $849,000 Active
31. 2018-08-07
    listed $849,000

ⓘ 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: $15,150 · $1,262/mo
• Projected year-2 tax: $16,720 · $1,393/mo
• Expected delta: +$1,570/yr (+$131/mo · 10.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥86°F today · 22 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: $98,592
• − Mortgage interest: −$123,234
• − Property taxes: −$15,150
• − Insurance: −$11,000
• − Repairs & maintenance: −$7,887
• − Management: −$7,887
• − Depreciation: −$64,000
• Taxable loss: −$130,567
• Est. tax savings @ 24.0%: +$31,336
• After-tax cash flow: $-55,371/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

+159.1% since first listed

19 events — show timeline

• 2026-05-26 Listed $2,199,999 TheMLS
• 2026-05-26 Listed $2,199,999 TheMLS
• 2026-04-17 Listed — TheMLS
• 2026-04-17 Listed — TheMLS
• 2026-04-17 Listed — TheMLS
• 2026-03-19 Listed — TheMLS
• 2026-03-19 Listed — TheMLS
• 2026-02-24 Listed — TheMLS
• 2026-02-19 Listed — TheMLS
• 2023-11-21 Sold (MLS) $1,200,000 CRMLS
• 2023-11-01 Pending — CRMLS
• 2023-09-20 Contingent — CRMLS
• 2023-09-05 Listed $1,250,000 CRMLS
• 2023-09-05 Coming Soon $1,250,000 CRMLS
• 2018-09-24 Sold (MLS) $824,000 SDMLS
• 2018-09-24 Sold (MLS) $824,000 CRMLS
• 2018-08-10 Pending — CRMLS
• 2018-08-07 Listed $849,000 SDMLS
• 2018-08-07 Listed $849,000 CRMLS

Property tax history

+17.7%/yr

Latest (2025): $15,150 · +1.5% YoY. Source: county tax records.