6111 Menlo · Los Angeles, CA 90044

$905,000

4 bd · 3.0 ba · 3,029 sqft · MultiFamily public records · 38 Days on market

Built 1949 4,594 sqft lot Est $960k · 6% under

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Why this score? — see what drove the B- 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 +30.0/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor opportunity: 6111 and 6113 Menlo are two adjacent parcels to be sold together, presenting a compelling value-add acquisition with strong future upside. It offers excellent long-term potential for investors seeking to reposition, improve, and maximize returns. 6113 Menlo includes a 3-bedroom, 1-bath single-family residence with approximately 1,000 square feet of living space on a 4,594-square-foot lot. 6111 Menlo includes a triplex with two 4-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, plus an additional unpermitted 1-bedroom, 1-bath unit, with approximately 3,029 square feet of living area on a 4,594-square-foot lot. With the right vision and improvements, this property o

Key facts

• 4,594 sq ft lot
• 4 parking spots
• Built 1949

Property features AI

Finance

• Other: Additional parcel(s) associated with the property
• Financial info: Multifamily property with 3 total units and 3,029 total building area
• HOA & community: Sidewalks in the community; Property is subject to rent control

Exterior

• Parking: Driveway parking; 4 uncovered parking spaces (4 total spaces)
• Security:
• Utilities: Public sewer; Single electric meter; Single gas meter
• Home design: Attached property; 2-story building; Has a view
• Construction: Single building; Built year per public records
• Exterior features: Front yard; No pool

Interior

• Kitchen:
• Bedrooms: One unit with 2 bedrooms (entry level); One unit with 4 bedrooms
• Flooring:
• Bathrooms: Two units with 1 full bath each
• Heating & cooling:
• Interior features: Front entry
• Laundry & utility: No laundry on-site

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $905k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $905k).
• Recommended offer: $878k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 soft (-2.5%/yr); 168 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $11,312/mo this rent would consume 255% of the median local household income ($53k/yr) (locally 7490% 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 $6k of loan paydown is wiped out by about $27k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $253k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($878k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y ago; this cycle's ask has dropped $8.14M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $877,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $960,193
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1257 W 60th Pl	0.48mi	5/3.0 (+1)	2,635 (-13%)	7mo	$835,000	$317	45
612 W 57th St	0.50mi	5/4.0 (+1)	3,148 (+4%)	20mo	$825,000	$262	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $47,495
• Equity at exit: $134,938

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $204,873
• Equity at exit: $78,248

Cash invested: $253,400 (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 90044

• Rents YoY: -2.5%
• Active inventory: 168
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $11,312 high
• Mortgage (P&I): −$4,746
• Tax from tax record: −$239 /mo · $2,866/yr
• Insurance: −$377
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,376
• Net cashflow: $3,575

Break-even live

Break-even rent $6,787

Max offer price $905,000

Occupancy floor 63%

Sensitivity live

Price	-10% $4,087	-5% $3,831	+0% $3,575	+5% $3,319	+10% $3,062
Rent	-10% $2,681	-5% $3,128	+0% $3,575	+5% $4,021	+10% $4,468
Rate	-1.0pp $4,030	-0.5pp $3,805	base $3,575	+0.5pp $3,340	+1.0pp $3,102

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$6,736
1× unit	2	1	$2,464
1× unit	1	1	$2,111
Total (4 units)			$11,312

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: $226,250
• Closing costs: $27,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	45d	1	0.43mi
715 W 58th St Los Angeles, CA	5.0	3.0	3500	$4,000	$1.14	26d	1	0.47mi
6323 S San Pedro St Los Angeles, CA	4.0	2.0	2800	$3,600	$1.29	45d	1	1.17mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	20d	1	1.35mi
631 W 83rd St Los Angeles, CA	3.0	2.0	4079	$2,995	$0.73	45d	1	1.45mi

Listing history 46 events

1. 2026-06-21
   days on market $905,000 Active 38 DOM
2. 2026-06-18
   days on market $905,000 Active 35 DOM
3. 2026-06-17
   days on market $905,000 Active 34 DOM
4. 2026-06-16
   days on market $905,000 Active 33 DOM
5. 2026-06-15
   days on market $905,000 Active 32 DOM
6. 2026-06-13
   days on market $905,000 Active 30 DOM
7. 2026-06-09
   days on market $905,000 Active 26 DOM
8. 2026-06-08
   days on market $905,000 Active 25 DOM
9. 2026-06-07
   days on market $905,000 Active 24 DOM
10. 2026-06-04
    days on market $905,000 Active 21 DOM
11. 2026-06-03
    days on market $905,000 Active 20 DOM
12. 2026-06-02
    days on market $905,000 Active 19 DOM
13. 2026-06-01
    days on market $905,000 Active 18 DOM
14. 2026-05-31
    days on market $905,000 Active 17 DOM
15. 2026-05-20
    price $905,000
16. 2026-05-13
    listed $9,050,000 Active
17. 2026-04-27
    historical
18. 2026-04-24
    status Active
19. 2026-01-24
    listed $870,000 Active
20. 2026-01-10
    historical
21. 2025-10-14
    listed $900,000 Active
22. 2024-02-28
    historical
23. 2024-02-20
    price $1,050,000
24. 2024-02-20
    status Active
25. 2023-12-28
    historical Active Under Contract
26. 2023-12-21
    status Active
27. 2023-11-21
    price $1,020,000
28. 2023-10-02
    listed $700,000 Active
29. 2023-06-14
    historical
30. 2022-12-08
    price $950,000
31. 2022-11-10
    listed $1,000,500 Active
32. 2022-11-09
    historical
33. 2020-06-10
    price
34. 2020-06-07
    price
35. 2020-06-07
    price
36. 2020-03-03
    listed Active
37. 2014-07-10
    historical Off-Market
38. 2014-06-10
    listed $425,000 Active
39. 2006-03-13
    historical
40. 2006-03-02
    listed $650,000
41. 2006-03-01
    historical
42. 2005-06-29
    listed $625,000
43. 2000-10-05
    historical
44. 2000-07-31
    historical
45. 2000-06-06
    listed
46. 2000-01-31
    listed $232,000

ⓘ 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: $2,866 · $239/mo
• Projected year-2 tax: $6,878 · $573/mo
• Expected delta: +$4,012/yr (+$334/mo · 140.0%)

ⓘ 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 5/10 Major 7 d/yr ≥88°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: $135,744
• − Mortgage interest: −$50,694
• − Property taxes: −$2,866
• − Insurance: −$4,525
• − Repairs & maintenance: −$10,860
• − Management: −$10,860
• − Depreciation: −$26,327
• Taxable income: $29,613
• Est. tax owed @ 24.0%: −$7,107
• After-tax cash flow: $35,789/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): 94,830
• Household income: $53,302
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7490.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 29% Two or more races 23% White 1% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Foreign-born: 34% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -691.99%
• Current HPI: 467.9845
• Rent YoY: ▼ -2.50%
• 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

+290.1% since first listed

32 events — show timeline

• 2026-05-20 Price Changed $905,000 CRMLS
• 2026-05-13 Listed $9,050,000 CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2026-04-24 Relisted — CRMLS
• 2026-01-24 Listed $870,000 CRMLS
• 2026-01-10 Listing Removed — CRMLS
• 2025-10-14 Listed $900,000 CRMLS
• 2024-02-28 Listing Removed — CRMLS
• 2024-02-20 Price Changed $1,050,000 CRMLS
• 2024-02-20 Relisted — CRMLS
• 2023-12-28 Contingent — CRMLS
• 2023-12-21 Relisted — CRMLS
• 2023-11-21 Price Changed $1,020,000 CRMLS
• 2023-10-02 Listed $700,000 CRMLS
• 2023-06-14 Listing Removed — CRMLS
• 2022-12-08 Price Changed $950,000 CRMLS
• 2022-11-10 Listed $1,000,500 CRMLS
• 2022-11-09 Coming Soon — CRMLS
• 2020-06-10 Price Changed — TheMLS
• 2020-06-07 Price Changed — TheMLS
• 2020-06-07 Price Changed — TheMLS
• 2020-03-03 Listed — TheMLS
• 2014-07-10 Delisted — BAREIS
• 2014-06-10 Listed $425,000 BAREIS
• 2006-03-13 Listing Removed — CRMLS
• 2006-03-02 Listed $650,000 CRMLS
• 2006-03-01 Listing Removed — CRMLS
• 2005-06-29 Listed $625,000 CRMLS
• 2000-10-05 Delisted — TheMLS
• 2000-07-31 Listing Removed — CRMLS
• 2000-06-06 Listed — TheMLS
• 2000-01-31 Listed $232,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $2,866 · +2.7% YoY. Source: county tax records.