6214 S Western Ave · Los Angeles, CA 90047

$780,000

5 bd · 5.0 ba · 2,234 sqft · MultiFamily · 98 Days on market

Built 1923 6,001 sqft lot $349/sqft · at area comps Est $744k · at est. ↓ 11% since listing

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• ARV discount +5.3/15.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

GREAT OPPORTUNITY TO OWN THIS 4 MIXED USE COMMERCIAL/RESIDENTIAL MULTI UNIT PROPERTY!. ATTENTION ALL FIRST TIME BUYERS AND INVESTORS!!! DON'T MISS OUT TO OWN THIS GREAT PROPERTY WITH HIGH TRAFFIC AND VISUAL LOCATING. FOR ANY FUTURE BUSINESS OR BUILDING MORE RESIDENTIAL UNITS. ALL UNITS WILL BE READY AND AVAILABLE FOR NEW OWNER OR RENTERS, READY TO GENERATE RENTAL INCOME. FIRST TIME BUYERS THIS PROPERTY PRESENTS AN EXCELLENT OPPORTUNITY TO LIVE IN ONE UNIT AND LEASE THE OTHER THREE UNITS, CREATING MONTHLY RENTAL INCOME. PROPERTY HAS LOTS OF POTENTIAL FOR INVESTMENT OR LARGE FAMILIES LOOKING TO LIVE IN THE SAME PROPERTY. DON'T MISS OUT. ALL SHOWINGS ARE BY APPOINTMENT ONLY.

Key facts

• Investment potential
• Rental income
• 6,001 sq ft lot

Tags

• RENTAL INCOME
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath multifamily listed at $780k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $780k).
• Recommended offer: $710k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 rising fast (+5.5%/yr); 138 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8,942/mo this rent would consume 150% of the median local household income ($72k/yr) (locally 3323% 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 $23k 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 + 5.5% rent growth), your $218k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($710k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $709,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $744,344
• List price: $780,000
• Delta: 4.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 W 60th St	0.39mi	6/6.0 (+1)	2,112 (-6%)	4mo	$790,000	$374	61
2003 W 66th St	0.37mi	4/2.0 (-1)	2,520 (+13%)	1mo	$710,000	$282	44
6820 S Van Ness Ave	0.64mi	5/3.0	2,064 (-8%)	7mo	$840,000	$407	44
1500 W 58th Pl	0.51mi	5/3.0	1,904 (-15%)	1mo	$899,000	$472	43
1601 W 69th St	0.44mi	5/3.0	1,992 (-11%)	18mo	$775,000	$389	39
1638 W 54th St	0.72mi	6/3.0 (+1)	2,262 (+1%)	17mo	$655,000	$290	37
5739 S St Andrews Pl	0.52mi	4/2.0 (-1)	2,082 (-7%)	15mo	$405,000	$195	35
1942 W 73rd St	0.68mi	4/4.0 (-1)	1,944 (-13%)	24mo	$752,000	$387	18

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $3,493
• Equity at exit: $116,301

10-year hold

• IRR: 12.5%
• Equity multiple: 2.10×
• Total profit: $240,864
• Equity at exit: $67,440

Cash invested: $218,400 (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 90047

• Rents YoY: 5.5%
• Active inventory: 138
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $8,942 high
• Mortgage (P&I): −$4,090
• Tax est. 1.5%: −$975 /mo · $11,700/yr
• Insurance: −$325
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,878
• Net cashflow: $1,674

Break-even live

Break-even rent $6,823

Max offer price $780,000

Occupancy floor 76%

Sensitivity live

Price	-10% $2,213	-5% $1,943	+0% $1,674	+5% $1,404	+10% $1,135
Rent	-10% $967	-5% $1,321	+0% $1,674	+5% $2,027	+10% $2,380
Rate	-1.0pp $2,067	-0.5pp $1,872	base $1,674	+0.5pp $1,472	+1.0pp $1,266

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,940
Total (4 units)			$8,942

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: $195,000
• Closing costs: $23,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5526 S Wilton Pl Los Angeles, CA	6.0	3.0	1770	$4,300	$2.43	44d	1	0.67mi
1400 57th St Los Angeles, CA	5.0	5.0	1800	$4,200	$2.33	44d	1	0.73mi
7530 S Hobart Blvd Los Angeles, CA	4.0	3.0	2400	$5,750	$2.40	19d	1	0.83mi
1337 W 55th St Los Angeles, CA	5.0	3.0	1752	$4,200	$2.40	44d	1	0.86mi
1832 W 48th St Los Angeles, CA	6.0	4.0	2002	$4,500	$2.25	44d	1	1.17mi
1830 W 48th St Los Angeles, CA	6.0	3.0	2002	$4,500	$2.25	44d	1	1.18mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	44d	1	1.19mi
5001 S Budlong Ave Los Angeles, CA	5.0	2.5	2010	$5,200	$2.59	8d	1	1.25mi
629 W 61st St Los Angeles, CA	5.0	3.0	1671	$3,900	$2.33	8d	1	1.39mi
6609 Estrella Ave Unit 1/2 Los Angeles, CA	5.0	3.0	1854	$3,900	$2.10	44d	1	1.39mi
1100 W 48th St Los Angeles, CA	6.0	2.0	1690	$5,995	$3.55	44d	1	1.42mi
6015 Brynhurst Ave Los Angeles, CA	4.0	2.0	1902	$5,400	$2.84	44d	1	1.45mi
5919 Denver Ave Unit 5919 Los Angeles, CA	5.0	3.0	1737	$4,300	$2.48	25d	1	1.46mi
5913 Denver Ave Los Angeles, CA	5.0	3.0	1777	$3,900	$2.19	25d	1	1.46mi
6414 Denver Ave Unit 1/2 Los Angeles, CA	5.0	3.0	2850	$3,950	$1.39	44d	1	1.47mi

Listing history 5 events

1. 2026-02-16
   listed $780,000 Active 680-char remark

   Show marketing remark (680 chars)

   GREAT OPPORTUNITY TO OWN THIS 4 MIXED USE COMMERCIAL/RESIDENTIAL MULTI UNIT PROPERTY!. ATTENTION ALL FIRST TIME BUYERS AND INVESTORS!!! DON'T MISS OUT TO OWN THIS GREAT PROPERTY WITH HIGH TRAFFIC AND VISUAL LOCATING. FOR ANY FUTURE BUSINESS OR BUILDING MORE RESIDENTIAL UNITS. ALL UNITS WILL BE READY AND AVAILABLE FOR NEW OWNER OR RENTERS, READY TO GENERATE RENTAL INCOME. FIRST TIME BUYERS THIS PROPERTY PRESENTS AN EXCELLENT OPPORTUNITY TO LIVE IN ONE UNIT AND LEASE THE OTHER THREE UNITS, CREATING MONTHLY RENTAL INCOME. PROPERTY HAS LOTS OF POTENTIAL FOR INVESTMENT OR LARGE FAMILIES LOOKING TO LIVE IN THE SAME PROPERTY. DON'T MISS OUT. ALL SHOWINGS ARE BY APPOINTMENT ONLY.

2. 2025-09-26
   price $840,000
3. 2025-04-17
   listed $880,000 Active
4. 2001-09-10
   historical
5. 2001-06-11
   listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $107,304
• − Mortgage interest: −$43,692
• − Property taxes: −$11,700
• − Insurance: −$3,900
• − Repairs & maintenance: −$8,584
• − Management: −$8,584
• − Depreciation: −$22,691
• Taxable income: $8,152
• Est. tax owed @ 24.0%: −$1,957
• After-tax cash flow: $18,129/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): 50,974
• Household income: $71,664
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 3323.0

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 52% Hispanic / Latino 39% Two or more races 13% White 3% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: British 2%
• Foreign-born: 18% · Canada
• Languages at home: 63% English-only · Spanish 35% German/W. Germanic 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: ▼ -625.31%
• Current HPI: 480.8774
• Rent YoY: ▲ 5.51%
• 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

-11.4% since first listed

5 events — show timeline

• 2026-02-16 Listed $780,000 CRMLS
• 2025-09-26 Price Changed $840,000 CRMLS
• 2025-04-17 Listed $880,000 CRMLS
• 2001-09-10 Delisted — TheMLS
• 2001-06-11 Listed — TheMLS