11017 Hartsook St · Los Angeles, CA 91601

$1,100,000

6 bd · 5.0 ba · 2,958 sqft · MultiFamily public records · 12 Days on market

Built 1937 7,515 sqft lot Est $1257k · 13% under

---

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 +28.5/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

We are pleased to present 11017 Hartsook Street, a six-unit multifamily investment opportunity located in the heart of North Hollywood's NoHo Arts District. Over the past decade, this vibrant neighborhood has undergone significant revitalization, evolving into one of Los Angeles' premier live work and play destinations with a strong appeal to residents seeking a walkable, transit-oriented lifestyle. The surrounding neighborhood continues to benefit from significant public and private investment, supporting strong rental demand, long-term occupancy stability, and sustained appreciation potential. The property is ideally situated within walking distance of the North Hollywood Metro Station an

Key facts

• Zoned lar4
• Strong rental demand
• Detached garages

Tags

• ZONED LAR4
• REAR ALLEY ACCESS
• DETACHED GARAGES
• STRONG RENTAL DEMAND
• LONG TERM OCCUPANCY STABILITY
• PROXIMITY TO MAJOR EMPLOYERS

Property features AI

Finance

• Other: Unit-level rents (actual): Unit 1 $1,695, Unit 2 $1,275, Unit 3 $1,053, Unit 4 $1,545, Unit 5 $1,525, Unit 6 $1,275; Projected rents listed for units (higher projected values shown); Property contains 2 buildings
• Financial info: Gross income reported as 100,416; Gross operating income reported as $97,404; Net operating income reported as $55,187; Total annual expenses reported as $42,216; Cap rate 5.02%; Gross rent multiplier 10.95; Vacancy rate 3%; Income reported as actual
• HOA & community: Total of 6 units in the complex

Exterior

• Parking: Attached private garage with 3 garage spaces; Total of 3 parking spaces
• Security: Gated; Fire and smoke detection system
• Utilities: Water heaters present; No other utility details provided
• Home design: Residential income property; Two-level buildings (property consists of 2 buildings)
• Construction: No year built provided; No construction material, roof, or foundation details provided
• Exterior features: No additional structures; Lot zoned LAR4

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Unit mix includes 1-bedroom and studio units (various units listed with 1 bed or 0 beds)
• Bathrooms: Each listed unit has a full bath (1.00)
• Heating & cooling: Window unit cooling; Floor furnace heating
• Interior features: Gated property; Fire and smoke detection system
• Laundry & utility: No on-site laundry (listed as 'No Laundry'); Water heaters present

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $1.10M.

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 ($14k rent vs $1.10M).
• Cap rate 10.2% 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-, 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 (-0.9%/yr); 88 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $14,183/mo this rent would consume 214% of the median local household income ($80k/yr) (locally 5323% 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 $8k of loan paydown is wiped out by about $33k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 3y 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 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,100,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $1,257,150
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11419 Cumpston St	0.62mi	6/6.0	2,880 (-3%)	13mo	$1,225,000	$425	52

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $9,861
• Equity at exit: $164,014

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $144,290
• Equity at exit: $95,108

Cash invested: $308,000 (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 91601

• Rents YoY: -0.9%
• Active inventory: 88
• Price-to-rent: 38.8×

Monthly cashflow live

• Estimated rent: $14,183 medium
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,978
• Net cashflow: $3,603

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $4,363	-5% $3,983	+0% $3,603	+5% $3,223	+10% $2,843
Rent	-10% $2,482	-5% $3,042	+0% $3,603	+5% $4,163	+10% $4,723
Rate	-1.0pp $4,157	-0.5pp $3,882	base $3,603	+0.5pp $3,318	+1.0pp $3,028

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$14,184
Total (6 units)			$14,183

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5340 Denny Ave North Hollywood, CA	5.0	5.5	2080	$4,895	$2.35	0d	1	0.47mi
4952 Placidia Ave North Hollywood, CA	6.0	4.0	2859	$13,750	$4.81	45d	1	0.90mi
4533 Farmdale Ave North Hollywood, CA	5.0	5.5	3821	$15,000	$3.93	45d	1	0.96mi
4433 Kraft Ave North Hollywood, CA	6.0	7.0	4000	$23,950	$5.99	0d	1	1.03mi
4963 Clybourn Ave North Hollywood, CA	5.0	4.5	3350	$12,500	$3.73	45d	1	1.04mi
12041 Huston St Valley Village, CA	5.0	5.0	4038	$11,995	$2.97	23d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $1,100,000 Active 12 DOM
2. 2026-06-18
   days on market $1,100,000 Active 9 DOM
3. 2026-06-17
   days on market $1,100,000 Active 8 DOM
4. 2026-06-16
   days on market $1,100,000 Active 7 DOM
5. 2026-06-15
   days on market $1,100,000 Active 6 DOM
6. 2026-06-13
   days on market $1,100,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $1,100,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $170,196
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$13,616
• − Management: −$13,616
• − Depreciation: −$32,000
• Taxable income: $27,348
• Est. tax owed @ 24.0%: −$6,563
• After-tax cash flow: $36,669/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): 36,992
• Household income: $79,607
• Rent vs Own: 83.3% rent · 16.7% own
• Severe rent burden: 5323.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 33% Two or more races 14% Black 10% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Scotch-Irish 3% Romanian 2% Italian 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 62% English-only · Spanish 25% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -883.97%
• Current HPI: 446.1574
• Rent YoY: ▼ -0.89%
• 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

+40716.3% since first listed

36 events — show timeline

• 2026-05-29 Listed $1,100,000 TheMLS
• 2026-05-11 Listed for Rent $2,650 LISTANZA
• 2026-02-22 Rental Removed $2,595 LISTANZA
• 2026-01-06 Listed for Rent $2,595 LISTANZA
• 2025-10-23 Rental Removed $1,895 LISTANZA
• 2025-10-04 Rental Removed $1,895 LISTANZA
• 2025-09-08 Listed for Rent $1,895 LISTANZA
• 2025-07-31 Listed for Rent $2,595 LISTANZA
• 2025-07-05 Rental Removed $1,895 LISTANZA
• 2025-06-12 Listed for Rent $1,895 LISTANZA
• 2025-06-11 Rental Removed $1,895 LISTANZA
• 2025-06-09 Listed for Rent $1,895 LISTANZA
• 2025-04-04 Rental Removed $2,495 LISTANZA
• 2025-03-06 Listed for Rent $2,495 LISTANZA
• 2025-01-18 Rental Removed $1,895 LISTANZA
• 2025-01-09 Listed for Rent $1,895 LISTANZA
• 2024-11-17 Rental Removed $1,995 LISTANZA
• 2024-11-06 Listed for Rent $1,995 LISTANZA
• 2024-10-18 Rental Removed $1,995 LISTANZA
• 2024-09-26 Listed for Rent $1,995 LISTANZA
• 2024-08-13 Rental Removed $1,750 LISTANZA
• 2024-07-22 Listed for Rent $1,750 LISTANZA
• 2024-04-05 Rental Removed $2,595 LISTANZA
• 2024-03-14 Listed for Rent $2,595 LISTANZA
• 2024-02-17 Rental Removed $1,995 LISTANZA
• 2024-02-12 Listed for Rent $1,995 LISTANZA
• 2024-01-17 Rental Removed $1,995 LISTANZA
• 2024-01-17 Rental Removed $1,995 LISTANZA
• 2024-01-17 Listed for Rent $1,995 LISTANZA
• 2024-01-16 Listed for Rent $2,695 LISTANZA
• 2024-01-05 Rental Removed $2,695 LISTANZA
• 2024-01-04 Listed for Rent $2,695 LISTANZA
• 2024-01-03 Rental Removed $2,695 LISTANZA
• 2023-12-05 Listed for Rent $2,695 LISTANZA
• 2023-12-05 Rental Removed $2,695 LISTANZA
• 2023-11-17 Listed for Rent $2,695 LISTANZA

Property tax history

+2.1%/yr

Latest (2025): $2,133 · +4.7% YoY. Source: county tax records.