6036 Cadillac Ave · Los Angeles, CA 90034

$2,425,000

16 bd · 14.0 ba · 10,498 sqft · MultiFamily public records · 18 Days on market

Built 1955 0.28 ac lot Est $2310k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• ARV discount +5.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

6036 Cadillac Avenue Residences, a14-unit multifamily investment opportunity located on the western edge of Mid-City, Los Angeles. The property features a diverse mix of (4) two-bedroom/one-bath units, (9) one bedroom/one-bath units, and (1) studio unit, catering to a wide range of tenants. The subject property provides the astute investor with an opportunity to acquire this asset at are markably low $231 per building square foot & $173,214 per unit respectively. Additionally, there is massive rental upside, well over 50%, providing a compelling value-add opportunity to increase cash flow and substantially increase overall asset value. The building is separately metered for gas and el

Key facts

• Strong rental demand
• Diverse mix of units
• Pitched roof

Tags

• DIVERSE MIX OF UNITS
• MASSIVE RENTAL UPSIDE
• VALUE-ADD OPPORTUNITY
• PITCHED ROOF
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Property identified as Residential Income with apartment units
• Financial info: Gross income reported at $198,987; Gross operating income reported at $198,987; Net operating income reported at $102,835; Total annual expenses reported at $95,283; Cap rate listed at 4.24%; Gross rent multiplier listed at 11.88; Vacancy rate listed at 3%; Rents by unit type provided (actual and projected)
• HOA & community: No HOA details provided; 14 total units in the complex

Exterior

• Parking: Total of 10 parking spaces; Garage listed as 'Other' type
• Security: No security features listed
• Utilities: No specific water, sewer, or power details provided
• Home design: Residential income property; Two-level building (2 total floors); Single building on the parcel
• Construction: No construction material, roof, foundation, or year built provided; No other structures on site
• Exterior features: No additional exterior features listed; Zoning: LAR3

Interior

• Kitchen: Range/oven in units
• Bedrooms: Nine 1-bedroom units; Four 2-bedroom units; One studio (0-bedroom) unit
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Range/oven included; Actual rents and projected rents documented for units
• Laundry & utility: No building laundry details provided

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/?-bath units multifamily listed at $2.42M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $2.42M).
• Recommended offer: $2.39M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 121 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $25,829/mo this rent would consume 293% of the median local household income ($106k/yr) (locally 4507% 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 $17k of loan paydown is wiped out by about $73k 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 18 days — a 2% lower offer ($2.39M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,388,625 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $2,309,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6036 Cadillac Ave	0.00mi	17/14.0 (+1)	10,498 (0%)	0mo	$2,310,000	$220	95

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-64,606
• Equity at exit: $361,575

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $185,546
• Equity at exit: $209,670

Cash invested: $679,000 (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 90034

• Rents YoY: 0.3%
• Active inventory: 121
• Price-to-rent: 46.9×

Monthly cashflow live

• Estimated rent: $25,829 high
• Mortgage (P&I): −$12,717
• Tax from tax record: −$430 /mo · $5,165/yr
• Insurance: −$1,010
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,424
• Net cashflow: $6,247

Break-even live

Break-even rent $17,921

Max offer price $2,425,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	—	$25,830
Total (6 units)			$25,829

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: $606,250
• Closing costs: $72,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-08
   listed $2,425,000 Active

ⓘ 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: $5,165 · $430/mo
• Projected year-2 tax: $18,430 · $1,536/mo
• Expected delta: +$13,265/yr (+$1,105/mo · 256.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $309,948
• − Mortgage interest: −$135,838
• − Property taxes: −$5,165
• − Insurance: −$12,125
• − Repairs & maintenance: −$24,796
• − Management: −$24,796
• − Depreciation: −$70,545
• Taxable income: $36,683
• Est. tax owed @ 24.0%: −$8,804
• After-tax cash flow: $66,162/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): 57,075
• Household income: $105,701
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 4507.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Hispanic / Latino 26% Asian 18% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 6% Chinese 4%

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: ▼ -1346.08%
• Current HPI: 445.7709
• Rent YoY: ▲ 0.30%
• 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

2 events — show timeline

• 2026-04-27 Pending — TheMLS
• 2026-04-08 Listed $2,425,000 TheMLS

Property tax history

+1.7%/yr

Latest (2025): $5,165 · +3.4% YoY. Source: county tax records.