2006 W 12th St · Los Angeles, CA 90006

$850,000

3 bd · 2.0 ba · 1,498 sqft · MultiFamily public records · 77 Days on market

Built 1920 6,083 sqft lot $567/sqft · 48% above area Est $832k · at est.

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Income Generator is a rare triplex opportunity in the high-demand Westlake area. This asset offers the perfect blend of 1920s character and modern essential upgrades, with such close proximity to Downtown Los Angeles. Just minutes away from The Vermont Shopping Center, Los Angeles Sports Arena, The Bradbury Building, and Walt Disney Center. It is nearby by well the fire and Police Department and the 110 freeway. This property is composed of two buildings. A two-story building in the front and a single-story unit in the back. Units are in normal condition with a six-car parking area. Unit 1 (2006 A) has 749 sq ft living space with laminated flooring, 1 bedroom, and part of the living space has been used as another bedroom, 1 bathroom remodeled with a walk-in shower, remodeled kitchen with a granite countertop, and new refreshed cabinets. Unit 2 (2006B) is located on the 2nd level with access from the front and back of the property, 749 sq ft living space, 1 bedroom, 1 bathroom, kitchen, and laundry room. Unit 3 ( 2006 1/2 ) is located in the rear with 668 sq ft living space, 2 bedrooms, 1 bathroom, a kitchen, and a living room with laminated flooring. The property was painted, new roof, new gutters, new water heaters, and copper plumbing added years ago; it was built in 1920, with a total of 2166 sq ft living space, 6083 sq ft lot, RD1.5-HPOZ zoning, and APN 5136-023-003.

Key facts

• 6,083 sq ft lot
• 4 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $799k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (-0.8%/yr); 162 active listings in the ZIP; 40 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; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,394/mo this rent would consume 240% of the median local household income ($52k/yr) (locally 5727% 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 $26k 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 77 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $190k; list at $850k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $799,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.22% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $831,731
• List price: $850,000
• Delta: 2.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $23,582
• Equity at exit: $126,738

10-year hold

• IRR: 9.3%
• Equity multiple: 1.63×
• Total profit: $149,040
• Equity at exit: $73,492

Cash invested: $238,000 (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 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $10,394 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$384 /mo · $4,613/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,183
• Net cashflow: $3,015

Break-even live

Break-even rent $6,577

Max offer price $850,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,496	-5% $3,256	+0% $3,015	+5% $2,775	+10% $2,534
Rent	-10% $2,194	-5% $2,605	+0% $3,015	+5% $3,426	+10% $3,836
Rate	-1.0pp $3,443	-0.5pp $3,231	base $3,015	+0.5pp $2,795	+1.0pp $2,571

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$10,395
Total (3 units)			$10,394

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1821 W 12th Pl Apt 2 Los Angeles, CA	4.0	4.5	1700	$4,500	$2.65	44d	1	0.12mi
1125 S Lake St Unit 2 Los Angeles, CA	2.0	1.0	878	$2,350	$2.68	19d	1	0.18mi
1125 S Lake St Unit 3 Los Angeles, CA	3.0	1.0	1105	$2,695	$2.44	19d	1	0.18mi
1212 Arapahoe St Los Angeles, CA	3.0	2.0	1350	$2,950	$2.19	44d	1	0.24mi
1040 Beacon Ave Unit 1040 Los Angeles, CA	3.0	2.0	950	$2,800	$2.95	44d	1	0.30mi
1038 Beacon Ave Los Angeles, CA	4.0	2.0	1000	$3,800	$3.80	44d	1	0.30mi
1038 Beacon Ave Unit 1038 Los Angeles, CA	4.0	2.0	1000	$2,800	$2.80	44d	1	0.30mi
1040 Beacon Ave Los Angeles, CA	3.0	2.0	950	$3,000	$3.16	44d	1	0.30mi
1036 Beacon Ave Unit 1036 Los Angeles, CA	3.0	2.0	950	$2,800	$2.95	44d	1	0.30mi
1036 Beacon Ave Los Angeles, CA	3.0	2.0	950	$3,200	$3.37	44d	1	0.30mi
1218 Magnolia Ave Los Angeles, CA	3.0	3.5	1289	$3,425	$2.66	44d	1	0.31mi
1408 S Burlington Ave Los Angeles, CA	3.0	2.0	1800	$3,200	$1.78	44d	1	0.31mi
1705 W 14th St Los Angeles, CA	2.0	1.0	900	$1,900	$2.11	44d	1	0.32mi
2311 W 10th St Los Angeles, CA	2.0	2.0	880	$2,900	$3.30	44d	1	0.37mi
991 Arapahoe St Unit 402A Los Angeles, CA	3.0	3.0	1700	$3,880	$2.28	25d	1	0.43mi
1118 Valencia St #311 Los Angeles, CA	2.0	1.0	926	$2,800	$3.02	44d	1	0.46mi
1319 Westmoreland Ave Unit 1/2 Los Angeles, CA	4.0	3.0	1470	$3,850	$2.62	25d	1	0.50mi
826 S Park View St #3 Los Angeles, CA	4.0	3.0	1800	$4,400	$2.44	18d	1	0.51mi
1029 Westmoreland Ave Unit 29-201 Los Angeles, CA	2.0	1.0	960	$2,295	$2.39	25d	1	0.54mi
2627 San Marino St Los Angeles, CA	2.0	1.0	1200	$2,700	$2.25	44d	1	0.55mi
1019 S Westmoreland Ave Los Angeles, CA	1.0–2.0	1.0	680	$2,295	$3.38	14d	4	0.56mi
816 S Carondelet St Los Angeles, CA	3.0	2.0	1200	$1,900	$1.58	44d	1	0.56mi
980 Menlo Ave Los Angeles, CA	1.0–2.0	1.0–2.0	825	$2,395	$2.90	0d	2	0.61mi
825 S Coronado St Los Angeles, CA	2.0	1.0–2.0	818	$3,848	$4.70	44d	5	0.63mi
825 S Coronado St Los Angeles, CA	2.0	3.0	824	$4,500	$5.46	8d	8	0.63mi
970 Menlo Ave Los Angeles, CA	1.0–2.0	1.0–2.0	800	$2,395	$2.99	0d	6	0.63mi
1820 Orchard Ave Los Angeles, CA	4.0	4.0	1642	$4,000	$2.44	44d	1	0.66mi
2715 James M Wood Blvd Los Angeles, CA	1.0–2.0	1.0	1400	$2,003	$1.43	21d	3	0.67mi
1724 Menlo Ave Unit 1/2 Los Angeles, CA	3.0	3.5	1450	$3,758	$2.59	25d	1	0.68mi
2783 Francis Ave Los Angeles, CA	2.0	2.0	1095	$3,650	$3.33	25d	4	0.70mi
1623 S New Hampshire Ave Unit 1/2 Los Angeles, CA	3.0	4.0	1565	$3,290	$2.10	44d	1	0.74mi
2767 W 8th St Los Angeles, CA	3.0	1.0	1102	$2,495	$2.26	17d	1	0.74mi
1946 New England St Unit 1/2 Los Angeles, CA	3.0	1.0	936	$2,500	$2.67	44d	1	0.74mi
982 S New Hampshire Ave Los Angeles, CA	3.0	2.0	1500	$3,150	$2.10	8d	1	0.75mi
1721 1/2 S New Hampshire Ave Los Angeles, CA	2.0	1.0	990	$2,625	$2.65	8d	1	0.78mi
1477 W 20th St #7 Los Angeles, CA	3.0	2.5	1291	$3,600	$2.79	3d	1	0.79mi
1331 W 7th St Los Angeles, CA	1.0–2.0	1.0–2.0	897	$3,095	$3.45	14d	10	0.79mi
1733 S New Hampshire Ave Los Angeles, CA	4.0	5.0	1526	$3,392	$2.22	25d	1	0.79mi
1731 S New Hampshire Ave Unit 1733 Los Angeles, CA	4.0	4.5	1526	$3,392	$2.22	21d	1	0.80mi
905 S Vermont Ave Unit 705 Los Angeles, CA	2.0	2.0	954	$2,975	$3.12	44d	1	0.82mi

Listing history 22 events

1. 2026-06-18
   days on market $850,000 Active 77 DOM
2. 2026-06-17
   days on market $850,000 Active 76 DOM
3. 2026-06-16
   days on market $850,000 Active 75 DOM
4. 2026-06-15
   days on market $850,000 Active 74 DOM
5. 2026-06-13
   days on market $850,000 Active 72 DOM
6. 2026-06-09
   days on market $850,000 Active 68 DOM
7. 2026-06-08
   days on market $850,000 Active 67 DOM
8. 2026-06-07
   days on market $850,000 Active 66 DOM
9. 2026-06-04
   days on market $850,000 Active 63 DOM
10. 2026-06-03
    days on market $850,000 Active 62 DOM
11. 2026-06-02
    days on market $850,000 Active 61 DOM
12. 2026-06-01
    days on market $850,000 Active 60 DOM
13. 2026-05-31
    days on market $850,000 Active 59 DOM
14. 2026-04-02
    listed $850,000 Active 1393-char remark

    Show marketing remark (1393 chars)

    Income Generator is a rare triplex opportunity in the high-demand Westlake area. This asset offers the perfect blend of 1920s character and modern essential upgrades, with such close proximity to Downtown Los Angeles. Just minutes away from The Vermont Shopping Center, Los Angeles Sports Arena, The Bradbury Building, and Walt Disney Center. It is nearby by well the fire and Police Department and the 110 freeway. This property is composed of two buildings. A two-story building in the front and a single-story unit in the back. Units are in normal condition with a six-car parking area. Unit 1 (2006 A) has 749 sq ft living space with laminated flooring, 1 bedroom, and part of the living space has been used as another bedroom, 1 bathroom remodeled with a walk-in shower, remodeled kitchen with a granite countertop, and new refreshed cabinets. Unit 2 (2006B) is located on the 2nd level with access from the front and back of the property, 749 sq ft living space, 1 bedroom, 1 bathroom, kitchen, and laundry room. Unit 3 ( 2006 1/2 ) is located in the rear with 668 sq ft living space, 2 bedrooms, 1 bathroom, a kitchen, and a living room with laminated flooring. The property was painted, new roof, new gutters, new water heaters, and copper plumbing added years ago; it was built in 1920, with a total of 2166 sq ft living space, 6083 sq ft lot, RD1.5-HPOZ zoning, and APN 5136-023-003.

15. 2026-01-11
    historical
16. 2025-11-04
    price $850,000
17. 2025-10-06
    price $900,000
18. 2025-09-11
    listed $950,000 Active
19. 2025-08-25
    historical
20. 2025-05-28
    listed $999,000 Active
21. 1989-07-25
    soldstatus $190,000
22. 1987-04-01
    soldstatus $155,000

ⓘ 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: $4,613 · $384/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$1,847/yr (+$154/mo · 40.0%)

ⓘ 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 6/10 Major 7 d/yr ≥90°F today · 21 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: $124,728
• − Mortgage interest: −$47,613
• − Property taxes: −$4,613
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,978
• − Management: −$9,978
• − Depreciation: −$24,727
• Taxable income: $23,568
• Est. tax owed @ 24.0%: −$5,656
• After-tax cash flow: $30,526/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): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 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: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• 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

+448.4% since first listed

9 events — show timeline

• 2026-04-02 Listed $850,000 CRMLS
• 2026-01-11 Listing Removed — CRMLS
• 2025-11-04 Price Changed $850,000 CRMLS
• 2025-10-06 Price Changed $900,000 CRMLS
• 2025-09-11 Listed $950,000 CRMLS
• 2025-08-25 Listing Removed — CRMLS
• 2025-05-28 Listed $999,000 CRMLS
• 1989-07-25 Sold (Public Records) $190,000 Public Records
• 1987-04-01 Sold (Public Records) $155,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,613 · +1.2% YoY. Source: county tax records.