6214 S Victoria Ave · Los Angeles, CA 90043

$1,695,000

14 bd · 14.0 ba · 9,405 sqft · MultiFamily public records · 43 Days on market

Built 1964 0.26 ac lot $180/sqft · 14% below area Est $1979k · 14% 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 +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.8/5.0
• 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 (5+ Unit). Listing-text estimate: 12 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 MLS

We are proud to introduce an exceptional multifamily investment opportunity: a 12 unit value add asset located at 6214 South Victoria Avenue in the vibrant Hyde Park neighborhood. This offering presents significant upside potential, with projected rental upside of approximately 38%, all while being offered at an attractive 6.21% Cap Rate and $185 per sf, a compelling combination for investors seeking both stability and growth. Property highlights include: 12 Units Total (2) spacious 2 Bed / 2 Bath units, (9) well appointed 1 Bed / 1 Bath units, and (1) Studio. 9,405 SF Building featuring front balconies, generous floor plans, and one parking space per unit. Additional Income Stream from onsite, leased laundry facilities. Strong Building Systems with individual gas & electric meters, and completed soft story seismic retrofit. LOCATION ADVANTAGES: With a Walk Score of 74, residents enjoy convenient access to daily essentials, neighborhood amenities, and local retail, many within walking distance. The property is ideally positioned near public transit, including the nearby Metro line, and is surrounded by schools and community resources serving Hyde Park and Leimert Park. This connectivity enhances tenant demand and long term rental performance.

Key facts

• 0.26 acre lot
• 12 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 9×1bd/1ba + 1×?bd/1ba units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $9k ($113k/yr) — positive. Per door: $786/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.70M).
• Recommended offer: $1.64M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 rising fast (+5.0%/yr); 142 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $24,834/mo this rent would consume 460% of the median local household income ($65k/yr) (locally 3295% 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 $12k of loan paydown is wiped out by about $51k 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 + 5.0% rent growth), your $475k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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.
• Current owner paid $279k; list at $1.70M implies a 508% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,644,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.86%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $1,978,662
• List price: $1,695,000
• Delta: -14.34%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6109 Brynhurst Ave	0.14mi	15/14.0 (+1)	9,218 (-2%)	11mo	$2,100,000	$228	76

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.79×
• Total profit: $377,043
• Equity at exit: $252,730

10-year hold

• IRR: 28.7%
• Equity multiple: 3.78×
• Total profit: $1,319,001
• Equity at exit: $146,553

Cash invested: $474,600 (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 90043

• Rents YoY: 5.0%
• Active inventory: 142
• Price-to-rent: 65.4×

Monthly cashflow live

• Estimated rent: $24,834 high
• Mortgage (P&I): −$8,889
• Tax from tax record: −$587 /mo · $7,043/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,215
• Net cashflow: $9,437

Break-even live

Break-even rent $12,889

Max offer price $1,695,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,318
▸ 9× units	1	1	$18,513
1× unit	0	1	$2,002
Total (12 units)			$24,834

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,695,000 Active 43 DOM
2. 2026-06-17
   days on market $1,695,000 Active 42 DOM
3. 2026-06-16
   pricedays on market $1,695,000 Active 41 DOM
4. 2026-06-15
   days on market $1,749,000 Active 40 DOM
5. 2026-06-13
   days on market $1,749,000 Active 38 DOM
6. 2026-06-09
   days on market $1,749,000 Active 34 DOM
7. 2026-06-08
   days on market $1,749,000 Active 33 DOM
8. 2026-06-07
   days on market $1,749,000 Active 32 DOM
9. 2026-06-04
   days on market $1,749,000 Active 29 DOM
10. 2026-06-03
    days on market $1,749,000 Active 28 DOM
11. 2026-06-02
    days on market $1,749,000 Active 27 DOM
12. 2026-06-01
    days on market $1,749,000 Active 26 DOM
13. 2026-05-31
    days on market $1,749,000 Active 25 DOM
14. 2026-05-06
    listed $1,749,000 Active 1269-char remark

    Show marketing remark (1269 chars)

    We are proud to introduce an exceptional multifamily investment opportunity: a 12 unit value add asset located at 6214 South Victoria Avenue in the vibrant Hyde Park neighborhood. This offering presents significant upside potential, with projected rental upside of approximately 38%, all while being offered at an attractive 6.21% Cap Rate and $185 per sf, a compelling combination for investors seeking both stability and growth. Property highlights include: 12 Units Total (2) spacious 2 Bed / 2 Bath units, (9) well appointed 1 Bed / 1 Bath units, and (1) Studio. 9,405 SF Building featuring front balconies, generous floor plans, and one parking space per unit. Additional Income Stream from onsite, leased laundry facilities. Strong Building Systems with individual gas & electric meters, and completed soft story seismic retrofit. LOCATION ADVANTAGES: With a Walk Score of 74, residents enjoy convenient access to daily essentials, neighborhood amenities, and local retail, many within walking distance. The property is ideally positioned near public transit, including the nearby Metro line, and is surrounded by schools and community resources serving Hyde Park and Leimert Park. This connectivity enhances tenant demand and long term rental performance.

15. 1998-02-01
    soldstatus $279,000 171-char remark

    Show marketing remark (171 chars)

    EXCELLENT INVESTMENT OPPORTUNITY * SECURITY ENTRY & ON A LARGE WIDE ST * HYDE PARK AREA OF L. A. * 80% LTV REO FINANCING * SUBMIT ALL OFFERS WITH PREQUAL TO L/A *

16. 1997-12-15
    soldstatus $279,000
17. 1997-11-21
    soldstatus $279,000
18. 1997-10-17
    historical 171-char remark

    Show marketing remark (171 chars)

    EXCELLENT INVESTMENT OPPORTUNITY * SECURITY ENTRY & ON A LARGE WIDE ST * HYDE PARK AREA OF L. A. * 80% LTV REO FINANCING * SUBMIT ALL OFFERS WITH PREQUAL TO L/A *

19. 1997-10-14
    listed $279,000
20. 1997-09-30
    historical
21. 1997-08-15
    listed $279,000 171-char remark

    Show marketing remark (171 chars)

    EXCELLENT INVESTMENT OPPORTUNITY * SECURITY ENTRY & ON A LARGE WIDE ST * HYDE PARK AREA OF L. A. * 80% LTV REO FINANCING * SUBMIT ALL OFFERS WITH PREQUAL TO L/A *

22. 1997-07-16
    historical
23. 1997-04-16
    listed
24. 1997-04-16
    listed $279,000
25. 1986-10-01
    soldstatus $345,000

ⓘ 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: $7,043 · $587/mo
• Projected year-2 tax: $12,882 · $1,074/mo
• Expected delta: +$5,839/yr (+$487/mo · 82.9%)

ⓘ 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 ≥86°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: $298,008
• − Mortgage interest: −$94,946
• − Property taxes: −$7,043
• − Insurance: −$8,475
• − Repairs & maintenance: −$23,841
• − Management: −$23,841
• − Depreciation: −$49,309
• Taxable income: $90,553
• Est. tax owed @ 24.0%: −$21,733
• After-tax cash flow: $91,510/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+407.0% since first listed

12 events — show timeline

• 2026-05-06 Listed $1,749,000 TheMLS
• 1998-02-01 Sold (MLS) $279,000 TheMLS
• 1997-12-15 Sold (MLS) $279,000 CRMLS
• 1997-11-21 Sold (Public Records) $279,000 Public Records
• 1997-10-17 Delisted — TheMLS
• 1997-10-14 Listed $279,000 CRMLS
• 1997-09-30 Listing Removed — CRMLS
• 1997-08-15 Listed $279,000 TheMLS
• 1997-07-16 Delisted — TheMLS
• 1997-04-16 Listed $279,000 CRMLS
• 1997-04-16 Listed — TheMLS
• 1986-10-01 Sold (Public Records) $345,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,043 · +2.7% YoY. Source: county tax records.