6023 11th Ave · Los Angeles, CA 90043

$875,000

1 bd · 1.0 ba · 590 sqft · MultiFamily public records · 80 Days on market

Built 1937 7,587 sqft lot $1483/sqft · 306% above area Est $890k · 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 +19.9/30.0
• ARV discount +8.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention Investors and Owner-Users! | Four Single-Story Free-Standing Homes Located in the Desirable Hyde Park Neighborhood of Los Angeles | Perfect Opportunity for Owner-User | Situated 2 blocks away from the Hyde Park Station for the Crenshaw/ LAX Metro Transit Line (K Line) | Area offers easy access to Baldwin Hills Crenshaw Plaza, Kia Form, SoFi Stadium, Intuit Dome, Hollywood Park Casino, Westfield Culver City, Los Angeles International Airport (LAX), The University of Southern California, Crypto Arena, and more | Zoning is LAR3 Transit Oriented Community (TOC) Area Tier 3 Zoning | Build up to 17 Units | Reduced Parking Requirements and Setback Allowances | No Subterranean Parking Required & Only 0.5 Parking Spaces Per Unit | Owner Occupants can Buy Using Residential Conv or FHA Financing.

Key facts

• Build up to 17 units
• 7,587 sq ft lot
• Garage

Tags

• EASY ACCESS TO KIA FORM
• EASY ACCESS TO SOFI STADIUM
• EASY ACCESS TO INTUIT DOME
• EASY ACCESS TO CRYPTO ARENA
• BUILD UP TO 17 UNITS
• REDUCED PARKING REQUIREMENTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $826k (5.6% below list).
• Recommended offer: $822k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $8,257/mo this rent would consume 153% 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 $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 80 days — a 6% lower offer ($822k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $420k; list at $875k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $822,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $890,464
• List price: $875,000
• Delta: -1.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-57,645
• Equity at exit: $130,465

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $108,401
• Equity at exit: $75,654

Cash invested: $245,000 (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 90043

• Rents YoY: 5.0%
• Active inventory: 142
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $8,257 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$513 /mo · $6,150/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,734
• Net cashflow: $1,057

Break-even live

Break-even rent $6,919

Max offer price $875,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,553	-5% $1,305	+0% $1,057	+5% $810	+10% $562
Rent	-10% $405	-5% $731	+0% $1,057	+5% $1,383	+10% $1,710
Rate	-1.0pp $1,498	-0.5pp $1,280	base $1,057	+0.5pp $831	+1.0pp $600

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,256
Total (4 units)			$8,257

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 W 60th St Los Angeles, CA	1.0	1.0	650	$1,695	$2.61	17d	1	0.10mi
6021 10th Ave Los Angeles, CA	1.0	1.0	432	$1,895	$4.39	44d	3	0.10mi
3206 W 60th St Unit 3206-04 Los Angeles, CA	1.0	1.0	650	$1,695	$2.61	25d	1	0.11mi
6215 Crenshaw Blvd Los Angeles, CA	1.0	1.0	600	$1,695	$2.83	44d	1	0.13mi
5919 Crenshaw Blvd Unit 22 Los Angeles, CA	1.0	1.0	650	$1,695	$2.61	44d	1	0.14mi
6036 10th Ave Unit 6050 Los Angeles, CA	1.0	1.0	600	$1,625	$2.71	21d	1	0.14mi
3413 W 63rd St Unit 3417 Los Angeles, CA	1.0	1.0	650	$1,800	$2.77	25d	1	0.15mi
6117 1/2 S Victoria Ave Los Angeles, CA	1.0	1.0	600	$1,900	$3.17	44d	1	0.16mi
6129 S Victoria Ave Unit 1 Los Angeles, CA	1.0	1.0	710	$1,890	$2.66	44d	1	0.18mi
6205 8th Ave Los Angeles, CA	1.0	1.0	685	$1,895	$2.77	22d	1	0.21mi
6307 8th Ave Los Angeles, CA	1.0	1.0	650	$1,950	$3.00	44d	1	0.24mi
6107 Brynhurst Ave Los Angeles, CA	1.0	1.0	658	$1,650	$2.51	11d	1	0.25mi
6340 10th Ave Unit 6404 Los Angeles, CA	1.0	1.0	450	$1,750	$3.89	44d	1	0.26mi
6340 10th Ave Unit 6400 Los Angeles, CA	1.0	1.0	450	$1,750	$3.89	17d	1	0.26mi
6402 1/2 10th Ave Los Angeles, CA	1.0	1.0	450	$1,750	$3.89	25d	1	0.26mi
6407 10th Ave Los Angeles, CA	1.0–2.0	1.0	671	$1,895	$2.82	22d	2	0.26mi
6419 10th Ave Los Angeles, CA	2.0	1.0	750	$2,000	$2.67	44d	1	0.28mi
6100 West Blvd Los Angeles, CA	1.0	1.0	557	$1,950	$3.50	44d	1	0.28mi
6416 S Victoria Ave Unit 2 Los Angeles, CA	1.0	1.0	650	$2,095	$3.22	44d	1	0.28mi
3121 W Slauson Ave Los Angeles, CA	1.0	1.0	614	$1,900	$3.09	44d	1	0.31mi
6430 8th Ave Los Angeles, CA	2.0	1.0	725	$2,295	$3.17	44d	1	0.36mi
3320 W 66th St Unit 1 Los Angeles, CA	1.0	1.0	450	$1,550	$3.44	25d	1	0.38mi
6545 S Victoria Ave Los Angeles, CA	1.0	1.0	680	$1,955	$2.88	3d	1	0.42mi
6633 Crenshaw Blvd Los Angeles, CA	1.0	1.0	580	$1,895	$3.27	25d	1	0.44mi
6635 Crenshaw Blvd Unit 6629-15 Los Angeles, CA	1.0	1.0	612	$1,850	$3.02	3d	1	0.44mi
6635 Crenshaw Blvd Los Angeles, CA	1.0	1.0	612	$1,855	$3.03	11d	1	0.44mi
6629 Crenshaw Blvd Los Angeles, CA	1.0	1.0	612	$1,850	$3.02	11d	1	0.46mi
6804 11th Ave Los Angeles, CA	2.0	1.0	700	$2,440	$3.49	44d	1	0.56mi
6723 Brynhurst Ave Unit 0 Los Angeles, CA	1.0	1.0	650	$2,000	$3.08	44d	1	0.57mi
6714 West Blvd Unit 1 Los Angeles, CA	2.0	1.0	741	$2,197	$2.96	44d	1	0.58mi
6803 Brynhurst Ave Los Angeles, CA	1.0	1.0	730	$1,925	$2.64	44d	2	0.60mi
6736 West Blvd Los Angeles, CA	1.0	1.0	500	$1,695	$3.39	44d	1	0.62mi
6736 West Blvd Unit 6800-03 Los Angeles, CA	1.0	1.0	500	$1,695	$3.39	44d	1	0.62mi
6809 West Blvd Unit B Inglewood, CA	1.0	1.0	550	$1,700	$3.09	44d	1	0.67mi
3326 W 52nd St Los Angeles, CA	2.0	1.0–2.0	442	$2,130	$4.81	44d	30	0.67mi
5819 Arlington Ave Los Angeles, CA	2.0	1.0	640	$2,200	$3.44	44d	1	0.68mi
5144 Crenshaw Blvd Unit 403 Los Angeles, CA	1.0	1.0	559	$2,400	$4.29	14d	1	0.72mi
5144 Crenshaw Blvd Apt 207 Los Angeles, CA	1.0	1.0	537	$2,300	$4.28	44d	1	0.72mi
3451 W Florence Ave Los Angeles, CA	2.0	1.0	725	$2,300	$3.17	6d	2	0.72mi
6411 S Van Ness Ave Los Angeles, CA	1.0	1.0	690	$1,900	$2.75	44d	1	0.73mi

Listing history 19 events

1. 2026-06-18
   days on market $875,000 Active 80 DOM
2. 2026-06-17
   days on market $875,000 Active 79 DOM
3. 2026-06-16
   days on market $875,000 Active 78 DOM
4. 2026-06-15
   days on market $875,000 Active 77 DOM
5. 2026-06-13
   days on market $875,000 Active 75 DOM
6. 2026-06-09
   days on market $875,000 Active 71 DOM
7. 2026-06-08
   days on market $875,000 Active 70 DOM
8. 2026-06-07
   days on market $875,000 Active 69 DOM
9. 2026-06-04
   days on market $875,000 Active 66 DOM
10. 2026-06-03
    days on market $875,000 Active 65 DOM
11. 2026-06-02
    days on market $875,000 Active 64 DOM
12. 2026-06-01
    days on market $875,000 Active 63 DOM
13. 2026-05-31
    days on market $875,000 Active 62 DOM
14. 2026-03-30
    listed $875,000 Active 812-char remark

    Show marketing remark (812 chars)

    Attention Investors and Owner-Users! | Four Single-Story Free-Standing Homes Located in the Desirable Hyde Park Neighborhood of Los Angeles | Perfect Opportunity for Owner-User | Situated 2 blocks away from the Hyde Park Station for the Crenshaw/ LAX Metro Transit Line (K Line) | Area offers easy access to Baldwin Hills Crenshaw Plaza, Kia Form, SoFi Stadium, Intuit Dome, Hollywood Park Casino, Westfield Culver City, Los Angeles International Airport (LAX), The University of Southern California, Crypto Arena, and more | Zoning is LAR3 Transit Oriented Community (TOC) Area Tier 3 Zoning | Build up to 17 Units | Reduced Parking Requirements and Setback Allowances | No Subterranean Parking Required & Only 0.5 Parking Spaces Per Unit | Owner Occupants can Buy Using Residential Conv or FHA Financing.

15. 2004-08-18
    soldstatus $419,900 271-char remark

    Show marketing remark (271 chars)

    ABSOLUTELY NO SHOWINGS UNTIL ACCEPTED OFFER. 3 OF THE 4 UNITS ARE SECTION 8. PROPERTY SOLD "AS-IS". SELLER WILL ONLY PROVIDE TERMITE REPORT, BUT WILL NOT DETERMINE WORK. BUYER TO COOPERATE WITH 1031 EXCHANGE AT NO COST TO BUYER. LISTING AGENT RELATED TO SELLER.

16. 2004-06-29
    historical 271-char remark

    Show marketing remark (271 chars)

    ABSOLUTELY NO SHOWINGS UNTIL ACCEPTED OFFER. 3 OF THE 4 UNITS ARE SECTION 8. PROPERTY SOLD "AS-IS". SELLER WILL ONLY PROVIDE TERMITE REPORT, BUT WILL NOT DETERMINE WORK. BUYER TO COOPERATE WITH 1031 EXCHANGE AT NO COST TO BUYER. LISTING AGENT RELATED TO SELLER.

17. 2004-02-10
    listed $419,900 271-char remark

    Show marketing remark (271 chars)

    ABSOLUTELY NO SHOWINGS UNTIL ACCEPTED OFFER. 3 OF THE 4 UNITS ARE SECTION 8. PROPERTY SOLD "AS-IS". SELLER WILL ONLY PROVIDE TERMITE REPORT, BUT WILL NOT DETERMINE WORK. BUYER TO COOPERATE WITH 1031 EXCHANGE AT NO COST TO BUYER. LISTING AGENT RELATED TO SELLER.

18. 1991-10-04
    soldstatus $225,000
19. 1979-08-09
    soldstatus $65,400

ⓘ 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: $6,150 · $513/mo
• Projected year-2 tax: $6,650 · $554/mo
• Expected delta: +$500/yr (+$42/mo · 8.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°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: $99,084
• − Mortgage interest: −$49,014
• − Property taxes: −$6,150
• − Insurance: −$4,375
• − Repairs & maintenance: −$7,927
• − Management: −$7,927
• − Depreciation: −$25,455
• Taxable loss: −$1,763
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $13,111/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

+1237.9% since first listed

6 events — show timeline

• 2026-03-30 Listed $875,000 CRMLS
• 2004-08-18 Sold (MLS) $419,900 TheMLS
• 2004-06-29 Delisted — TheMLS
• 2004-02-10 Listed $419,900 TheMLS
• 1991-10-04 Sold (Public Records) $225,000 Public Records
• 1979-08-09 Sold (Public Records) $65,400 Public Records

Property tax history

+1.6%/yr

Latest (2025): $6,150 · +1.1% YoY. Source: county tax records.