6127 Romaine St · Los Angeles, CA 90038

$1,945,000

6 bd · 8.0 ba · 5,560 sqft · MultiFamily public records · 94 Days on market

Built 1953 6,505 sqft lot $350/sqft · at area comps Est $1943k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 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: 8 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 pleased to present 6127 Romaine Street, an 8-unit, pride-of-ownership multifamily asset located in the heart of Hollywood. This boutique, professionally managed 1950s-era property offers investors the opportunity to acquire an asset with strong in-place rents as well as value-add potential. Select capital improvements have been completed, inclusive of unit renovations to the majority of units, updates to the electrical, and new windows throughout. There are individual water heaters and ratio utility billing, so the property is running very efficiently. Located in a walkable, high-demand pocket of Hollywood, 753 N Hudson Avenue is surrounded by several newer Class A multifamily, mixed-use developments, and entertainment-industry hubs such as studios and post-production facilities. The asset offers a lower-cost alternative to nearby luxury buildings while delivering comparable unit finishes, appealing to quality-conscious tenants at more accessible rents. Professionally managed throughout the seller's ownership, this property stands out as a smooth operating, income-producing investment with room for rental growth making it an ideal acquisition for investors seeking both cash flow and appreciation in one of Los Angeles' most dynamic rental submarkets.

Key facts

• Unit renovations
• 1950s era property
• New windows

Tags

• 8 UNIT MULTIFAMILY ASSET
• 1950S ERA PROPERTY
• UNIT RENOVATIONS
• NEW WINDOWS
• INDIVIDUAL WATER HEATERS
• RATIO UTILITY BILLING

What this means for you Summary

Snapshot

• This is a 8 × 6-bed/8.0-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $15k ($178k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $1.95M).
• Recommended offer: $1.77M (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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-, crime F, cost of living 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.
• Zoned schools: Vine Street Elementary (251 students, 92% FRL); Hubert Howe Bancroft Middle (446 students, 92% FRL); Fairfax Senior High (math 40% / reading 61%, grade D+, #324 of 1,170 statewide, top 28%, 1,632 students, 81% FRL) — zoned schools average 89% FRL vs 67% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 88 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $35,608/mo this rent would consume 695% of the median local household income ($61k/yr) (locally 4038% 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 $13k of loan paydown is wiped out by about $58k 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 + 0.7% rent growth), your $545k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($1.77M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $450k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,769,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 1953 — 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: 1.83% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.71%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $1,942,663
• List price: $1,945,000
• Delta: 0.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.01×
• Total profit: $549,027
• Equity at exit: $290,006

10-year hold

• IRR: 31.5%
• Equity multiple: 3.53×
• Total profit: $1,377,665
• Equity at exit: $168,168

Cash invested: $544,600 (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 90038

• Rents YoY: 0.7%
• Active inventory: 88
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $35,608 medium
• Mortgage (P&I): −$10,200
• Tax from tax record: −$2,277 /mo · $27,328/yr
• Insurance: −$810
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,478
• Net cashflow: $14,843

Break-even live

Break-even rent $16,820

Max offer price $1,945,000

Occupancy floor 53%

Sensitivity live

Price	-10% $15,944	-5% $15,393	+0% $14,843	+5% $14,292	+10% $13,742
Rent	-10% $12,030	-5% $13,436	+0% $14,843	+5% $16,249	+10% $17,656
Rate	-1.0pp $15,822	-0.5pp $15,337	base $14,843	+0.5pp $14,339	+1.0pp $13,826

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

Units	Beds	Baths	Est. rent
▸ 8× units	6	8	$35,608
Total (8 units)			$35,608

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: $486,250
• Closing costs: $58,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N McCadden Pl Los Angeles, CA	6.0	5.5	5000	$17,500	$3.50	46d	1	1.02mi
748 N Detroit St Los Angeles, CA	5.0	6.0	5345	$18,500	$3.46	46d	1	1.17mi
2172 Argyle Ave Los Angeles, CA	5.0	6.0	4106	$12,500	$3.04	27d	1	1.47mi
2069 N Gramercy Pl Los Angeles, CA	5.0	6.0	5110	$30,000	$5.87	46d	1	1.49mi

Listing history 27 events

1. 2026-06-22
   days on market $1,945,000 Active 94 DOM
2. 2026-06-21
   days on market $1,945,000 Active 93 DOM
3. 2026-06-18
   days on market $1,945,000 Active 90 DOM
4. 2026-06-17
   days on market $1,945,000 Active 89 DOM
5. 2026-06-16
   days on market $1,945,000 Active 88 DOM
6. 2026-06-15
   days on market $1,945,000 Active 87 DOM
7. 2026-06-13
   pricedays on market $1,945,000 Active 85 DOM
8. 2026-06-09
   days on market $2,095,000 Active 81 DOM
9. 2026-06-08
   days on market $2,095,000 Active 80 DOM
10. 2026-06-07
    days on market $2,095,000 Active 79 DOM
11. 2026-06-04
    days on market $2,095,000 Active 76 DOM
12. 2026-06-03
    days on market $2,095,000 Active 75 DOM
13. 2026-06-02
    days on market $2,095,000 Active 74 DOM
14. 2026-06-01
    days on market $2,095,000 Active 73 DOM
15. 2026-05-31
    days on market $2,095,000 Active 72 DOM
16. 2026-04-16
    price $2,095,000 1276-char remark

    Show marketing remark (1276 chars)

    We are pleased to present 6127 Romaine Street, an 8-unit, pride-of-ownership multifamily asset located in the heart of Hollywood. This boutique, professionally managed 1950s-era property offers investors the opportunity to acquire an asset with strong in-place rents as well as value-add potential. Select capital improvements have been completed, inclusive of unit renovations to the majority of units, updates to the electrical, and new windows throughout. There are individual water heaters and ratio utility billing, so the property is running very efficiently. Located in a walkable, high-demand pocket of Hollywood, 753 N Hudson Avenue is surrounded by several newer Class A multifamily, mixed-use developments, and entertainment-industry hubs such as studios and post-production facilities. The asset offers a lower-cost alternative to nearby luxury buildings while delivering comparable unit finishes, appealing to quality-conscious tenants at more accessible rents. Professionally managed throughout the seller's ownership, this property stands out as a smooth operating, income-producing investment with room for rental growth making it an ideal acquisition for investors seeking both cash flow and appreciation in one of Los Angeles' most dynamic rental submarkets.

17. 2026-03-17
    listed $2,395,000 Active 1276-char remark

    Show marketing remark (1276 chars)

    We are pleased to present 6127 Romaine Street, an 8-unit, pride-of-ownership multifamily asset located in the heart of Hollywood. This boutique, professionally managed 1950s-era property offers investors the opportunity to acquire an asset with strong in-place rents as well as value-add potential. Select capital improvements have been completed, inclusive of unit renovations to the majority of units, updates to the electrical, and new windows throughout. There are individual water heaters and ratio utility billing, so the property is running very efficiently. Located in a walkable, high-demand pocket of Hollywood, 753 N Hudson Avenue is surrounded by several newer Class A multifamily, mixed-use developments, and entertainment-industry hubs such as studios and post-production facilities. The asset offers a lower-cost alternative to nearby luxury buildings while delivering comparable unit finishes, appealing to quality-conscious tenants at more accessible rents. Professionally managed throughout the seller's ownership, this property stands out as a smooth operating, income-producing investment with room for rental growth making it an ideal acquisition for investors seeking both cash flow and appreciation in one of Los Angeles' most dynamic rental submarkets.

18. 2015-07-30
    soldstatus $1,875,000
19. 2015-01-15
    soldstatus $1,425,000 Closed 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

20. 2015-01-15
    soldstatus $1,425,000

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

21. 2014-11-25
    status Pending 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

22. 2014-11-18
    price $1,550,000 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

23. 2014-11-18
    status Active 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

24. 2014-11-07
    status Pending 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

25. 2014-10-21
    listed $1,600,000 Active 327-char remark

    Show marketing remark (327 chars)

    We are proud to present the exclusive listing of 6127 Romaine, an 8 unit apartment building located in Hollywood. The property has a great unit mix of 2+1's, 1+1's and singles. There is on-site laundry and 5 gated parking spaces in the rear of the property. Seven of eight units will be delivered vacant at the close of escrow.

26. 2014-06-26
    soldstatus $1,050,000
27. 2006-02-01
    soldstatus $825,000

ⓘ 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: $27,328 · $2,277/mo
• Projected year-2 tax: $27,328 · $2,277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $427,296
• − Mortgage interest: −$108,950
• − Property taxes: −$27,328
• − Insurance: −$9,725
• − Repairs & maintenance: −$34,184
• − Management: −$34,184
• − Depreciation: −$56,582
• Taxable income: $156,343
• Est. tax owed @ 24.0%: −$37,522
• After-tax cash flow: $140,591/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): 27,127
• Household income: $61,454
• Rent vs Own: 91.8% rent · 8.2% own
• Severe rent burden: 4038.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 15% Asian 7% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 39% · Canada, South Korea, Jamaica
• Languages at home: 44% English-only · Spanish 43% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -461.01%
• Current HPI: 349.1001
• Rent YoY: ▲ 0.67%
• 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

+153.9% since first listed

12 events — show timeline

• 2026-04-16 Price Changed $2,095,000 TheMLS
• 2026-03-17 Listed $2,395,000 TheMLS
• 2015-07-30 Sold (Public Records) $1,875,000 Public Records
• 2015-01-15 Sold (Public Records) $1,425,000 Public Records
• 2015-01-15 Sold (MLS) $1,425,000 TheMLS
• 2014-11-25 Pending — TheMLS
• 2014-11-18 Price Changed $1,550,000 TheMLS
• 2014-11-18 Relisted — TheMLS
• 2014-11-07 Pending — TheMLS
• 2014-10-21 Listed $1,600,000 TheMLS
• 2014-06-26 Sold (Public Records) $1,050,000 Public Records
• 2006-02-01 Sold (Public Records) $825,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $27,328 · +1.2% YoY. Source: county tax records.