6082 Cashio St · Los Angeles, CA 90035

$1,990,000

10 bd · 10.0 ba · 6,470 sqft · MultiFamily · 73 Days on market

Built 1962 Fair condition 6,793 sqft lot $308/sqft · at area comps Est $2076k · 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 +15.1/30.0
• ARV discount +9.4/15.0
• Appreciation +6.4/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0

Multi-family units

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

Exceptional 5-unit value-add opportunity in the heart of Pico-Robertson, one of the Westside's most desirable rental submarkets. 6082 Cashio Street offers a highly attractive unit mix with generously sized units, strong in-place income, and significant upside potential through rental repositioning, with current rents estimated to be over 50% below market. Adding to the appeal, TWO UNITS including the owner's unit WILL BE DELIVERED VACANT, providing immediate flexibility for an owner-user or investor seeking to capture market rents from day one. Offered at a compelling price per square foot, this property presents a rare opportunity to acquire a well-located asset with substantial income growth potential. Additional upside may also exist through ADU development, further enhancing long-term value and return potential. Ideally situated near premier dining, shopping, transit, and major Westside employment hubs, this is a standout opportunity for investors seeking both immediate stability and future upside. Property being sold As-Is.

Key facts

• Near shopping
• Near premier dining
• 6,793 sq ft lot

Tags

• 5 UNIT VALUE ADD OPPORTUNITY
• HIGHLY ATTRACTIVE UNIT MIX
• TWO UNITS DELIVERED VACANT
• ADU DEVELOPMENT POTENTIAL
• NEAR PREMIER DINING
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/2.0-bath units multifamily listed at $1.99M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive. Per door: $132/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.82M (8.3% below list).
• Recommended offer: $1.82M (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 soft (-1.6%/yr); 106 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 $18,242/mo this rent would consume 208% of the median local household income ($105k/yr) (locally 2317% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $68k of equity ($14k loan paydown + $54k appreciation (2.7% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 0.0% rent growth), your $557k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$170k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($1.87M) is reasonable based on typical stale-listing flexibility.

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 $1,824,200 (8.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $2,076,261
• List price: $1,990,000
• Delta: -4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 S Hayworth Ave	0.34mi	10/10.0	5,758 (-11%)	8mo	$1,900,000	$330	59
1421 S Shenandoah	0.52mi	11/9.0 (+1)	5,894 (-9%)	1mo	$1,765,000	$299	51
1036 S Bedford St	0.66mi	9/8.0 (-1)	5,861 (-9%)	14mo	$2,218,052	$378	29
1728 S Robertson Blvd	0.66mi	11/9.0 (+1)	5,667 (-12%)	14mo	$2,850,000	$503	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.72% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.36×
• Total profit: $198,867
• Equity at exit: $863,271

10-year hold

• IRR: 8.0%
• Equity multiple: 2.12×
• Total profit: $624,244
• Equity at exit: $1,306,399

Cash invested: $557,200 (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 90035

• Home prices YoY: 0.7%
• Rents YoY: -1.6%
• Active inventory: 106
• Price-to-rent: 45.5×

Monthly cashflow live

• Estimated rent: $18,242 high
• Mortgage (P&I): −$10,436
• Tax est. 1.5%: −$2,488 /mo · $29,850/yr
• Insurance: −$829
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,831
• Net cashflow: $659

Break-even live

Break-even rent $17,408

Max offer price $1,990,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	2	$18,240
Total (5 units)			$18,242

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: $497,500
• Closing costs: $59,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,990,000 Active 73 DOM
2. 2026-06-17
   days on market $1,990,000 Active 72 DOM
3. 2026-06-16
   days on market $1,990,000 Active 71 DOM
4. 2026-06-15
   days on market $1,990,000 Active 70 DOM
5. 2026-06-13
   days on market $1,990,000 Active 68 DOM
6. 2026-06-09
   days on market $1,990,000 Active 64 DOM
7. 2026-06-08
   days on market $1,990,000 Active 63 DOM
8. 2026-06-07
   days on market $1,990,000 Active 62 DOM
9. 2026-06-04
   days on market $1,990,000 Active 59 DOM
10. 2026-06-03
    days on market $1,990,000 Active 58 DOM
11. 2026-06-02
    days on market $1,990,000 Active 57 DOM
12. 2026-06-01
    days on market $1,990,000 Active 56 DOM
13. 2026-05-31
    days on market $1,990,000 Active 55 DOM
14. 2026-03-25
    listed $1,990,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Exceptional 5-unit value-add opportunity in the heart of Pico-Robertson, one of the Westside's most desirable rental submarkets. 6082 Cashio Street offers a highly attractive unit mix with generously sized units, strong in-place income, and significant upside potential through rental repositioning, with current rents estimated to be over 50% below market. Adding to the appeal, TWO UNITS including the owner's unit WILL BE DELIVERED VACANT, providing immediate flexibility for an owner-user or investor seeking to capture market rents from day one. Offered at a compelling price per square foot, this property presents a rare opportunity to acquire a well-located asset with substantial income growth potential. Additional upside may also exist through ADU development, further enhancing long-term value and return potential. Ideally situated near premier dining, shopping, transit, and major Westside employment hubs, this is a standout opportunity for investors seeking both immediate stability and future upside. Property being sold As-Is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $218,904
• − Mortgage interest: −$111,471
• − Property taxes: −$29,850
• − Insurance: −$9,950
• − Repairs & maintenance: −$17,512
• − Management: −$17,512
• − Depreciation: −$57,891
• Taxable loss: −$25,282
• Est. tax savings @ 24.0%: +$6,068
• After-tax cash flow: $13,973/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 5-unit property in Pico-Robertson requires moderate renovations to update kitchens and bathrooms, paint interior and exterior, and replace flooring. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate flooring — dated and in need of replacement
• Moderate exterior paint — moderate wear

Value-add opportunities

• Both update kitchen and bathrooms — modernizing the kitchen and bathrooms would significantly increase both resale and rental value
• Both paint interior and exterior — painting would improve curb appeal and interior aesthetics
• Both replace flooring — new flooring would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing the kitchen and bathrooms would significantly increase both resale and rental value ↑
• Both paint interior and exterior — painting would improve curb appeal and interior aesthetics ↑
• Both replace flooring — new flooring would improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,000
• Household income: $105,013
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2317.0

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 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Scotch-Irish 4% Italian 3% Romanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Spanish 7% Russian/Polish/Slavic 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: ▲ 2.72%
• Current HPI: 394.903
• Rent YoY: ▼ -1.60%
• 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

1 event — show timeline

• 2026-03-25 Listed $1,990,000 TheMLS