6649 Sepulveda Blvd · Los Angeles, CA 91411

$2,995,000

24 bd · 13.0 ba · 10,480 sqft · MultiFamily public records · 183 Days on market

Built 1954 0.32 ac lot $286/sqft · at area comps Est $3107k · 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +9.1/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 13 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

The subject property is a 13 unit apartment building located at 6649 Sepulveda Boulevard, Van Nuys, CA 91411. The property was built in 1954 and is located North of Victory Boulevard and South of Vanowen Street. The unit mix consists of one studio/one-bathroom unit, eleven two-bedroom/one-bathroom units, and one three-bedroom/one-bathroom unit. The building has an interior courtyard and there is a laundry room. The Seller shall provide the Buyer with approved plans for 3 accessory dwelling units (ADUs), one one-bedroom/one-bathroom and two two-bedroom/one-bathroom.

Key facts

• Interior courtyard
• Laundry room
• 0.32 acre lot

Tags

• INTERIOR COURTYARD
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 13 × 24-bed/13.0-bath units multifamily listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $15k ($179k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($43k rent vs $3.00M).
• Recommended offer: $2.64M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 (-2.1%/yr); 58 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $42,798/mo this rent would consume 688% of the median local household income ($75k/yr) (locally 2221% 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 $21k of loan paydown is wiped out by about $90k 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 + 0.0% rent growth), your $839k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($2.64M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $1.40M; list at $3.00M implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $2,635,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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 1954 — 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: 1.43% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (median comp): $3,107,468
• List price: $2,995,000
• Delta: -3.62%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.40×
• Total profit: $337,159
• Equity at exit: $446,564

10-year hold

• IRR: 17.1%
• Equity multiple: 2.23×
• Total profit: $1,028,212
• Equity at exit: $258,953

Cash invested: $838,600 (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 91411

• Rents YoY: -2.1%
• Active inventory: 58
• Price-to-rent: 75.8×

Monthly cashflow live

• Estimated rent: $42,798 medium
• Mortgage (P&I): −$15,706
• Tax from tax record: −$1,966 /mo · $23,598/yr
• Insurance: −$1,248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,988
• Net cashflow: $14,890

Break-even live

Break-even rent $23,950

Max offer price $2,995,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 13× units	24	13	$42,796
Total (13 units)			$42,798

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: $748,750
• Closing costs: $89,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $2,995,000 Active 183 DOM
2. 2026-06-17
   days on market $2,995,000 Active 182 DOM
3. 2026-06-16
   days on market $2,995,000 Active 181 DOM
4. 2026-06-15
   days on market $2,995,000 Active 180 DOM
5. 2026-06-13
   days on market $2,995,000 Active 178 DOM
6. 2026-06-09
   days on market $2,995,000 Active 174 DOM
7. 2026-06-08
   days on market $2,995,000 Active 173 DOM
8. 2026-06-07
   days on market $2,995,000 Active 172 DOM
9. 2026-06-04
   days on market $2,995,000 Active 169 DOM
10. 2026-06-03
    days on market $2,995,000 Active 168 DOM
11. 2026-06-02
    days on market $2,995,000 Active 167 DOM
12. 2026-06-01
    days on market $2,995,000 Active 166 DOM
13. 2026-05-31
    days on market $2,995,000 Active 165 DOM
14. 2026-02-27
    price $2,995,000 571-char remark

    Show marketing remark (571 chars)

    The subject property is a 13 unit apartment building located at 6649 Sepulveda Boulevard, Van Nuys, CA 91411. The property was built in 1954 and is located North of Victory Boulevard and South of Vanowen Street. The unit mix consists of one studio/one-bathroom unit, eleven two-bedroom/one-bathroom units, and one three-bedroom/one-bathroom unit. The building has an interior courtyard and there is a laundry room. The Seller shall provide the Buyer with approved plans for 3 accessory dwelling units (ADUs), one one-bedroom/one-bathroom and two two-bedroom/one-bathroom.

15. 2025-12-17
    listed $3,095,000 Active 571-char remark

    Show marketing remark (571 chars)

    The subject property is a 13 unit apartment building located at 6649 Sepulveda Boulevard, Van Nuys, CA 91411. The property was built in 1954 and is located North of Victory Boulevard and South of Vanowen Street. The unit mix consists of one studio/one-bathroom unit, eleven two-bedroom/one-bathroom units, and one three-bedroom/one-bathroom unit. The building has an interior courtyard and there is a laundry room. The Seller shall provide the Buyer with approved plans for 3 accessory dwelling units (ADUs), one one-bedroom/one-bathroom and two two-bedroom/one-bathroom.

16. 2025-08-21
    historical
17. 2025-04-22
    listed Active
18. 2009-10-08
    soldstatus $1,400,000
19. 2008-11-02
    historical
20. 2008-04-01
    listed

ⓘ 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: $23,598 · $1,966/mo
• Projected year-2 tax: $23,598 · $1,966/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $513,576
• − Mortgage interest: −$167,767
• − Property taxes: −$23,598
• − Insurance: −$14,975
• − Repairs & maintenance: −$41,086
• − Management: −$41,086
• − Depreciation: −$87,127
• Taxable income: $137,937
• Est. tax owed @ 24.0%: −$33,105
• After-tax cash flow: $145,574/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): 23,185
• Household income: $74,617
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 2221.0

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 47% White 32% Two or more races 24% Asian 10% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 1%
• Foreign-born: 39% · Canada, China, South Korea
• Languages at home: 46% English-only · Spanish 39% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -645.50%
• Current HPI: 490.2578
• Rent YoY: ▼ -2.06%
• 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

+113.9% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $2,995,000 TheMLS
• 2025-12-17 Listed $3,095,000 TheMLS
• 2025-08-21 Delisted — TheMLS
• 2025-04-22 Listed — TheMLS
• 2009-10-08 Sold (Public Records) $1,400,000 Public Records
• 2008-11-02 Delisted — TheMLS
• 2008-04-01 Listed — TheMLS

Property tax history

+4.6%/yr

Latest (2025): $23,598 · +1.6% YoY. Source: county tax records.