6054 Farmdale Ave #6 · Los Angeles, CA 91606

$1,100,000

10 bd · 6.0 ba · 4,769 sqft · MultiFamily public records · 118 Days on market

Built 1957 7,443 sqft lot $231/sqft · 26% below area Est $1484k · 26% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

6054 Farmdale Avenue offers an opportunity to acquire a well-located six-unit apartment building in North Hollywood, one of the San Fernando Valley's most active rental submarkets. The property consists of a unit mix of two one-bedroom/one-bathroom units and four two-bedroom/one-bathroom units, catering to strong and consistent tenant demand in the area. The property presents a compelling value-add opportunity with approximately 46% upside in rents. The asset is located close to the NoHo West development, further enhancing tenant demand and long-term rental growth prospects. Located just minutes from major employment centers, retail corridors, and transit access, 6054 Farmdale Avenue benefits from North Hollywood's continued growth and renter appeal. This is an ideal opportunity for investors seeking hands-on value creation with long-term upside.

Key facts

• Retail corridors
• Transit access
• 7,443 sq ft lot

Tags

• SIX UNIT APARTMENT BUILDING
• VALUE ADD OPPORTUNITY
• NOHO WEST DEVELOPMENT
• MAJOR EMPLOYMENT CENTERS
• RETAIL CORRIDORS
• TRANSIT ACCESS

🏷️ Possibly a rental listed for sale. The $1,100,000 price doesn't fit this home's estimated sale value (~$1,484,048) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).
• Recommended offer: $1.00M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 falling (-3.1%/yr); 98 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,544/mo this rent would consume 209% of the median local household income ($66k/yr) (locally 3946% 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 $8k of loan paydown is wiped out by about $33k 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 118 days — a 9% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $910k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $1,001,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1957 — 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: 1.05% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,484,048
• List price: $1,100,000
• Delta: -25.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11447 Tiara St #1	0.15mi	10/9.0	5,210 (+9%)	3mo	$1,345,000	$258	64
6120 Radford Ave	0.62mi	10/6.0	4,516 (-5%)	15mo	$1,474,000	$326	50
11415 Miranda St	0.41mi	10/6.0	4,164 (-13%)	15mo	$1,550,000	$372	48
11218 Oxnard St	0.36mi	11/11.0 (+1)	4,152 (-13%)	9mo	$2,000,000	$482	34
11304 Tiara	0.30mi	9/3.5 (-1)	4,117 (-14%)	24mo	$1,405,000	$341	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.66×
• Total profit: $-105,851
• Equity at exit: $164,014

10-year hold

• IRR: -4.9%
• Equity multiple: 0.72×
• Total profit: $-85,903
• Equity at exit: $95,108

Cash invested: $308,000 (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 91606

• Rents YoY: -3.1%
• Active inventory: 98
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $11,544 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,226 /mo · $14,716/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,424
• Net cashflow: $1,667

Break-even live

Break-even rent $9,434

Max offer price $1,100,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$11,544
Total (3 units)			$11,544

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $1,100,000 Active 118 DOM
2. 2026-06-17
   days on market $1,100,000 Active 117 DOM
3. 2026-06-16
   days on market $1,100,000 Active 116 DOM
4. 2026-06-15
   days on market $1,100,000 Active 115 DOM
5. 2026-06-13
   days on market $1,100,000 Active 113 DOM
6. 2026-06-09
   days on market $1,100,000 Active 109 DOM
7. 2026-06-08
   days on market $1,100,000 Active 108 DOM
8. 2026-06-07
   days on market $1,100,000 Active 107 DOM
9. 2026-06-04
   days on market $1,100,000 Active 104 DOM
10. 2026-06-03
    days on market $1,100,000 Active 103 DOM
11. 2026-06-02
    days on market $1,100,000 Active 102 DOM
12. 2026-06-01
    days on market $1,100,000 Active 101 DOM
13. 2026-05-31
    days on market $1,100,000 Active 100 DOM
14. 2026-03-27
    soldstatus $910,000
15. 2026-02-20
    listed $1,100,000 Active 858-char remark

    Show marketing remark (858 chars)

    6054 Farmdale Avenue offers an opportunity to acquire a well-located six-unit apartment building in North Hollywood, one of the San Fernando Valley's most active rental submarkets. The property consists of a unit mix of two one-bedroom/one-bathroom units and four two-bedroom/one-bathroom units, catering to strong and consistent tenant demand in the area. The property presents a compelling value-add opportunity with approximately 46% upside in rents. The asset is located close to the NoHo West development, further enhancing tenant demand and long-term rental growth prospects. Located just minutes from major employment centers, retail corridors, and transit access, 6054 Farmdale Avenue benefits from North Hollywood's continued growth and renter appeal. This is an ideal opportunity for investors seeking hands-on value creation with long-term upside.

16. 2024-10-04
    historical $1,995
17. 2024-09-08
    listed $1,995
18. 2015-08-03
    soldstatus $970,000 Closed 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

19. 2015-08-03
    soldstatus $970,000

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

20. 2015-08-03
    soldstatus $970,000

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

21. 2015-07-26
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

22. 2015-06-06
    status Backup Offers Accepted 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

23. 2015-05-15
    status Active 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

24. 2015-04-15
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

25. 2015-04-08
    status Active 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

26. 2015-03-19
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

27. 2015-03-16
    listed $985,000 Active 204-char remark

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

28. 2015-03-16
    listed $985,000

    Show marketing remark (204 chars)

    Excellent Investment Opportunity. Six units mostly two bedrooms in North Hollywood. Six enclosed garages. Separate meters. Buyer to cooperate with Seller in a 1031 Exchange. Please don't disturb tenants.

29. 2011-02-07
    soldstatus $672,500
30. 1999-06-25
    soldstatus $260,000
31. 1990-01-17
    soldstatus $365,000
32. 1987-10-14
    soldstatus $134,500
33. 1986-12-30
    soldstatus $255,000

ⓘ 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: $14,716 · $1,226/mo
• Projected year-2 tax: $14,716 · $1,226/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $138,528
• − Mortgage interest: −$61,617
• − Property taxes: −$14,716
• − Insurance: −$5,500
• − Repairs & maintenance: −$11,082
• − Management: −$11,082
• − Depreciation: −$32,000
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $19,391/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): 43,559
• Household income: $66,200
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 3946.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 19% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Scotch-Irish 2% Romanian 1% Subsaharan African 1%
• Foreign-born: 43% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 47% Other Indo-European 12% Russian/Polish/Slavic 3%

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: ▼ -1100.02%
• Current HPI: 493.8996
• Rent YoY: ▼ -3.12%
• 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

+256.9% since first listed

20 events — show timeline

• 2026-03-27 Sold (Public Records) $910,000 Public Records
• 2026-02-20 Listed $1,100,000 TheMLS
• 2024-10-04 Rental Removed $1,995 APPFOLIO
• 2024-09-08 Listed for Rent $1,995 APPFOLIO
• 2015-08-03 Sold (Public Records) $970,000 Public Records
• 2015-08-03 Sold (MLS) $970,000 SDMLS
• 2015-08-03 Sold (MLS) $970,000 TheMLS
• 2015-07-26 Pending — TheMLS
• 2015-06-06 Pending — TheMLS
• 2015-05-15 Relisted — TheMLS
• 2015-04-15 Pending — TheMLS
• 2015-04-08 Relisted — TheMLS
• 2015-03-19 Pending — TheMLS
• 2015-03-16 Listed $985,000 TheMLS
• 2015-03-16 Listed $985,000 SDMLS
• 2011-02-07 Sold (Public Records) $672,500 Public Records
• 1999-06-25 Sold (Public Records) $260,000 Public Records
• 1990-01-17 Sold (Public Records) $365,000 Public Records
• 1987-10-14 Sold (Public Records) $134,500 Public Records
• 1986-12-30 Sold (Public Records) $255,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $14,716 · +1.4% YoY. Source: county tax records.