6007 Holmes · Florence-Graham, CA 90001

$739,000

9 bd · 5.1 ba · 3,392 sqft · MultiFamily · 144 Days on market

Built 1926 Fair condition 6,828 sqft lot $218/sqft · 14% below area Est $863k · 14% under ↓ 20% since listing

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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 +29.3/30.0
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 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

Prime Value-Add Mixed-Use Opportunity! Income + Redevelopment Upside. Attention investors, developers, and owner-users, this is the opportunity you’ve been waiting for. Rarely available mixed-use commercial/residential income property located in the Huntington Park Annex, positioned at the intersection of cash flow, value-add, and future redevelopment potential under California’s most impactful housing legislation. The property features five total units, including three residential units and two street-front retail storefronts, offering diversified income streams and strong upside. The residential unit mix includes a 1-bedroom/1-bath, 2-bedroom/1-bath, and a large 4-bedroom/2-bath unit, ideal for maximizing rental demand and repositioning potential. The retail storefronts enjoy excellent visibility and are well-suited for owner-users, service-based businesses, or continued leasing. The property requires repairs and capital improvements, making it an ideal acquisition for investors seeking a true value-add play. Bring your contractor and your vision - this asset is ready to be repositioned for higher income and long-term appreciation. With the passage of AB 2011 and SB 6, certain mixed-use and commercial properties may qualify for residential conversion, adaptive reuse, or increased residential density, subject to buyer’s independent verification and compliance with all applicable requirements. These laws, effective through July 1, 2033, create a powerful window of opportunity to unlock additional units, reconfigure existing space, or redevelop to meet the severe housing shortage across Los Angeles County. Perfect for: 1) Investors seeking current income with redevelopment upside, 2) 1031 exchange buyers looking to defer taxes and add value. 3) Developers targeting density and adaptive reuse opportunities. 4) Owner-users who want to operate a business while generating rental income. Properties offering this combination of location, mixed-use zoning, legislative tailwinds, and value-add potential are becoming increasingly scarce. High demand urban corridor. Strong upside. Time-sensitive opportunity. Buyer to conduct all investigations regarding zoning, permits, unit count, condition, and potential uses. Submit offers - this asset will not last.

Key facts

• Value-add play
• Excellent visibility
• Retail storefronts

Tags

• REDEVELOPMENT POTENTIAL
• DIVERSIFIED INCOME STREAMS
• RETAIL STOREFRONTS
• EXCELLENT VISIBILITY
• VALUE-ADD PLAY
• ADAPTIVE REUSE OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $739k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $869/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $739k).
• Recommended offer: $650k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.1% in Florence-Graham — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Lillian Street Elementary (352 students, 97% FRL); Thomas A. Edison Middle (876 students, 99% FRL); Huntington Park Senior High (math 17% / reading 52%, grade F, #618 of 1,170 statewide, top 56%, 1,465 students, 97% FRL) — zoned schools average 97% FRL vs 67% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,766/mo this rent would consume 193% of the median local household income ($61k/yr) (locally 2573% 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 $5k of loan paydown is wiped out by about $22k 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 + 3.0% rent growth), your $207k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($650k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $650,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — 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. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $862,723
• List price: $739,000
• Delta: -14.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6101 Makee Ave	0.30mi	9/5.0	3,306 (-2%)	17mo	$1,130,000	$342	68
6401 Converse Ave	0.33mi	8/5.0 (-1)	3,224 (-5%)	8mo	$1,340,000	$416	65
6425 Cottage St	0.53mi	8/4.5 (-1)	3,642 (+7%)	7mo	$1,075,000	$295	50
1518 E 55th St	0.60mi	10/6.0 (+1)	3,461 (+2%)	20mo	$950,000	$274	43
5604 Fortuna	0.50mi	8/4.0 (-1)	2,904 (-14%)	1mo	$855,000	$294	42
6616-6618 S Makee Ave	0.49mi	8/7.0 (-1)	3,767 (+11%)	23mo	$900,000	$239	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $46,507
• Equity at exit: $110,187

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $254,989
• Equity at exit: $63,895

Cash invested: $206,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90001

• Active inventory: 52
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $9,766 high
• Mortgage (P&I): −$3,875
• Tax est. 1.5%: −$924 /mo · $11,085/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,051
• Net cashflow: $2,608

Break-even live

Break-even rent $6,465

Max offer price $739,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,119	-5% $2,863	+0% $2,608	+5% $2,353	+10% $2,097
Rent	-10% $1,837	-5% $2,222	+0% $2,608	+5% $2,994	+10% $3,380
Rate	-1.0pp $2,980	-0.5pp $2,796	base $2,608	+0.5pp $2,417	+1.0pp $2,222

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$9,765
Total (3 units)			$9,766

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $739,000 Active 144 DOM
2. 2026-06-18
   days on market $739,000 Active 141 DOM
3. 2026-06-17
   days on market $739,000 Active 140 DOM
4. 2026-06-16
   days on market $739,000 Active 139 DOM
5. 2026-06-15
   days on market $739,000 Active 138 DOM
6. 2026-06-13
   days on market $739,000 Active 136 DOM
7. 2026-06-09
   days on market $739,000 Active 132 DOM
8. 2026-06-08
   days on market $739,000 Active 131 DOM
9. 2026-06-07
   days on market $739,000 Active 130 DOM
10. 2026-06-04
    days on market $739,000 Active 127 DOM
11. 2026-06-03
    days on market $739,000 Active 126 DOM
12. 2026-06-02
    days on market $739,000 Active 125 DOM
13. 2026-06-01
    days on market $739,000 Active 124 DOM
14. 2026-05-31
    days on market $739,000 Active 123 DOM
15. 2026-01-28
    listed $739,000 Active 2301-char remark

    Show marketing remark (2301 chars)

    Prime Value-Add Mixed-Use Opportunity! Income + Redevelopment Upside. Attention investors, developers, and owner-users, this is the opportunity you’ve been waiting for. Rarely available mixed-use commercial/residential income property located in the Huntington Park Annex, positioned at the intersection of cash flow, value-add, and future redevelopment potential under California’s most impactful housing legislation. The property features five total units, including three residential units and two street-front retail storefronts, offering diversified income streams and strong upside. The residential unit mix includes a 1-bedroom/1-bath, 2-bedroom/1-bath, and a large 4-bedroom/2-bath unit, ideal for maximizing rental demand and repositioning potential. The retail storefronts enjoy excellent visibility and are well-suited for owner-users, service-based businesses, or continued leasing. The property requires repairs and capital improvements, making it an ideal acquisition for investors seeking a true value-add play. Bring your contractor and your vision - this asset is ready to be repositioned for higher income and long-term appreciation. With the passage of AB 2011 and SB 6, certain mixed-use and commercial properties may qualify for residential conversion, adaptive reuse, or increased residential density, subject to buyer’s independent verification and compliance with all applicable requirements. These laws, effective through July 1, 2033, create a powerful window of opportunity to unlock additional units, reconfigure existing space, or redevelop to meet the severe housing shortage across Los Angeles County. Perfect for: 1) Investors seeking current income with redevelopment upside, 2) 1031 exchange buyers looking to defer taxes and add value. 3) Developers targeting density and adaptive reuse opportunities. 4) Owner-users who want to operate a business while generating rental income. Properties offering this combination of location, mixed-use zoning, legislative tailwinds, and value-add potential are becoming increasingly scarce. High demand urban corridor. Strong upside. Time-sensitive opportunity. Buyer to conduct all investigations regarding zoning, permits, unit count, condition, and potential uses. Submit offers - this asset will not last.

16. 2024-07-05
    historical
17. 2024-05-08
    status Active
18. 2024-04-11
    status Pending Sale
19. 2024-02-22
    price $699,000
20. 2024-01-30
    listed $850,000 Active
21. 2023-11-13
    historical
22. 2023-11-01
    status Active
23. 2023-10-31
    price $899,000
24. 2023-10-02
    listed $925,000 Active

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

Taxation est. · year 1

• Rental income: $117,192
• − Mortgage interest: −$41,395
• − Property taxes: −$11,085
• − Insurance: −$3,695
• − Repairs & maintenance: −$9,375
• − Management: −$9,375
• − Depreciation: −$21,498
• Taxable income: $20,768
• Est. tax owed @ 24.0%: −$4,984
• After-tax cash flow: $26,313/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 mixed-use property requires significant exterior and interior renovations to improve its condition and value.

Repairs flagged

• Major exterior walls — Severe weathering and peeling paint
• Major roof — Rusty and aged
• Major flooring — Concrete driveway and sidewalk in poor condition
• Major interior walls/paint — Painted walls with visible wear and tear

Value-add opportunities

• Both exterior renovation — Improves curb appeal and rental value
• Both HVAC/mechanicals upgrade — Enhances comfort and energy efficiency
• Both interior paint and updates — Enhances aesthetics and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Severe weathering and peeling paint	Major	$15,000–50,000
roof · Rusty and aged	Major	$15,000–50,000
flooring · Concrete driveway and sidewalk in poor condition	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and rental value ↑
• Both HVAC/mechanicals upgrade — Enhances comfort and energy efficiency ↑
• Both interior paint and updates — Enhances aesthetics 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 — Florence-Graham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Florence-Graham, CA
• County: Los Angeles County · 9,444,647 people
• City population: 56,189
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• Rent YoY: —
• 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

-20.1% since first listed

10 events — show timeline

• 2026-01-28 Listed $739,000 CRMLS
• 2024-07-05 Listing Removed — CRMLS
• 2024-05-08 Relisted — CRMLS
• 2024-04-11 Pending — CRMLS
• 2024-02-22 Price Changed $699,000 CRMLS
• 2024-01-30 Listed $850,000 CRMLS
• 2023-11-13 Listing Removed — CRMLS
• 2023-11-01 Relisted — CRMLS
• 2023-10-31 Price Changed $899,000 CRMLS
• 2023-10-02 Listed $925,000 CRMLS