6021 11th Ave · Los Angeles, CA 90043

$900,000

4 bd · 4.0 ba · 2,000 sqft · MultiFamily public records · 16 Days on market

Built 1962 7,588 sqft lot Est $828k · 9% over

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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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 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: 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

6021 11th Ave is a five-unit apartment building located in the Hyde Park area of Los Angeles. These five units offer a great unit mix consisting of (1) 2-bed/1-bath, and (4) 1-bed 1-bath. This property also offers on-site parking for every unit. The rents are as follows: $1193, $1695, $2079(Section8), $935, $2112(Section8). Total monthly rent is $8,014. All units are separately metered. Please make offers subject to interior inspection.

Key facts

• On site parking
• Hyde park area
• Separately metered

Tags

• FIVE UNIT APARTMENT BUILDING
• HYDE PARK AREA
• ON SITE PARKING
• SEPARATELY METERED

Property features AI

Finance

• Other: Assessor parcel number available; Projected rents listed for units (various)
• Financial info: Actual annual gross rent: $96,168; Gross operating income: $91,630; Net operating income: $62,020; Total annual expenses: $29,340; Cap rate: 6.89%; Gross rent multiplier: 9.3; Vacancy allowance: 5%; Listing terms: Cash to new loan; Rent control: 100 (subject noted in listing)
• HOA & community: No HOA amenities; Complex contains 5 units

Exterior

• Parking: Assigned parking; Total of 5 parking spaces (all open)
• Utilities: Property has 5 water heaters; 5 gas meters; 5 electric meters
• Home design: One-story residential income property; Zoned LAR3
• Construction: Water heaters present
• Exterior features: No alley access; Two buildings on the property

Interior

• Kitchen: Range / Range-Oven in each unit; Each unit includes a refrigerator
• Bedrooms: Unit mix includes one 2-bedroom unit and four 1-bedroom units
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Wall heat; No centralized cooling
• Interior features: Wall heating; Gas water heaters
• Laundry & utility: Separate gas meters and electric meters for each unit (5 gas meters, 5 electric meters)

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 4×1bd/1.0ba units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $316/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $900k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Yes Academy (448 students, 96% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,603/mo this rent would consume 178% of the median local household income ($65k/yr) (locally 3295% 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 $6k of loan paydown is wiped out by about $27k 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 + 5.0% rent growth), your $252k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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

• 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 $886,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $828,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 W 63rd St	0.15mi	5/3.0 (+1)	1,921 (-4%)	1mo	$690,000	$359	76
6315 Madden	0.28mi	5/3.0 (+1)	1,725 (-14%)	1mo	$960,000	$557	54
5828 8th Ave	0.31mi	4/2.0	1,800 (-10%)	10mo	$745,000	$414	52
3224 W 59th St	0.16mi	5/2.0 (+1)	2,124 (+6%)	22mo	$855,000	$403	51
5472 6th Ave	0.57mi	4/2.0	1,956 (-2%)	18mo	$779,000	$398	47
5414 S Mullen Ave	0.74mi	5/5.0 (+1)	2,120 (+6%)	8mo	$1,460,000	$689	40
5723 2nd Ave	0.70mi	5/2.0 (+1)	1,808 (-10%)	11mo	$710,000	$393	30
5743 S Harcourt Ave	0.73mi	4/2.0	1,782 (-11%)	24mo	$825,000	$463	20

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-25,429
• Equity at exit: $134,193

10-year hold

• IRR: 9.1%
• Equity multiple: 1.76×
• Total profit: $192,135
• Equity at exit: $77,816

Cash invested: $252,000 (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 90043

• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $9,603 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$912 /mo · $10,949/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,017
• Net cashflow: $1,579

Break-even live

Break-even rent $7,604

Max offer price $900,000

Occupancy floor 79%

Sensitivity live

Price	-10% $2,089	-5% $1,834	+0% $1,579	+5% $1,325	+10% $1,070
Rent	-10% $821	-5% $1,200	+0% $1,579	+5% $1,959	+10% $2,338
Rate	-1.0pp $2,033	-0.5pp $1,808	base $1,579	+0.5pp $1,346	+1.0pp $1,109

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,260
▸ 4× units	1	1	$7,344
Total (5 units)			$9,603

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 Brynhurst Ave Los Angeles, CA	4.0	2.0	1902	$5,400	$2.84	45d	1	0.24mi
6415 Madden Ave Los Angeles, CA	3.0	3.0	1500	$4,499	$3.00	20d	1	0.35mi
5465 S Victoria Ave Los Angeles, CA	3.0	2.0	1436	$4,900	$3.41	0d	1	0.45mi
5465 9th Ave Los Angeles, CA	4.0	2.0	1824	$9,500	$5.21	45d	1	0.46mi
5136 S Victoria Ave Los Angeles, CA	4.0	3.5	2450	$11,500	$4.69	45d	1	0.74mi
5337 Deane Ave Los Angeles, CA	3.0	2.5	1540	$4,999	$3.25	9d	1	0.76mi
914 Alpha St Inglewood, CA	4.0	2.0	1440	$4,500	$3.12	26d	1	0.87mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$4,995	$3.13	23d	1	0.88mi
7007 Arlington Ave Los Angeles, CA	3.0	2.0	1597	$5,195	$3.25	45d	1	0.88mi
4507 10th Ave Los Angeles, CA	4.0	3.0	2099	$7,000	$3.33	26d	1	1.21mi
2916 W 79th St Inglewood, CA	3.0	1.5	1538	$4,050	$2.63	0d	1	1.27mi
5541 Harcross Dr Los Angeles, CA	3.0	2.0	1422	$4,950	$3.48	26d	1	1.30mi
5008 Valley Ridge Ave View Park, CA	3.0	2.0	1833	$6,200	$3.38	26d	1	1.32mi
2211 W 78th Pl Inglewood, CA	3.0	2.0	1749	$4,500	$2.57	16d	1	1.32mi
5452 Harcross Dr Los Angeles, CA	3.0	3.0	2050	$6,200	$3.02	26d	1	1.37mi
4079 Athenian Way Unit 1 View Park, CA	4.0	4.0	2651	$13,000	$4.90	45d	1	1.40mi
713 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,700	$2.52	19d	1	1.44mi
713 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,700	$2.52	26d	1	1.44mi
720 Grace Ave Inglewood, CA	4.0	3.5	2335	$7,500	$3.21	45d	1	1.44mi
749 Daniel Freeman Cir Inglewood, CA	4.0	3.5	2258	$5,895	$2.61	45d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $900,000 Active 16 DOM
2. 2026-06-18
   days on market $900,000 Active 13 DOM
3. 2026-06-17
   days on market $900,000 Active 12 DOM
4. 2026-06-16
   days on market $900,000 Active 11 DOM
5. 2026-06-15
   days on market $900,000 Active 10 DOM
6. 2026-06-13
   days on market $900,000 Active 8 DOM
7. 2026-06-09
   days on market $900,000 Active 4 DOM
8. 2026-06-08
   days on market $900,000 Active 3 DOM
9. 2026-06-07
   remarks 440-char remark
10. 2026-06-07
    listed $900,000 Active 2 DOM

ⓘ 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: $10,949 · $912/mo
• Projected year-2 tax: $10,949 · $912/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 5/10 Major 7 d/yr ≥87°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: $115,236
• − Mortgage interest: −$50,414
• − Property taxes: −$10,949
• − Insurance: −$4,500
• − Repairs & maintenance: −$9,219
• − Management: −$9,219
• − Depreciation: −$26,182
• Taxable income: $4,754
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $17,811/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): 42,377
• Household income: $64,792
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3295.0

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 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 26% Two or more races 16% White 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: British 2% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 70% English-only · Spanish 25% French/Haitian/Cajun 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: ▼ -1382.39%
• Current HPI: 434.3031
• Rent YoY: ▲ 5.01%
• 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

+600.4% since first listed

16 events — show timeline

• 2026-06-05 Listed $900,000 TheMLS
• 2024-11-04 Rental Removed $2,407 RENTALBEAST
• 2024-11-01 Rental Removed $2,407 RENTALBEAST
• 2024-10-03 Listed for Rent $2,407 RENTALBEAST
• 2024-09-28 Rental Removed $2,407 RENTALBEAST
• 2024-09-28 Listed for Rent $2,407 RENTALBEAST
• 2024-09-21 Rental Removed $2,407 RENTALBEAST
• 2024-09-11 Listed for Rent $2,407 RENTALBEAST
• 2024-09-05 Listed for Rent $2,407 RENTALBEAST
• 2022-06-03 Delisted — TheMLS
• 2022-06-03 Sold (Public Records) $790,000 Public Records
• 2022-06-03 Sold (MLS) $790,000 TheMLS
• 2022-03-04 Pending — TheMLS
• 2022-02-01 Listed $850,000 SDMLS
• 2022-02-01 Listed $850,000 TheMLS
• 1994-02-25 Sold (Public Records) $128,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $10,949 · +1.3% YoY. Source: county tax records.