6083 Selma Ave · Los Angeles, CA 90028

$1,299,000

2 bd · 2.0 ba · 1,420 sqft · MultiFamily public records · 59 Days on market

Built 1911 5,502 sqft lot $915/sqft · 47% above area Est $1410k · 8% 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 +19.7/30.0
• ARV discount +11.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Classic Hollywood Craftsman Bungalow Triplex. Set along a storied Hollywood street once alive with the footfalls of early screen legends, this 1911 Craftsman bungalow radiates the quiet charisma of another era, its broad, welcoming porch a front-row seat to the city's ever-evolving story. Behind its freshly painted faade lies a rare offering of three distinct residences, each one a chapter in a timeless architectural narrative. The main home, a luminous three bedroom dwelling, greets you with a wide, welcoming front porch, with original door, classic crown moldings, coffered ceiling, wainscoting, chair rails, polished hardwood floors, and a stately fireplace that anchors the spacious living

Key facts

• Craftsman bungalow
• Vintage windows
• Gated courtyard

Tags

• CRAFTSMAN BUNGALOW
• BROAD WELCOMING PORCH
• THREE DISTINCT RESIDENCES
• VINTAGE WINDOWS
• HANDCRAFTED BUILT-INS
• GATED COURTYARD

Property features AI

Finance

• Other: Counts include 3 refrigerators, 3 ranges, 1 dishwasher, 1 carpet, and 3 sets of drapes
• Financial info: Actual annual gross rent reported at $53,268; Gross operating income reported at $53,268; Net operating income listed as $107,000; Total annual expenses about $13,000; Cap rate 5.2%; Gross rent multiplier 12.14; Vacancy rate 1%; Units leased: 2; 3 buildings (as reported); Scheduled rents listed as 'Scheduled'
• HOA & community: 3 total units in complex

Exterior

• Parking: Driveway
• Utilities: Sewer connection in street; Owner pays electric and water
• Home design: Residential income property; One level
• Construction: No other structures
• Exterior features: Walk street view; Single lot; 3 patios

Interior

• Kitchen: Free-standing gas range / gas oven; Oven; Refrigerator; Freezer; Range/Oven (3 total ranges across units)
• Bedrooms: One unit with 3 bedrooms; Two units with 1 bedroom each
• Flooring: Carpeted floors; Tile floors; Stained concrete floors
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Fireplace heat; Ceiling fans for cooling
• Interior features: Wood-burning fireplace in the living room; Ceiling fans
• Laundry & utility: On-site laundry room; Community laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $507/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 $1.16M (10.4% below list).
• Recommended offer: $1.16M (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 flat; 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $11,635/mo this rent would consume 228% of the median local household income ($61k/yr) (locally 6069% 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 $9k of loan paydown is wiped out by about $39k 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 59 days — a 3% lower offer ($1.26M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $1.30M implies a 642% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $1,163,500 (10.4% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% 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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.90% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $1,410,368
• List price: $1,299,000
• Delta: -7.90%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-146,313
• Equity at exit: $193,685

10-year hold

• IRR: -6.2%
• Equity multiple: 0.64×
• Total profit: $-129,424
• Equity at exit: $112,314

Cash invested: $363,720 (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 90028

• Home prices YoY: -1.3%
• Rents YoY: 0.2%
• Active inventory: 71
• Price-to-rent: 27.9×

Monthly cashflow live

• Estimated rent: $11,635 high
• Mortgage (P&I): −$6,812
• Tax from tax record: −$318 /mo · $3,820/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,443
• Net cashflow: $1,520

Break-even live

Break-even rent $9,711

Max offer price $1,299,000

Occupancy floor 82%

Sensitivity live

Price	-10% $2,255	-5% $1,888	+0% $1,520	+5% $1,152	+10% $785
Rent	-10% $601	-5% $1,060	+0% $1,520	+5% $1,980	+10% $2,439
Rate	-1.0pp $2,174	-0.5pp $1,850	base $1,520	+0.5pp $1,183	+1.0pp $841

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$11,634
Total (3 units)			$11,635

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6038 Carlton Way #106 Los Angeles, CA	2.0	3.0	1070	$3,200	$2.99	25d	1	0.04mi
1550 N El Centro Ave Los Angeles, CA	1.0–2.0	1.0–2.0	1049	$5,515	$5.26	0d	9	0.09mi
6001 Carlton Way #102 Los Angeles, CA	2.0	2.0	1160	$3,500	$3.02	19d	1	0.12mi
6220 Selma Ave Los Angeles, CA	1.0–3.0	1.0–3.0	977	$4,488	$4.59	0d	31	0.15mi
1558 Gordon St Los Angeles, CA	2.0	2.0	983	$3,414	$3.47	14d	3	0.16mi
6200 Hollywood Blvd Los Angeles, CA	2.0	1.0–2.0	924	$3,929	$4.25	0d	63	0.16mi
1522 Gordon St Los Angeles, CA	2.0	1.0–2.0	873	$4,604	$5.27	0d	11	0.17mi
6240 Sunset Blvd Los Angeles, CA	3.0	1.0–2.0	1013	$4,008	$3.95	0d	12	0.20mi
6201 Hollywood Blvd Los Angeles, CA	2.0	1.0–2.0	1034	$4,049	$3.91	0d	48	0.22mi
1759 N Gower St Los Angeles, CA	2.0–3.0	2.0–2.5	1383	$3,295	$2.38	45d	3	0.22mi
6250 Hollywood Blvd Los Angeles, CA	2.0–3.0	2.0–4.0	3244	$5,100	$1.57	6d	6	0.23mi
1600 Vine St Los Angeles, CA	2.0	1.0–2.0	1395	$5,190	$3.72	0d	20	0.23mi
6145 Carlos Ave Los Angeles, CA	2.0	1.0	980	$3,500	$3.57	5d	1	0.24mi
1466 Tamarind Ave Unit 103 Los Angeles, CA	1.0	1.0	1000	$2,100	$2.10	45d	1	0.26mi
1466 Tamarind Ave Los Angeles, CA	1.0	1.0	1000	$2,300	$2.30	45d	1	0.26mi
1466 Tamarind Ave Apt 304 Los Angeles, CA	2.0	2.0	1200	$2,800	$2.33	45d	1	0.26mi
1466 Tamarind Ave Apt 104 Los Angeles, CA	2.0	2.0	1000	$2,500	$2.50	45d	1	0.26mi
1439 Tamarind Ave Los Angeles, CA	3.0	3.0	1311	$3,925	$2.99	15d	2	0.26mi
1540 Vine St Los Angeles, CA	2.0	1.0–2.0	866	$6,369	$7.35	0d	16	0.26mi
5845 Carlton Way Los Angeles, CA	2.0	2.0	1024	$2,949	$2.88	18d	1	0.27mi
6253 Hollywood Blvd #702 Los Angeles, CA	1.0	1.0	1130	$4,500	$3.98	25d	1	0.27mi
1446 Tamarind Ave Los Angeles, CA	2.0	2.0	970	$2,925	$3.02	45d	1	0.27mi
6253 Hollywood Blvd Los Angeles, CA	1.0	1.0	925	$3,965	$4.29	45d	2	0.28mi
6253 Hollywood Blvd Los Angeles, CA	1.0	1.0–2.0	1095	$4,125	$3.77	0d	2	0.28mi
1480 Vine St Los Angeles, CA	1.0–2.0	1.0–2.5	1517	$9,995	$6.59	19d	7	0.29mi
5831 Carlton Way #6 Los Angeles, CA	2.0	1.0	980	$2,700	$2.76	25d	1	0.29mi
1555 Vine St Los Angeles, CA	2.0	1.0–2.0	866	$4,067	$4.69	0d	22	0.29mi
5831 Carlton Way Los Angeles, CA	2.0	1.0	980	$2,700	$2.76	45d	1	0.29mi
1645 Vine St Los Angeles, CA	1.0	1.0	1470	$5,348	$3.64	0d	2	0.30mi
5837 W Sunset Blvd Los Angeles, CA	2.0	2.0	1052	$3,170	$3.01	0d	1	0.31mi
1422 Tamarind Ave Los Angeles, CA	1.0–2.0	1.0–2.0	782	$3,185	$4.07	23d	4	0.31mi
6131 Afton Pl Unit 5 Los Angeles, CA	2.0	1.0	900	$1,800	$2.00	19d	1	0.32mi
5800 Harold Way Los Angeles, CA	3.0	1.0–2.0	1036	$3,445	$3.32	0d	7	0.34mi
1339 Tamarind Ave Los Angeles, CA	3.0–4.0	3.0–4.0	1251	$3,600	$2.88	3d	39	0.34mi
6138 Franklin Ave Los Angeles, CA	2.0	1.0–2.0	850	$4,399	$5.17	0d	12	0.35mi
6200 Franklin Ave Los Angeles, CA	1.0–2.0	1.0–2.0	950	$3,899	$4.10	6d	3	0.36mi
1323 N Bronson Ave Unit 11 Hollywood, CA	2.0	1.0	1000	$2,495	$2.50	16d	1	0.39mi
1310 Tamarind Ave Los Angeles, CA	2.0	2.0	1172	$3,395	$2.90	4d	1	0.40mi
1253 N Gower St Los Angeles, CA	3.0	4.0	1260	$4,500	$3.57	45d	1	0.41mi
5729 Carlton Way Unit 3/4 Los Angeles, CA	3.0	3.0	1300	$4,495	$3.46	45d	1	0.42mi

Listing history 16 events

1. 2026-06-21
   days on market $1,299,000 Active 59 DOM
2. 2026-06-18
   days on market $1,299,000 Active 56 DOM
3. 2026-06-17
   days on market $1,299,000 Active 55 DOM
4. 2026-06-16
   days on market $1,299,000 Active 54 DOM
5. 2026-06-15
   days on market $1,299,000 Active 53 DOM
6. 2026-06-13
   days on market $1,299,000 Active 51 DOM
7. 2026-06-09
   days on market $1,299,000 Active 47 DOM
8. 2026-06-08
   days on market $1,299,000 Active 46 DOM
9. 2026-06-07
   days on market $1,299,000 Active 45 DOM
10. 2026-06-04
    days on market $1,299,000 Active 42 DOM
11. 2026-06-03
    days on market $1,299,000 Active 41 DOM
12. 2026-06-02
    days on market $1,299,000 Active 40 DOM
13. 2026-06-01
    days on market $1,299,000 Active 39 DOM
14. 2026-05-31
    days on market $1,299,000 Active 38 DOM
15. 2026-04-23
    listed $1,299,000 Active 2469-char remark
16. 1987-06-29
    soldstatus $175,000

ⓘ 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: $3,820 · $318/mo
• Projected year-2 tax: $9,872 · $823/mo
• Expected delta: +$6,052/yr (+$504/mo · 158.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $139,620
• − Mortgage interest: −$72,764
• − Property taxes: −$3,820
• − Insurance: −$6,495
• − Repairs & maintenance: −$11,170
• − Management: −$11,170
• − Depreciation: −$37,789
• Taxable loss: −$3,588
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $19,100/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): 32,883
• Household income: $61,349
• Rent vs Own: 96.6% rent · 3.4% own
• Severe rent burden: 6069.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 30% Asian 13% Two or more races 12% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Italian 2% Lithuanian 2%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 50% English-only · Spanish 25% Other Indo-European 8% Russian/Polish/Slavic 5%

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: ▼ -4.41%
• Current HPI: 335.151
• Rent YoY: ▲ 0.19%
• 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

+642.3% since first listed

2 events — show timeline

• 2026-04-23 Listed $1,299,000 TheMLS
• 1987-06-29 Sold (Public Records) $175,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,820 · +2.5% YoY. Source: county tax records.