1147 6th St

Santa Monica, CA 90403

$6,195,000B-

4 bd · 20.0 ba · 12,327 sqft · Built 1930 · MultiFamily · Active · 241 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $136,179/mo
• Mortgage (P&I): −$32,487
• Tax + insurance: −$4,598
• HOA: −$0
• Vac / Maint / Mgmt: −$28,598
• Net cashflow: $70,496/mo
• Annual: $845,958/yr
• Cap rate: 19.95%
• Cash-on-cash: 48.77%
• DSCR: 3.17
• 1% rule: 2.20%
• Cash to close: $1,734,600

Investor read

• This is a 20 × 4-bed/20.0-bath units multifamily listed at $6.20M.
• At list price, monthly cash flow is $70k ($846k/yr) — positive. Per door: $4k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($136k rent vs $6.20M).
• It's been on market 241 days — a 12% lower offer ($5.45M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $5.45M (12.0% below list) — sets the bar for market timing.
• In year one you build about $37k of equity ($43k loan paydown + $-6k appreciation (-0.1% local appreciation)).
• Location reads 72/100 on livability (#178 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents soft (-0.1%/yr); 93 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $1.10M (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3.20M; list at $6.20M implies a 94% gain — meaningful room to come down on a strong offer.
• At projected returns (-0.1% appreciation + 0.0% rent growth), your $1.73M cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$414k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 19.9% vs local median 1.2% in Santa Monica — 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.

Questions for listing agent

• It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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?