90018 Multifamily Market Report – Fall 2025

The 90018 ZIP code covers some of Los Angeles’ most historic and desirable neighborhoods, including West Adams, Jefferson Park, Arlington Heights, and part of Baldwin Village. These areas are known for tree-lined streets, preserved Craftsman and Victorian homes, and a unique blend of long-term residents and new investors. Portions of Baldwin Village within 90018.

Centrally located near Downtown Los Angeles, USC, and Culver City, 90018 combines historic charm with strong investment potential. Convenient Metro access, favorable zoning, larger lot sizes, and portions that fall within an Opportunity Zone add even more appeal for buyers and investors.

90018 Multifamily Income Units Market Snapshot

• 62 Active Listings

• 11 Pending Sales

• 13 Sold since late June 2025

This level of inventory shows there are plenty of options, and buyers are being careful and focusing on the best locations, steady rental income, and properties that can be improved for more value. The buyers have more leverage and can get great deals.

Active Listings Multifamily 90018

Active multifamily properties in 90018 range from small duplexes to large 20-unit buildings.

• Entry-level properties are priced in the 700,000 to 800,000 range.

• Mid-sized properties with 3 to 6 units are generally priced between 1.2 million and 2.5 million.

• Larger complexes and redevelopment opportunities range from 4 million to over 7 million.

This mix provides opportunities for first-time investors as well as experienced buyers looking for scale.

Pending Multi-Units 90018

The pending and under-contract pipeline indicates strong interest in competitively priced assets. Many of these fall under the 1.5 million mark, where demand from investors is most concentrated.

Sold Income Properties (Since Late June 2025)

There have been 13 multifamily sales since June 24, 2025.

Lowest Sales

• 2813 12th Avenue – 3 units, sold for $470,000 (lowest).

• 1311 Exposition Boulevard – 2 units, sold for $755,000 (second lowest).

Lowest sale: 470,000 for a 3-unit property at 2813 12th Avenue. This was an outlier that likely needed major repairs or may have been an interfamily transfer, closing immediately and well below typical values. The second lowest sale was 755,000 for a 2-unit property at 1311 Exposition Boulevard.

Median Sales

• 2030 S 8th Avenue – 4 units, sold for $1,300,000.

• 1464 W 35th Place – 5 units, sold for $1,200,000.

Median sale price: approximately 1.25 million, represented by sales such as 2030 South 8th Avenue at 1.3 million and 1464 West 35th Place at 1.2 million. These properties show where most transactions are settling in the neighborhood.

Highest Sales

• 1922 S Hobart Boulevard – 16 units, sold for $2,430,000 (highest).

• 2622 S Hobart Boulevard – 16 units, sold for $2,030,000 (second highest).

Highest sale: 2.43 million for a 16-unit property at 1922 South Hobart Boulevard. The second highest was 2.03 million for another 16-unit property at 2622 South Hobart Boulevard. These sales highlight the strong demand for larger multifamily assets in 90018.

Days on Market Income Units 90018

The pace of sales in 90018 varies depending on price point, property size, and condition. The fastest sales closed in just 4 to 11 days, mainly smaller properties under 1 million that attracted strong interest and moved quickly.

Most transactions fell into the 20 to 60 day range, showing steady demand when properties are priced in line with the market. These deals often involved mid-sized duplexes, triplexes, and fourplexes that balanced affordability with income potential.

At the other end of the spectrum, the longest closings took around 131 days, typically for larger 16-unit properties. These assets require deeper due diligence, financing coordination, and a narrower pool of buyers, which often stretches the marketing timeline.

Overall, the sold data confirms that well-located and well-priced properties move quickly, while higher-priced buildings require patience unless repositioned or upgraded.

Investor Outlook – Multifamily 90018

Student and Workforce Housing Demand: Student and workforce housing continue to drive low vacancy rates. With student rentals, landlords can reset rents to current market levels as leases turn over—unlike traditional long-term tenants. This flexibility accelerates appreciation and helps increase overall building value.

Upgrade Incentives for Older and HPOZ Properties: Many older multifamily and HPOZ homes in Los Angeles qualify for significant renovation rebates. Energy-efficient improvements, such as heat pump HVAC systems, can earn up to $8,000 per unit, with low-income projects sometimes covering 100 percent of eligible costs. LADWP and Los Angeles County add rebates for insulation, duct sealing, and efficient appliances, while historic properties may benefit from expedited permitting if upgrades preserve architectural character. By stacking local, state, and federal programs, owners can modernize while reducing costs and boosting rents.

Opportunity Zone: Long-Term Upside: Parts of 90018 fall within federally designated Opportunity Zones, offering powerful tax advantages. By reinvesting capital gains through a Qualified Opportunity Fund, investors can defer and reduce taxes, with permanent exclusion on appreciation after 10 years. Qualifying projects must involve new construction or major rehab, making multifamily and mixed-use development ideal. Los Angeles also layers on benefits like density bonuses, expedited permitting, and impact fee reductions, while state and federal programs allow stacking with tax credits such as LIHTC or Historic Tax Credits. Together, these incentives lower costs, enhance returns, and make 90018 one of the city’s most compelling submarkets.

Competitive Pricing and Buyer Focus: Pricing remains competitive, with investors favoring properties that balance location, lot size, and cash flow potential. In practice, this means well-located buildings with upside potential trade faster, while overpriced or underperforming assets linger on the market.

Bottom Line

If you’re in the market, whether selling or buying a duplex, triplex, fourplex, multifamily, or commercial property, it’s critical to understand every nuance. Factors like Opportunity Zone designation, zoning, and expansion potential can significantly affect value. Knowing how to price your property, highlight its strengths, and position it effectively for investors requires thorough research and a deep knowledge of the property’s history and true worth.

The same applies when buying: understanding exactly what you’re purchasing ensures you make a sound investment.

Contact us today for a complimentary consultation and let’s discuss how to maximize your opportunities.