90019 Income Property Market Report- Fall 2025

The 90019 zip code sits in the heart of Los Angeles County and is widely recognized as part of Metro Los Angeles. It primarily covers Mid-Wilshire and also extends into Mid-City, Picfair Village, Arlington Heights, Longwood Highlands, and Country Club Park. This mix of historic residential neighborhoods and evolving multifamily corridors makes 90019 one of the most desirable areas in Los Angeles for income property investors. Its central location, close proximity to major employment centers, and consistent tenant demand create steady opportunities in the multifamily market.

A portion of 90019 also falls within a designated Opportunity Zone, giving buyers and sellers an additional advantage. Investors can benefit from capital gains deferral, partial basis step-ups, and even full elimination of gains on long-term holds when using a Qualified Opportunity Fund. Beyond the tax incentives, Opportunity Zone status often drives redevelopment, gentrification, and long-term appreciation through city planning support. For buyers, this can result in stronger after-tax returns, while sellers can leverage the designation to maximize value when listing their property.

When it comes to multifamily and duplex investments in Los Angeles, sold data tells the clearest story. Recent transactions in 90019 highlight an active yet nuanced market.

90019 Multifamily, Multi-units, Income Properties Activity

• Active Listings: 77

• Pending/Active Under Contract: 17

• Closed Sales (since June 22, 2025): 35

What’s Selling in 90019 Multifamily, Multi-units, Income Properties

The strongest activity is concentrated in the lower and mid ranges of the market:

• Entry-Level Duplexes: Many two-unit properties closed between $750,000 and $1.2M, often trading close to list price within 20–40 days. Example: a duplex on 18th Street closed at $850K in just 22 days.

• Mid-Tier Multifamily (4–6 units): Buildings in the $1.3M–$1.8M range are moving steadily, though often after longer marketing periods. A 4-plex on Orange Drive sold for $1.425M in under a month, showing buyers will act quickly when the rents and cap rates line up.

• Larger Buildings: Sales such as an 18-unit property on Arlington Avenue closed at $2.1M with a sub-5% cap rate, underscoring investor confidence in stabilized, income-producing assets.

Key takeaway: Duplexes and small multifamily buildings under $1.6M are the most liquid segment in 90019. Larger transactions are still closing, but only when they’re priced competitively and backed by solid fundamentals such as attractive cap rates, reasonable gross rent multipliers, and clear income growth potential.

Why Some 90019 Multi-Unit Properties Aren’t Moving

Not every listing is attracting offers. The data shows:

• Properties priced above $1.6M–$2.0M without strong rent rolls, reasonable GRMs, or income support are sitting on the market for 100+ days. As a seller, you need to stay realistic. Overpricing causes listings to linger, turn stale, and not sell at all.

• Overly aggressive per-square-foot pricing ($600+) without upside potential tends to stall.

• Cap rates under 4.5% are hitting buyer resistance unless the building has an exceptional location or redevelopment angle.

Key takeaway: Overpricing is the biggest risk. Buyers are cap-rate focused and quick to pass on deals that don’t justify their financing costs.

Days on Market Trends in 90019 Multifamily

• Quick Movers: Clean, rentable duplexes priced under $1.2M often close in under 30 days.

• Moderate Pace: Well-maintained 4-plexes with solid rents usually take 45–90 days.

• Long Sitters: Properties with inflated pricing or weak income can sit for 120–200+ days.

Multifamily Pending Activity in 90019

With 17 properties currently in escrow, the majority are duplexes and 4-plexes priced between $1.1M and $1.6M. This reaffirms the demand sweet spot for buyers: manageable price points, strong tenant demand, and potential value-add opportunities.

Investor Outlook for 90019 in Multi-Units

90019 continues to attract multifamily investors because of:

• Central location near Miracle Mile, Koreatown, and major transit corridors

• Strong tenant base of professionals, families, and students

• Value-add potential in many older duplexes and small buildings where renovations or ADU additions boost returns

At the same time, today’s interest rate environment means buyers are disciplined. Cap rates and GRMs must justify the investment, and overpriced properties will sit on the market.

Final Thoughts

The 90019 multifamily and duplex market remains one of the most attractive investment pockets in Los Angeles. Buyers are seizing well-priced opportunities, especially in the $1.0M–$1.6M range, while sellers need to stay realistic and highlight income strength to achieve top value. For those leveraging the Opportunity Zone designation, the upside can be even greater, both in after-tax returns and long-term appreciation.

Thinking about buying or selling multifamily property in 90019? Whether it’s a duplex, triplex, four-plex, apartment building, or commercial income property, having the right strategy matters. Understanding zoning, cap rates, gross rent multipliers, and neighborhood nuances can make all the difference in your results.

I offer a complimentary property analysis to help sellers position their buildings effectively and maximize value. For investors, I walk through the numbers and identify opportunities with the strongest potential for cash flow and long-term returns. Whether you’re acquiring a duplex for steady rental income or preparing a larger building for market, a tailored analysis gives you clarity and confidence.