90019 Multifamily Property Values

Duplex, Triplex, Fourplex, 5+ Units, Cap Rates, GRM & Income Analysis (2025–2026)

Data is from April 2025 to April 2026

90019 Duplex Sales (2 Units)

1360 S Mansfield Ave – Sold $1,327,000 | 2,560 SF | 5,178 Lot | GOI $79,152 | NOI $54,124 | GRM 16.24

1015 S Plymouth Blvd – Sold $1,331,000 | 2,452 SF | 6,602 Lot

1346 Masselin Ave – Sold $1,370,000 | 3,216 SF | 5,797 Lot | GOI $81,936 | NOI $56,021 | GRM 17.07

1254 S Tremaine Ave – Sold $1,400,000 | 2,154 SF | 6,484 Lot | Cap Rate 3.70% | GOI $71,930 | GRM 19.60

4530 Edgewood Pl – Sold $1,400,000 | 2,452 SF | 8,707 Lot

1324 S Victoria Ave – Sold $1,450,000 | 3,257 SF | 8,420 Lot

4521 Saturn St – Sold $1,450,000 | 2,621 SF | 7,002 Lot

1277 S Orange Dr – Sold $1,425,000 | 3,202 SF | 5,999 Lot

1431 Carmona Ave – Sold $1,470,000 | 2,349 SF | 5,829 Lot

1146 S Hudson Ave – Sold $1,540,000 | 2,736 SF | 7,319 Lot | Cap Rate 5.11% | GOI $84,000 | GRM 18.75

1525 Carmona Ave – Sold $1,583,000 | 2,224 SF | 5,367 Lot | Cap Rate 5.00% | GOI $99,000 | GRM 16.70

1274 S Redondo Blvd – Sold $1,575,000 | 3,841 SF | 6,408 Lot | GOI $107,940 | GRM 14.70

1122 S Sycamore Ave – Sold $1,550,000 | 3,145 SF | 5,156 Lot

1337 S Cloverdale Ave – Sold $1,640,000 | 3,118 SF | 6,911 Lot | GOI $88,596 | GRM 18.95

1562 S Genesee Ave – Sold $1,515,000 | 3,168 SF | 6,892 Lot | GOI $86,844 | GRM 19.00

4431 Victoria Park Pl – Sold $1,684,900 | 2,708 SF | 6,311 Lot

1053 S Hudson Ave – Sold $1,700,000 | 2,940 SF | 7,126 Lot | Cap Rate 5.65% | GOI $128,040 | GRM 13.25

1107 S Tremaine Ave – Sold $1,725,000 | 3,048 SF | 5,391 Lot

1122 S Tremaine Ave – Sold $1,715,000 | 4,232 SF | 6,307 Lot

4326 Victoria Park Pl – Sold $1,795,000 | 3,176 SF | 8,860 Lot

1371 Keniston Ave – Sold $1,610,000 | 3,216 SF | 7,401 Lot

1315 S Longwood Ave – Sold $1,895,000 | 3,136 SF | 7,533 Lot

1349 Meadowbrook Ave – Sold $1,925,000 | 3,552 SF | 6,912 Lot | GOI $114,912 | GRM 20.88

1802 Crenshaw Blvd – Sold $2,100,500 | 6,804 SF | 14,760 Lot

4329 Victoria Park Dr – Sold $2,100,000 | 4,671 SF | 12,105 Lot

1124 S Stanley Ave – Sold $2,400,000 | 4,020 SF | 6,623 Lot

1819 Hauser Blvd – Sold $750,000 | 2,150 SF | 6,753 Lot

4619 W 18th St – Sold $850,000 | 1,792 SF | 6,997 Lot | Gross Income $31,992

1867 S Cochran Ave – Sold $825,000 | 1,707 SF | 5,904 Lot

Cap Rate Range: ~3.7% to 5.65%
GRM Range: ~13.25 to 20.88

Duplex Market (2 Units) 90019

Duplexes in 90019 are not trading purely as investments. The numbers show a wide GRM range from approximately 13 to over 20 and cap rates ranging from the mid-3% range up to the mid-5% range.

This spread indicates that pricing is not driven by income alone. Instead, buyers are placing significant value on:

Location within the neighborhood
Unit condition and layout
Vacancy or owner-user potential
Lot size and future development upside

In many cases, duplexes are being purchased by a hybrid buyer — someone who is both an investor and a potential occupant. That creates pricing pressure that pushes values beyond what the income alone would justify.

90019 Triplex Sales (3 Units) 90019

1272 Queen Anne Pl – Sold $735,000 | 2,798 SF | 6,278 Lot

1533 3rd Ave – Sold $940,000 | 2,442 SF | 7,006 Lot

1826 S Rimpau Blvd – Sold $1,095,290 | 2,062 SF | 5,506 Lot | Cap Rate 9.00% | GOI $106,400

1744 N Carmona Ave – Sold $1,100,000 | 2,716 SF | 5,081 Lot | GOI $66,120

1327 S Burnside – Sold $1,700,000 | 3,522 SF | 7,918 Lot

3620 Country Club Dr – Sold $4,000,000 | 3,656 SF | 8,901 Lot

1567 S Spaulding Ave – Sold $4,500,000 | 3,586 SF | 6,885 Lot

Cap Rate Range: ~4.0% to 9.0%
GRM Range: Limited data available

Triplex Market (3 Units) 90019

Triplexes show more volatility, with cap rates ranging from approximately 4% up to as high as 9%.

This variation reflects inconsistency in:

Tenant quality
Rent levels
Property condition
Stabilization of income

Unlike duplexes, triplexes begin to transition away from owner-user demand and more toward investor analysis. However, they still sit in a gray area where pricing is not fully stabilized by income metrics.

90019 Fourplex Sales (4 Units)

1420 S Ogden Dr – Sold $190,000 | 2,267 SF | 7,128 Lot

4840 Mascot St – Sold $700,000 | 2,600 SF | 7,001 Lot

1216 S Mullen Ave – Sold $770,000 | 1,871 SF | 5,581 Lot | GOI $52,656 | NOI $36,975

1801 S Sycamore Ave – Sold $829,000 | 5,793 SF | 6,252 Lot

1619 Cimarron St – Sold $850,000 | 4,164 SF | 4,684 Lot

1438 S Bronson Ave – Sold $947,000 | 2,889 SF | 6,243 Lot

936 S Norton Ave – Sold $1,100,000 | 4,096 SF | 8,425 Lot

1604 La Fayette Rd – Sold $1,065,000 | 3,012 SF | 4,923 Lot | Cap Rate 5.63% | GOI $86,896 | GRM 12.66

4522 St Elmo Dr – Sold $1,105,000 | 3,838 SF | 7,003 Lot

4616 St Charles Pl – Sold $1,080,000 | 5,396 SF | 6,999 Lot

5767 W San Vicente Blvd – Sold $1,205,260 | 2,868 SF | 5,970 Lot

1555 6th Ave – Sold $1,200,000 | 4,690 SF | 7,501 Lot

1221 5th Ave – Sold $1,240,000 | 4,004 SF | 7,802 Lot

1284 S Citrus Ave – Sold $1,110,000 | 4,237 SF | 6,001 Lot

1358 S Cloverdale Ave – Sold $1,425,000 | 5,237 SF | 6,911 Lot | Cap Rate 4.00% | GOI $86,585 | GRM 16.75

Cap Rate Range: ~4.0% to 5.63%
GRM Range: ~12.6 to 16.7

Fourplex Market (4 Units) 90019

Fourplexes represent the first true shift into income-driven pricing.

Cap rates generally range from about 4% to 5.6%, with GRMs tightening into a narrower band between roughly 12 and 16.

At this level, buyers are:

Analyzing rent rolls more closely
Comparing GRMs across sales
Focusing on expense ratios and NOI

The emotional component seen in duplex pricing begins to disappear, and financial performance becomes the dominant driver of value.

90019 Five Unit Sales (5 Units)

1545 4th Ave – Sold $1,395,000 | 5,664 SF | 10,501 Lot | Cap Rate 6.90% | GOI $125,362 | GRM 10.80

5073 Edgewood Pl – Sold $1,650,000 | 3,138 SF | 3,984 Lot | GOI $142,800

4711 St Elmo Dr – Sold $1,600,000 | 2,903 SF | 6,450 Lot | Cap Rate 6.54% | GOI $147,071 | GRM 11.05

1557 S Ogden Ave – Sold $4,400,000 | 8,832 SF | 6,892 Lot | Cap Rate 5.79% | GOI $319,507 | GRM 13.22

Cap Rate Range: ~5.7% to 6.9%
GRM Range: ~10.8 to 13.2

90019 Six Unit Sales (6 Units)

1437 S Norton Ave – Sold $750,000 | 5,283 SF | 7,446 Lot

1651 Vineyard Ave – Sold $1,000,000 | 6,059 SF | 6,998 Lot | GOI $87,708 | GRM 12.54

1329 2nd Ave – Sold $1,365,000 | 5,824 SF | 7,502 Lot

947 S St Andrews Pl – Sold $1,650,000 | 5,368 SF | 6,132 Lot | GOI $146,769 | GRM 11.97

5871 Pickford St – Sold $1,900,000 | 7,006 SF | 6,885 Lot

1000 S Ridgeley Dr – Sold $2,275,000 | 6,726 SF | 9,626 Lot | GOI $188,778 | GRM 11.79

3612 Country Club Dr – Sold $4,000,000 | 6,450 SF | 6,363 Lot

Cap Rate Range: ~5.5% to 6.9%
GRM Range: ~11.7 to 12.5

5–6 Unit Market 90019

Once properties reach 5 to 6 units, the numbers become significantly more consistent.

Cap rates cluster between approximately 5.5% and 6.9%, while GRMs tighten further into the 10 to 13 range.

This reflects a fully investor-driven market where:

Cash flow matters more than aesthetics

Rent control exposure becomes critical

Buyers are underwriting based on realistic expense assumptions

At this level, properties are valued based on income stability and upside potential rather than presentation.

90019 Seven Unit Sales (7 Units)

1801 S Longwood Ave – Sold $1,400,000 | 5,202 SF | 7,089 Lot

90019 Eight Unit Sales (8 Units)

1815 Hauser Blvd – Sold $1,200,000 | 7,694 SF | 10,802 Lot | Cap Rate 5.72% | GOI $115,200 | NOI $68,679 | GRM 10.42

1337 S Highland Ave – Sold $1,050,950 | 6,256 SF | 8,998 Lot | GOI $90,606 | GRM 13.38

2460 W 18th St – Sold $1,500,000 | 9,568 SF | 11,635 Lot | Cap Rate 5.29% | GOI $128,271 | GRM 13.21

4777 San Vicente Blvd – Sold $1,475,000 | 5,540 SF | 5,620 Lot | Cap Rate 6.22% | GOI $137,989 | GRM 11.68

1434 S Orange Dr – Sold $1,250,000 | 5,894 SF | 6,853 Lot | Cap Rate 5.48% | GOI $160,279 | GRM 10.55

1346 S Cochran Ave – Sold $1,962,500 | 5,897 SF | 6,905 Lot

Cap Rate Range: ~5.3% to 6.2%
GRM Range: ~10.5 to 13.3

7–8 Unit Market 90019

The transition continues, with cap rates generally in the 5.3% to 6.2% range and GRMs compressing toward 10 to 13.

These assets behave more like small apartment buildings, where:

Operational efficiency matters
Tenant mix and turnover risk are analyzed
Upside in rents becomes a major component of value

90019 9 Unit Sales 90019

1046 S Norton Ave – Sold $2,000,000 | 7,952 SF | 9,183 Lot | Cap Rate 4.71% | GOI $177,186 | NOI $108,186 | GRM 12.57

90019 12 Unit Sales 90019

1371 S Tremaine Ave – Sold $1,750,000 | 6,818 SF | 8,464 Lot

1128 Masselin Ave – Sold $2,845,000 | 9,206 SF | 12,497 Lot | Cap Rate 5.39% | GOI $248,490 | GRM 12.05

90019 14 Unit Sales 90019

1406 S Gramercy Pl – Sold $2,000,000 | 10,566 SF | 13,172 Lot

90019 15 Unit Sales 90019

3600 Country Club Dr – Sold $4,000,000 | 17,028 SF | 23,433 Lot | Cap Rate 5.00% | GOI $360,421 | NOI $249,782 | GRM 13.45

90019 16 Unit Sales 90019

3555 San Marino St – Sold $3,015,000 | 11,294 SF | 9,511 Lot | Cap Rate 5.70% | GOI $261,318 | NOI $177,133 | GRM 11.50

1200 S Citrus Ave – Sold $2,850,000 | 10,278 SF | 14,139 Lot | GOI $284,846 | NOI $137,743 | GRM 10.73

1118 S Fairfax Ave – Sold $3,060,000 | 13,091 SF | 11,609 Lot | Cap Rate 5.10% | GRM 11.30

90019 18 Unit Sales 90019

1531 Arlington Ave – Sold $2,100,000 | 12,776 SF | 13,710 Lot | Cap Rate 4.60% | GOI $258,010 | NOI $124,209 | GRM 10.44

1419 S Wilton Pl – Sold $3,375,000 | 15,615 SF | 18,053 Lot | Cap Rate 3.00% | GOI $299,342 | GRM 11.30

90019 20 Unit Sales 90019

1346 Crenshaw Blvd – Sold $4,350,000 | 7,588 SF | 7,138 Lot

90019 32 Unit Sales 90019

3701 W 9th St – Sold $3,470,000 | 27,482 SF | 9,031 Lot | Cap Rate 6.50% | GRM 8.70

90019 38 Unit Sales 90019

1776 S Rimpau Blvd – Sold $7,230,000 | 30,489 SF | 37,539 Lot

90019 40 Unit Sales 90019

1338 Crenshaw Blvd – Sold $4,350,000 | 15,176 SF | 14,281 Lot | Cap Rate 5.06% | GOI $475,679 | NOI $227,779 | GRM 8.99

90019 9+ Sold Data Cap rate GRM

Cap Rate Range: ~4.6% → 6.5%
GRM Range: ~8.7 → 13.5

Square Footage Range: ~6,800 SF → 30,000+ SF
Lot Size Range: ~8,400 SF → 37,000+ SF

9+ Unit Apartment Market 90019

Once properties move into 9 units and above, the market becomes entirely income-driven.

Cap rates range from approximately 4.6% to 6.5%, while GRMs compress significantly, often between 8.7 and 13.5.

Larger buildings such as:

3701 W 9th St (32 units) – GRM 8.70, Cap Rate 6.50%
1338 Crenshaw Blvd (40 units) – GRM 8.99, Cap Rate 5.06%

show how scale changes pricing dynamics.

As unit count increases:

Price per unit typically decreases
GRM compresses
Income becomes the dominant valuation metric
Institutional-style underwriting begins to apply

These properties are no longer compared to smaller multifamily, they are valued as income-producing assets with operational scale.

The Big Picture Across All Unit Types

Looking across all segments together, the pattern is clear:

Smaller properties (2–3 units) are influenced by lifestyle and flexibility
Mid-size properties (4–6 units) transition into income-driven pricing
Larger properties (7+ units) are valued almost entirely on financial performance

As unit count increases:

Cap rates generally rise
GRMs compress
Buyers become more disciplined and data-driven

What Multifamily Sellers in 90019 Are Struggling With

Most multifamily owners in 90019 face the same core problem:

They are pricing their property using the wrong comparison.

Common issues include:

Comparing a duplex to a fourplex or apartment building
Ignoring how rent control affects value
Overestimating value based on price per square foot instead of income
Not understanding how GRM and cap rate influence buyer behavior
Assuming all multifamily properties appreciate the same way

This leads to properties sitting on the market, price reductions, or failed escrows.

What Buyers Are Looking For in 90019

Buyers in 90019 are not just looking at location. They are analyzing:

Current income vs. market rent potential
Expense ratios and true NOI
Tenant stability and risk
Unit mix and layout efficiency
Long-term upside through renovations or repositioning

They are also targeting properties with untapped potential, including larger lot sizes that allow for ADUs or expansion, value-add opportunities to increase rents, and in some cases leveraging Opportunity Zone incentives to maximize long-term returns and tax advantages.

Understanding how buyers think is what determines whether a property sells quickly or struggles.

Hire Us to Sell your Multi-units in 90019

If you own a duplex, triplex, fourplex, or apartment building in 90019, understanding how your property fits into this market is critical.

90019 is not just one neighborhood. It sits within a highly desirable central Los Angeles corridor that includes Mid-City, Wilshire Vista, Picfair Village, Faircrest Heights, Country Club Park, and areas adjacent to Hancock Park and West Adams. Each of these micro-locations carries different buyer demand, pricing dynamics, and long-term upside.

Every property here tells a different story.

Value is not determined by averages. It is driven by:

Your current rental income versus market potential
Tenant profile and rent control positioning
Building condition and layout
Lot size, zoning, and future development or ADU opportunities
Location within these micro-neighborhoods

Parts of 90019 also fall within Opportunity Zone-designated areas, which can create additional interest from investors seeking tax advantages and long-term appreciation strategies. This adds another layer of value for certain properties, particularly those with redevelopment or repositioning potential.

Many owners in 90019 are sitting on untapped value without realizing it. In a market where buyers are actively looking for repositioning opportunities, properties with rental upside, vacancy potential, or development angles can command significantly stronger pricing when positioned correctly.

At the same time, pricing incorrectly especially by comparing across different unit types or neighborhoods — can lead to extended time on market and missed opportunities.

If you are considering selling, the strategy matters.

I will break down your property based on actual sales, cap rates, GRM, and buyer behavior specific to 90019 and its surrounding neighborhoods, and help you understand exactly where it fits in today’s market.

Whether your property is fully stabilized or has significant upside, the goal is the same: position it correctly so you maximize value and attract the right buyer pool.