Why Duplexes and Apartment Buildings in 90035 Are Selling for Premium Prices
Los Angeles ZIP code 90035 continues to attract strong multifamily demand from owner-users, investors, and long-term hold buyers looking for centrally located income property on the Westside of Los Angeles.
Unlike many Los Angeles apartment markets driven purely by cap rates and cash flow, multifamily properties in 90035 are heavily influenced by:
owner-user demand
Beverly Hills adjacency
large unit sizes
redevelopment potential
ADU opportunities
walkability
long-term appreciation
neighborhood identity
This is one of the few Los Angeles multifamily markets where duplexes frequently trade more like homes than traditional income properties.
Over the past 12 months, buyers aggressively targeted:
duplexes in Pico-Robertson
fourplexes near Beverlywood
apartment buildings near Olympic Boulevard
value-add properties with rental upside
properties with detached garages and ADU potential
Based on MLS data from May 2025 through May 2026, 90035 continues behaving as one of the strongest multifamily investment corridors on the Westside of Los Angeles.
What Multifamily Properties Are Selling for in 90035 Right Now
Multifamily pricing throughout 90035 varied dramatically depending on:
vacancy
location
architectural quality
parking
redevelopment potential
lot size
rent control exposure
unit mix
Smaller duplexes frequently sold between approximately:
$1.5M to $2.6M+
Fourplexes often ranged:
$1.7M to $4M+
Larger apartment buildings frequently traded:
between $2M and $6M+
Many of the strongest-performing properties were located near:
Pico Boulevard
Shenandoah Street
Bedford Street
Sherbourne Drive
Crescent Heights Boulevard
Cashio Street
Oakhurst Drive
Rexford Drive
The strongest premiums were consistently achieved by:
vacant or partially vacant properties
large unit floorplans
Spanish architecture
detached garages
properties with future upside potential
Why Duplexes in 90035 Continue Attracting Owner-Users
One of the biggest pricing trends throughout 90035 is that duplex buyers are often not traditional investors.
Instead, many buyers are:
owner-users
high-income households
buyers seeking multigenerational living
long-term appreciation buyers
buyers comparing duplexes against single-family homes
That creates a completely different pricing environment.
For example:
1111 S Crescent Heights Blvd — Duplex Sale
This duplex sold for approximately $2.58M after 61 days on market. The property featured:
nearly 3,900 square feet
large units
Beverly Hills adjacency
strong architectural presence
sizable 6,374 SF lot
The sale demonstrated how buyers in 90035 continue paying premiums for duplexes that feel closer to luxury homes than traditional rentals.
1125 S Oakhurst Dr - Duplex Sale
This duplex sold for approximately $2.16M in only 12 days.
The rapid sale reinforced how demand remains especially strong for:
owner-user duplexes
Beverly Hills adjacent locations
large floorplans
premium streets
Why Duplex Prices in 90035 Often Don’t Follow Traditional Cap Rates
Many duplex buyers throughout 90035 are underwriting:
future appreciation
lifestyle value
partial occupancy
redevelopment potential
ADU opportunities
rather than simply focusing on current income.
That is why some duplexes continue selling at compressed cap rates despite modest existing rents.
Properties with:
detached garages
alley access
vacant units
large lots
architectural character
often command substantial premiums.
Why Some 90035 Multifamily Properties Sell Quickly While Others Sit
Not every property performed equally.
The MLS data showed that the properties sitting longest on market often shared similar characteristics:
deferred maintenance
difficult tenant situations
limited parking
low in-place rents
lack of vacancy
outdated layouts
overpricing relative to condition
For example:
1236 Hi Point St - Duplex Sale
This property spent over 360 days on market before selling around $1.5M.
Despite being located in a desirable neighborhood, buyers remained highly selective regarding:
pricing
income
renovation costs
future upside
In contrast, updated or strategically positioned properties often sold dramatically faster.
What Buyers Are Paying for Fourplexes and Apartment Buildings in 90035
As properties move into the fourplex and apartment building category, pricing begins shifting more toward:
cap rate
GRM
NOI
rental upside
expense ratios
parking
tenant quality
However, location and future upside still remain critical.
What Cap Rates Look Like for Apartment Buildings in 90035
Based on the MLS sales data from the past year:
cap rates generally ranged between approximately 4%–6%
GRMs often ranged from roughly 11–16
Properties with:
vacancy
renovation potential
ADU opportunities
larger units
stronger rental upside
often attracted the strongest investor interest.
1621 S Bedford St - Fourplex Sale
This fourplex sold for approximately $4.875M with:
5.95% cap rate
13.43 GRM
The property demonstrated continuing investor demand for stabilized multifamily assets in prime Westside Los Angeles locations.
1441 S Bedford St - 8 Unit Sale
This apartment building sold for approximately $3.6M with:
5.78% cap rate
11.43 GRM
The transaction reinforced strong investor appetite for mid-size apartment buildings in 90035.
Why Vacancy and ADU Potential Dramatically Affect Value
One of the largest pricing drivers in 90035 continues being vacancy.
Vacant units dramatically increase value because buyers can:
reset rents
renovate immediately
occupy units themselves
improve NOI faster
add ADUs more efficiently
Detached garages are particularly valuable throughout 90035 because many buyers view them as:
future ADU opportunities
additional rental income
long-term redevelopment flexibility
This is especially important in areas near:
Pico-Robertson
Beverlywood adjacency
Crestview
Olympic Boulevard corridors
What Areas and Streets Are Included in 90035?
ZIP code 90035 covers portions of:
Pico-Robertson
Beverlywood adjacency
Crestview
La Cienega Heights
South Robertson
The neighborhood is centrally positioned on the Westside of Los Angeles near Beverly Hills, Century City, Culver City, and Mid-City.
90035 is generally associated with:
Pico Boulevard
Robertson Boulevard
La Cienega Boulevard
Olympic Boulevard
Shenandoah Street
Bedford Street
Sherbourne Drive
Crescent Heights Boulevard
Cashio Street
Saturn Street
Oakhurst Drive
The area is known for:
strong rental demand
walkability
large multifamily housing stock
proximity to employment centers
Beverly Hills adjacency
strong long-term appreciation
a large owner-user buyer pool
Pico-Robertson and surrounding areas are also widely recognized for their strong community identity, central Westside location, and highly active multifamily housing market.
Is 90035 Still a Good Place to Buy Multifamily Property?
90035 continues attracting:
investors
1031 exchange buyers
developers
owner-users
long-term hold buyers
The strongest opportunities moving forward will likely remain:
vacant duplexes
ADU-ready properties
underutilized lots
value-add apartment buildings
large unit properties near Beverly Hills and Pico-Robertson
Despite higher interest rates and tighter underwriting, demand throughout 90035 has remained resilient because the area combines:
Westside location
rental demand
owner-user appeal
redevelopment potential
limited supply
Thinking About Selling a Duplex or Apartment Building in 90035?
Selling multifamily property in 90035 requires a completely different strategy than selling a standard single-family home.
The buyer pool changes dramatically depending on:
vacancy
number of units
zoning
parking
rent control exposure
redevelopment potential
ADU opportunities
architectural quality
A duplex buyer in Pico-Robertson may behave completely differently than an investor purchasing a 12-unit apartment building near Olympic Boulevard.
The properties achieving the strongest pricing throughout 90035 were typically the ones that:
clearly communicated upside
targeted the correct buyer pool
showcased redevelopment or ADU potential
presented accurate financials
highlighted architectural character and location
Understanding how buyers think, and how to position the property correctly from the beginning, often determines whether a multifamily property sells quickly or leaves money on the table. Contact us for a complimentary property analysis.