Mar vista and Palms Multifamily Values

PALMS (90034 + 90232)

Duplex Sales (2 Units – Palms 90034 / 90232)

8741 Cattaraugus Ave — 2,125 Lot | Sold $740,000
3828 Goldwyn Ter — 1,080 SF | 3,350 Lot | Sold $685,000
4111 Lincoln Ave — 2,335 SF | 6,752 Lot | Sold $1,400,000
3626 Veteran Ave — 2,200 SF | 4,997 Lot | GRM 14.50 | Sold $1,597,500
3627 Veteran Ave — 2,117 SF | 4,991 Lot | GOI $96,000 | GRM 16.00 | Sold $1,525,000
3656 Jasmine Ave — 1,597 SF | 5,475 Lot | Sold $1,575,000
3485 Rosewood Ave — 2,356 SF | 4,899 Lot | Sold $1,750,000
11026 Aletta Ave — 3,091 SF | 5,600 Lot | GOI $27,000 | Sold $1,600,000
4113 Lincoln Ave — 2,335 SF | 6,752 Lot | GOI $103,164 | GRM 13.50 | Sold $1,959,000
4183 Lafayette Pl — 2,240 SF | 7,456 Lot | Sold $1,570,000
4048 Madison Ave — 2,108 SF | 6,705 Lot | GRM 19.55 | Sold $1,830,000
3940 Huron Ave — 1,872 SF | 7,453 Lot | Sold $1,600,000
4053 1/2 Huron Ave — 1,578 SF | 6,850 Lot | Sold $2,000,000

How much is your Palms duplex really worth?

Price Range: $685K → $2.0M
GRM Range: ~13.5 → 19.5+
Lot Size Range: ~2,100 → 7,400 SF

Palms duplexes appeal to both owner-users and investors, which expands the buyer pool and pushes pricing beyond pure income metrics.
Because of this, cap rate is less predictive, owner-users often pay a premium for location, lifestyle, and the ability to occupy a unit.
As a result, pricing is driven by a blend of income, vacancy potential, and end-user demand, not just returns on paper.

Triplex Sales (3 Units – Palms 90034, 90232)

5828 Perry Dr — 2,302 SF | 5,431 Lot | Sold $500,000
8947 Hubbard St — 1,696 SF | 6,676 Lot | Sold $700,000
6061 Comey Ave — 2,147 SF | 5,002 Lot | Sold $1,025,000
3853 Westwood Blvd — 2,182 SF | 6,253 Lot | GOI $57,048 | Sold $1,150,000
3450 Vinton Ave — 2,028 SF | 7,501 Lot | Cap 4.97% | GOI $94,005 | GRM 13.41 | Sold $1,300,000
3358 Bagley Ave — 2,704 SF | 7,536 Lot | GOI $84,997 | GRM 17.65 | Sold $1,438,000
9620 Braddock Dr — 1,793 SF | 5,201 Lot | GOI $109,200 | GRM 15.00 | Sold $1,600,000

How much is your Palms triplex really worth?

Price Range: $500K → $1.6M
Cap Rate Range: ~4.9%
GRM Range: ~13.4 → 17.6

Triplexes:

• Transition between duplex and true multifamily

• Pricing varies heavily based on rent strength + condition

Fourplex Sales (4 Units – Palms 90034, 90232)

1952 S Corning St — 3,074 SF | 6,300 Lot | Cap 3.90% | GRM 18.90 | Sold $1,280,000
5953 Guthrie Ave — 3,847 SF | 6,866 Lot | Sold $1,550,000
3132 Helms Ave — 3,920 SF | 5,158 Lot | GRM 20.82 | Sold $1,500,000
10809 Palms Blvd — 3,408 SF | 4,599 Lot | Sold $1,700,000
3832 Huron Ave — 3,384 SF | 7,501 Lot | Sold $1,562,500
8957 Hargis St — 1,950 SF | 2,030 Lot | Sold $1,750,000
2625 Chariton St — 3,452 SF | 7,497 Lot | Cap 5.80% | GRM 13.00 | Sold $1,850,000
4023 Lincoln Ave — 4,260 SF | 6,751 Lot | Sold $2,100,000
4183 Lafayette Pl — 2,240 SF | 7,456 Lot | Sold $1,570,000

How much is your Palms Fourplex really worth?

Price Range: $1.28M → $2.1M
Cap Rate Range: ~3.9% → 5.8%
GRM Range: ~13.0 → 20.8

Fourplexes:

• Strong demand segment

• Wide pricing spread driven by:

  • parking

  • upgrades

  • rent levels

Fiveplex Sales (5 Units - Palms)

3840 Overland Ave — 5,193 SF | 5,199 Lot | Cap 5.98% | GOI $155,138 | GRM 10.63 | Sold $1,675,000
10720 Charnock Rd — 2,598 SF | 6,290 Lot | Cap 6.05% | GOI $153,233 | GRM 11.96 | Sold $1,880,000

How much is your Palms Fiveplex really worth?

Price Range: $1.67M → $1.88M
Cap Rate Range: 5.6%~6.0%
GRM Range: ~10.6 → 12

Clear investor territory:

• Pricing stabilizes

• Yield becomes primary driver

6–9 Unit Sales (Palms 90034, 90232)

3806 College Ave (6 units) — 3,749 SF | 7,144 Lot | Cap 3.00% | GRM 17.40 | Sold $1,610,000
3819 Dunn Dr (9 units) — 4,712 SF | 10,980 Lot | Cap 4.63% | GOI $176,757 | GRM 11.03 | Sold $1,880,000
3319 Bagley Ave (6 units) — 6,258 SF | 6,899 Lot | Cap 5.40% | GOI $199,692 | GRM 11.56 | Sold $2,200,000
2314 Corning St (9 units) — 8,814 SF | 7,504 Lot | Cap 3.95% | GOI $168,595 | GRM 11.67 | Sold $1,965,000

10+ Unit Sales (Palms 90034, 90232)

2646 La Cienega Ave (10 units) — 5,324 SF | 8,170 Lot | Cap 5.75% | GOI $163,733 | GRM 10.83 | Sold $1,681,000
3831 Motor Ave (13 units) — 8,159 SF | 7,546 Lot | Cap 4.70% | GOI $175,100 | GRM 13.27 | Sold $2,045,000

Palms Apartment Building Sale Summary

Price Range (All): $685K → $2.1M+ (small) / $2M → $6M+ (larger)
Cap Rate Range: ~3.0% → 6.05%
GRM Range: ~10.6 → 20.8

Palms behaves like a true multifamily market:

• Duplex → mixed buyer pool

• 5+ units → investor-driven

• GRM compresses with scale

• Cap rates stabilize around 5%–6%

MAR VISTA (90066)

Duplex Sales (2 Units - Mar Vista 90066)

4626 Alla Rd — 1,854 SF | 4,947 Lot | Cap 3.11% | GOI $46,561 | GRM 18.23 | Sold $830,000
4978 S Centinela Ave — 1,445 SF | 3,038 Lot | GOI $33,214 | GRM 26.34 | Sold $830,000
12412 Gilmore Ave — 1,208 SF | 5,678 Lot | Sold $1,000,000
3734 Sawtelle Blvd — 1,914 SF | 5,000 Lot | Cap 3.93% | GOI $73,980 | GRM 16.21 | Sold $1,050,000
3613 Beethoven St — 1,626 SF | 4,807 Lot | Sold $1,160,000
12056 Culver Blvd — 2,280 SF | 2,500 Lot | GOI $64,127 | GRM 14.30 | Sold $1,161,300
12906 Venice Blvd — 1,848 SF | 2,499 Lot | GOI $120,000 | GRM 15.00 | Sold $1,451,000
3704 Moore St — 1,899 SF | 5,831 Lot | Sold $1,755,054

Duplex Mar Vista Multi-Units Summary

Price Range: $830K → $1.75M
Cap Rate Range: ~3.1% → 3.9%
GRM Range: ~14.3 → 26.3

Mar Vista duplexes:

• behave like single-family substitutes

• pricing driven by:

  • lifestyle

  • location

  • land

Triplex Sales (3 Units – Mar Vista 90066)

4228 Campbell Dr — 2,550 SF | 9,713 Lot | Sold $995,000
12531 Culver Blvd — 3,534 SF | 5,007 Lot | GOI $88,064 | GRM 14.48 | Sold $1,224,030
12013 Sylvester St — 2,441 SF | 5,502 Lot | Cap 3.10% | GOI $71,352 | GRM 18.92 | Sold $1,305,000

Cap Rate Range: ~3.10% → 3.93%
GRM Range: ~14.48 → 18.92

• Lower cap rates → stronger locations / better condition

• Higher GRMs → owner-user influence still present

• Wide spread reflects:

  • inconsistent rent levels

  • some properties priced like homes, not investments

Fourplex Sales (4 Units – Mar Vista 90066)

11729 Washington Blvd — 2,744 SF | 5,794 Lot | Sold $1,250,000
12304 Washington Pl — 3,488 SF | 6,017 Lot | GOI $140,088 | GRM 12.84 | Sold $1,775,000
3378 Centinela Ave — 3,788 SF | 7,552 Lot | Sold $2,350,000

Cap Rate Range: ~4.0% → 5.8%
GRM Range: ~12.8 → 15.0

5+ Unit Sales (Mar Vista)

3714 Corinth Ave (6 units) — 6,900 SF | 8,125 Lot | Cap 5.21% | GOI $177,661 | GRM 12.56 | Sold $2,000,000
11417 Washington Pl (10 units) — 8,750 SF | 7,508 Lot | Cap 4.35% | GRM 13.48 | Sold $2,220,000
3420 Federal Ave (10 units) — 7,020 SF | 8,949 Lot | GOI $237,663 | GRM 11.15 | Sold $2,450,000
3651 McLaughlin Ave (10 units) — 7,414 SF | 7,390 Lot | Cap 5.23% | GOI $280,512 | GRM 12.66 | Sold $3,260,000
12756 Venice Blvd (27 units) — 18,264 SF | 14,755 Lot | GOI $534,742 | GRM 12.52 | Sold $6,225,000

Cap Rate Range: ~4.35% → 5.23%
GRM Range: ~11.15 → 13.48

Conclusion

Selling a duplex, triplex, or larger multifamily property in Mar Vista or Palms is not a generic sale, it is a regulated, income-driven transaction where tenant status, rent control exposure, and buyer segmentation directly impact price.

The data shows it clearly: duplexes trade across a wide GRM range because they attract both owner-users and investors, while 5+ units behave like true income properties with stabilized cap rates and tighter pricing bands .

Most sellers misprice their property by relying on surface-level comps without understanding how buyers actually evaluate income, vacancy, and upside. That is where I come in.

I do not just list properties, I break down rent rolls, analyze LAHD exposure, evaluate repositioning potential, and identify whether your buyer is an investor, an owner-user, or both. Then I position the property accordingly to expand the buyer pool, create competition, and maximize price.

Every property has a different story. My role is to understand it at a granular level, zoning, income, tenant profile, and future potential, and present it in a way that buyers can clearly see the value. That is how you avoid leaving money on the table and how you get to the strongest possible outcome.

If you are considering selling a multifamily property in Mar Vista or Palms, I offer a complimentary, data-driven analysis tailored to your asset.