Venice Multifamily Value 90291

Based on Closed Sales | April 2025–April 2026 Source: MLS

Duplex Sales (2 Units - Venice 90291)

809 Brooks Ave — 5,190 SF | 5,081 Lot | Cap 4.86% | GOI $224,070 | GRM 14.94 | Sold $3,370,000
3011 Clune Ave — 3,173 SF | 4,821 Lot | Cap 4.30% | GOI $204,000 | GRM 18.00 | Sold $3,000,000
34 Anchorage St — 2,826 SF | 3,082 Lot | Sold $2,850,000
217 Windward Ave — 2,762 SF | 2,475 Lot | Sold $2,708,750
828 California Ave — 3,295 SF | 4,725 Lot | Sold $2,700,000
1503 Cabrillo Ave — 1,776 SF | 2,550 Lot | Sold $2,533,000
856–858 Coeur D’Alene Ave — 1,850 SF | 8,464 Lot | Sold $2,518,000
2329 Ocean Ave — 1,056 SF | 3,602 Lot | Cap 4.68% | GOI $124,800 | GRM 19.00 | Sold $2,115,000
2312 Pisani Pl — 1,741 SF | 4,002 Lot | Cap 3.75% | GOI $123,600 | GRM 22.66 | Sold $2,125,000
1316 Lucille Ave — 1,504 SF | 3,857 Lot | Sold $2,080,000
28 24th Ave — 2,304 SF | 2,640 Lot | Sold $2,070,000
580 Venice Blvd — 1,914 SF | 3,907 Lot | Sold $1,850,000
312 Market St — 1,960 SF | 2,848 Lot | Sold $1,812,000
125 Brooks Ave — 2,173 SF | 2,243 Lot | GOI $93,600 | Sold $1,825,000
725 Washington Blvd — 2,172 SF | 5,000 Lot | Sold $1,750,000
223 6th Ave — 1,532 SF | 4,137 Lot | Sold $1,660,000
2209 Marian Pl — 1,440 SF | 4,500 Lot | Cap 6.69% | GOI $144,000 | GRM 12.47 | Sold $1,625,000
1205 Appleton Way — 1,725 SF | 3,840 Lot | GOI $102,600 | GRM 18.27 | Sold $1,575,000
608 Woodlawn Ave — 1,112 SF | 3,535 Lot | Sold $1,530,000
218 Venice Way — 1,448 SF | 2,783 Lot | Sold $1,550,000

Duplex Summary

Price Range: $1.5M → $3.37M
Cap Rate Range: ~3.75% → 6.69%
GRM Range: ~12.4 → 22.6
Lot Size Range: ~2,500 → 8,400 SF

Interpretation

• Coastal + lifestyle duplexes → low cap, high GRM (18–22+)

• Value-add or inland → higher cap (5.5%–6.5%)

• Venice duplexes behave more like single-family substitutes than pure investments

Triplex Sales (3 Units - Venice 90291)

344 Indiana Ave — 4,331 SF | 5,283 Lot | Cap 4.61% | GOI $230,400 | GRM 15.17 | Sold $3,225,000
11 19th Ave — 2,724 SF | 2,640 Lot | Cap 4.47% | GOI $172,201 | GRM 15.24 | Sold $2,600,000
11 20th Ave — 3,216 SF | 2,642 Lot | Cap 5.10% | GOI $198,588 | GRM 14.00 | Sold $2,500,000
319 Vernon Ave — 2,736 SF | 6,003 Lot | Sold $5,050,000
236 S 5th Ave — 3,204 SF | 4,139 Lot | GOI $186,000 | GRM 11.80 | Sold $2,185,000
712 6th Ave — 3,192 SF | 5,660 Lot | Sold $1,800,000
549 San Juan Ave — 2,546 SF | 5,230 Lot | Sold $2,000,000
346 Brooks Ave — 1,830 SF | 5,200 Lot | GOI $184,800 | GRM 10.25 | Sold $1,770,000
58 Ozone Ave — 1,927 SF | 3,834 Lot | Sold $1,700,000
2474 Penmar Ave — 3,120 SF | 5,935 Lot | Sold $1,490,000
535 Rose Ave — 1,295 SF | 2,979 Lot | Sold $1,525,000

Triplex Summary

Price Range: $1.7M → $3.2M
Cap Rate Range: ~4.4% → 5.1%
GRM Range: ~10.2 → 15.2
Lot Size Range: ~2,600 → 5,500 SF

Interpretation

• Triplexes hit a sweet spot:
  More income than duplex, still small enough for owner-users

• Wider GRM spread → reflects rent quality + vacancy upside

Fourplex Sales (4 Units -Venice 90291)

2432 Penmar Ave — 10,024 SF | 5,536 Lot | Sold $5,000,000
615 Sunset Ave — 3,749 SF | 5,801 Lot | GOI $186,036 | GRM 13.17 | Sold $2,450,000
1914 Pacific Ave — 2,768 SF | 2,724 Lot | Cap 5.30% | GOI $140,412 | GRM 15.00 | Sold $1,940,000
224 Horizon Ave — 2,298 SF | 2,850 Lot | GOI $131,134 | GRM 14.50 | Sold $1,919,000
20 19th Ave — 2,328 SF | 2,640 Lot | Cap 4.66% | GOI $114,058 | GRM 15.03 | Sold $1,625,000
32 Horizon Ave — 2,454 SF | 2,699 Lot | Sold $1,600,000

Fourplex Summary

Price Range: $1.6M → $2.45M
Cap Rate Range: ~4.6% → 5.3%
GRM Range: ~13 → 15
Lot Size Range: ~2,600 → 5,800 SF

Interpretation

• Fourplex = true investor entry point

• More stable income → tighter GRM range

• Buyers underwrite these more mathematically vs emotionally

Fiveplex Sales (5 Units - Venice 90291)

• 614 6th Ave — 5,608 SF | 5,667 Lot | Cap 5.74% | GOI $245,115 | GRM 11.67 | Sold $2,850,000

Fiveplex Summary

• Cap Rate: ~5.7%

• GRM: ~11.6

Interpretation

• This is where pricing shifts:
  → pure income play
  → lower GRM vs 2–4 units

Sixplex Sales (6 Units - Venice 90291)

• 315 Vernon Ave — 4,826 SF | 12,008 Lot | Cap 4.73% | GOI $354,484 | GRM 14.44 | Sold $5,050,000

Sixplex Summary

• Cap Rate: ~4.7%

• GRM: ~14.4

• Larger lot (12,000 SF) significantly impacts value

Interpretation

• Larger assets start blending:
  → income + development potential

7–10+ Unit Sales Multifamily - Venice 90291

1426 Main St — 7 units — 6,587 SF | 6,438 Lot | Cap 6.37% | GOI $456,492 | GRM 11.12 | Sold $4,565,000
45 Paloma Ave — 8 units — 3,944 SF | 3,901 Lot | Cap 5.16% | GOI $214,985 | GRM 12.92 | Sold $2,744,000
538 Rialto Ave — 8 units — 3,101 SF | 7,654 Lot | Cap 4.82% | GOI $171,630 | GRM 12.79 | Sold $1,725,000
1917 Canal St — 9 units — 6,411 SF | 5,978 Lot | Sold $2,025,000
1921 Canal St — 9 units — 6,411 SF | 5,981 Lot | Sold $2,025,000
19 Wavecrest Ave — 10 units — 7,280 SF | 2,698 Lot | Cap 6.32% | GOI $419,826 | GRM 10.63 | Sold $4,545,000
2201 Ocean Ave — 10 units — 14,025 SF | 7,971 Lot | Cap 4.51% | GOI $418,475 | GRM 13.92 | Sold $4,750,000

Summary

Cap Rate Range: ~4.5% → 6.3%
GRM Range: ~10.6 → 13.9

15+ Units Venice 90291

2700 Abbot Kinney Blvd — 15 units — 11,180 SF | 14,073 Lot | Cap 4.75% | GOI $373,150 | GRM 13.39 | Sold $4,850,000
15 Paloma Ave — 58 units — 35,066 SF | 11,703 Lot | Sold $13,317,500

Cap Rate Range: 4.5% → 5.25%

GRM Range: 12.5 → 14.0

Interpretation

• Clear shift:
  → Higher unit count = higher cap, lower GRM

• Institutional / semi-institutional buyers enter here

Bottom Line

Every multifamily property in Venice has its own story. The unit count, income, condition, and location all shape value differently. That’s why I don’t rely on averages. I build a pricing strategy based on how your specific asset will actually be underwritten and purchased. I don’t rely on surface-level comps.

I analyze your property the way buyers, lenders, and appraisers do:

• Income vs market rents

• Cap rate positioning within your category

• GRM benchmarks by unit count

• Lot size and development potential

• Buyer profile targeting

Every property has its own story. A duplex on a small lot may carry zoning or development potential that isn’t immediately apparent to the seller—or even to the buyer. My role is to uncover that potential through detailed research with the city, understand the property at a deeper level, and position it strategically so the market fully recognizes its value and you maximize your return.

If you own a multifamily property in Venice and are considering a sale, I offer a complimentary, data-driven evaluation. Reach out to discuss how your property should be positioned in today’s market.