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The Liberow Group of Marcus & Millichap

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Encino, CA
The Liberow Group of Marcus & Millichap

Senior Vice President Investments Sam Liberow is Senior Vice President of Investments at Marcus & Millichap’s Encino office.

Since joining the firm, he has established himself as one of the top producers in Multifamily properties on the Westside of Los Angeles. In addition, he was the #1 investment broker for West Hollywood for the past 7 years by number of transactions sold. In 2020, Sam ranked in the top 1% of all Marcus & Millichap agents nationwide (26/2,000). Sam’s average of successful closings is within 98% of th

e original list price. He is able to achieve such outstanding results as a result of the detailed analysis performed during the underwriting process, the detailed and aggressive marketing plan and platform he has created, and his ability to negotiate on behalf of his clients. His extensive role as a real estate broker as well as an investor has educated him on all aspects of the commercial real estate field. His vast experiences have allowed him to play an active role in the marketing, negotiating, financing, legality, management, and sales aspects of commercial real estate, all of which makes him extremely knowledgeable and professional within the investment real estate industry. He also serves as a Director of the National Multi Housing Group.

02/06/2026

Just Listed | 10 Units + 2 ADUs in East Hollywood | 6.36% CAP Rate

Listing Details:
Price: $2,495,000
CAP Rate: 6.36%
GRM: 9.99
Price/Unit: $207,917
Price/SF: $302.20
Year Built: 1954
Investment Highlights:
Stabilized East Hollywood Asset with Approximately 25% Upside
4771 Marathon Street presents a stabilized multifamily investment with meaningful upside remaining through rent growth and operational enhancements. The property’s current performance provides dependable in-place cash flow, while below-market rents and light value-add opportunities create a clear path to NOI growth without sacrificing stability.

Significant Capital Improvements and Recently Modernized Units
Ownership has completed meaningful capital improvements, including updated walkways and stairways, the construction of two brand-new one-bedroom ADUs, and the renovation of approximately 70% of the original units. With the majority of units recently turned and two new builds delivered, the property offers streamlined operations, reduced near-term maintenance, and an easy management profile for the next owner.

Highly Desirable and Well-Balanced Unit Mix
The property features a diversified mix of studios, one-bedroom, and two-bedroom units, including two brand-new 1+1 ADUs recently added by ownership. Larger two-bedroom units tend to attract longer-term tenants and lower turnover, while smaller units allow for more frequent rent adjustments, creating a healthy balance of income stability and growth potential.

Prime Central LA Location Between Hollywood, Silver Lake, and Koreatown
Located in the heart of East Hollywood, 4771 Marathon Street benefits from immediate access to Hollywood, Silver Lake, Los Feliz, and Koreatown. This central positioning continues to drive strong rental demand from tenants seeking proximity to employment centers, cultural amenities, and transit while avoiding the pricing premiums of more established submarkets.

Transit-Oriented, Renter-by-Choice Neighborhood
The property is located near major commuter routes and the Metro B Line, enhancing accessibility throughout Los Angeles. East Hollywood has evolved into a renter-by-choice submarket, attracting professionals who value convenience, connectivity, and lifestyle over homeownership in an increasingly unaffordable city.

Strong Employment Drivers Supporting Durable Rental Demand
The surrounding area is anchored by a diverse set of employment sectors, including entertainment, healthcare, education, and the creative economy. Major institutions such as Kaiser Permanente Sunset Medical Center help support a deep and resilient tenant base, insulating the property from economic volatility.

Value-Add Opportunity with Multiple Levers for Growth
Investors can unlock additional value through unit renovations and operational efficiencies as units naturally turn. With assigned parking, separate utility metering, and low historical vacancy, the asset offers measured upside with limited ex*****on risk.

Supply-Constrained Infill Market with Long-Term Appreciation Potential
East Hollywood remains a highly supply-constrained infill market, where limited new development continues to support rent growth and asset appreciation. As demand spills east from Silver Lake and Hollywood, properties like 4771 Marathon Street are increasingly viewed as opportunities to acquire tomorrow’s prime location at today’s pricing.

01/29/2026

Just Listed | 10 Units in Prime West Hollywood | 5.65% CAP | Can be Purchased with Neighboring 6-Unit Property

Listing Details:
Price: $2,995,000
CAP Rate: 5.65%
GRM: 12.26
Price/Unit: $299,500
Price/SF: $365.69
Year Built: 1960
Investment Highlights:
Prime West Hollywood Investment with Exceptional Upside
This stabilized 10‑unit asset presents a rare combination of immediate income and future growth in one of Los Angeles’s most desirable multifamily markets. With rents currently below market and proven demand in the submarket, the new owner has a clear path to substantial rental income expansion — up to 44% upside — making this a standout opportunity for both value growth and income stability.

High In‑Place Cap Rate with Substantial Growth Potential
With a strong in-place CAP rate of 5.65%, this stabilized property offers compelling current returns alongside meaningful upside potential. The investment appeals to both income-focused and value-add buyers, with a clear path to increased rental revenue as unrenovated units are upgraded to match the quality of the recently modernized ones. Additional opportunities to strengthen NOI exist through strategic rent adjustments and professional management.

Well‑Balanced Unit Mix with Some Upside Potential
The building’s unit mix strikes a strong balance between high‑demand unit types. The eight 1+1’s serve as the core cash‑flow engines, appealing to a broad renter profile and ensuring low vacancy. The one 2+2 and one 2+1 add diversification, attracting roommates and small families, which increases stability and reduces turnover risk over time. This mix supports both occupancy resilience and enhanced yield through targeted rent increases where justified by upgrades and market rents.

Seismic Retrofit & Structural Integrity
Unlike some other value‑add assets in Los Angeles, the seismic retrofit has already been completed, eliminating a major project and cost burden for new owners. Combined with recent structural enhancements and energy‑efficient upgrades, this building offers peace of mind and reduced risk for investors.

Modernized Asset with High Tenant Appeal
This property has undergone thoughtful renovations that elevate both its aesthetic and functional appeal. Featuring open floorplans, stainless steel appliances, in-unit washer/dryers, and stylish details like herringbone backsplashes, the updated interiors place the asset firmly at the top of its competitive set. Recent system upgrades and modern finishes not only reduce future capital expenditures but also position remaining units for rent premiums as they are brought to market.

Strong Tenant Demand & Low Vacancy
West Hollywood’s multifamily market benefits from robust rental demand driven by employment, lifestyle, and scarcity of quality housing stock. This property’s high‑quality finishes and desirable location translate into low vacancy and consistent cash flow, even before full rent growth is realized.

Exceptional Demand Drivers
West Hollywood continues to thrive due to its cultural appeal, strong employment base, and limited new multifamily supply. Proximity to major job centers (Beverly Hills, Hollywood, Century City), premier dining and entertainment, and lifestyle amenities underpin both rent growth and long‑term property valuation.

01/28/2026

Just Listed | 6 Units in Prime West Hollywood | 5.78% CAP | Can be Purchased with Neighboring 10-Unit Property

Listing Details:
Price: $1,950,000
CAP Rate: 5.78%
GRM: 11.63
Price/Unit: $325,000
Price/SF: $406.25
Year Built: 1955
Investment Highlights:
Unique Bite-Sized Value in an A-Tier Market

This rare 6‑unit multifamily presents a perfect entry point for first‑time buyers and seasoned investors alike — a manageable scale in one of Southern California’s most desirable rental markets. With a stabilized income stream and 27% upside potential, this is the ideal asset for both wealth creation and portfolio diversification.

Modernized Exterior + Select Interior & System Upgrades

The exterior of the building has undergone a substantial facelift, enhancing curb appeal and positioning the asset as a well‑maintained investment. Inside, two of the units have been recently renovated with modern finishes, including stainless‑steel appliances, updated flooring, and in‑unit laundry — features that appeal to today’s renters and support premium rents. Additionally, select building systems — including portions of HVAC, plumbing, and electrical — have been upgraded, helping to reduce near‑term maintenance concerns and support smoother property operations.

Strong Market Dynamics & Tenant Demand

West Hollywood features one of the highest renter‑household ratios in the region — over 80% of households are renters, significantly above the Southern California regional average — underscoring persistent rental demand. Tenants here are drawn to the lifestyle and convenience of the area, including proximity to world‑class dining, entertainment, and cultural hubs like the Sunset Strip and adjacent Los Angeles submarkets. Inventory remains limited and values per square mile continue to command strong pricing, supporting long‑term asset appreciation.

Neighborhood & Location Premium

Situated on a serene West Hollywood street yet minutes from major activity centers, 1040 N Genesee offers access to high‑demand employment hubs, vibrant retail corridors, and transit options — an unbeatable blend of urban convenience with boutique neighborhood appeal. Nearby similarly sized rental buildings regularly command strong lease rates in the market.

Tenant-Friendly Features That Enhance Occupancy

The property delivers sought‑after amenities for today’s renters: assigned & covered parking, in‑unit laundry (in select units), separately metered utilities, and spacious floor plans with modern finishes. These features not only improve tenant satisfaction but also reduce turnover and management friction.

High In-Place Cap Rate with Upside

Investors benefit from a strong in‑place cap rate driven by stabilized rents, with clear upside through rental growth, ongoing management optimization, and market repositioning — particularly given the quality of renovations and premium unit features.

12/30/2025

Just Closed | 33 Units | Stabilized New Construction | East Hollywood

Closing Details:
Price: $13,795,000
CAP Rate: 5.46%
GRM: 12.91
Price/Unit: $418,030
Price/SF: $374.51
Year Built: 2025
Transaction Overview:
We’re pleased to announce the successful sale of 636 N Juanita Ave, a 33-unit, brand-new construction multifamily property located in the heart of East Hollywood, Los Angeles.

From day one, this assignment was driven by strategic collaboration with the Seller, who was referred to us by an existing client—a testament to the trust we’ve built through consistent ex*****on over our 12+ years in the business. As a lender that had foreclosed on the asset, the Seller was motivated to exit the position efficiently and remove the deal from its balance sheet. Working closely with ownership, we established clear objectives and crafted a tailored go-to-market strategy designed to maximize value in a highly competitive and selective investment environment.

With elevated inventory across the market, we recognized from the outset that achieving a premium outcome would require a highly intentional and differentiated approach. Our strategy centered on maximizing exposure by actively engaging both qualified buyers and the broader brokerage community through targeted local and national outreach, all supported by our extensive and highly active buyer database. This fully cooperative approach was designed to surface the deepest pool of demand and ultimately deliver the highest price and best terms for our Seller.

Early in the marketing process, we were contacted by an agent representing a qualified buyer who had been pursuing another similarly priced, non-rent-controlled asset we were marketing. While that property was already under contract, we identified an opportunity to redirect a highly motivated buyer with the conviction and financial capacity to execute. Through thoughtful dialogue and strategic positioning, we successfully connected that capital to 636 Juanita Avenue, clearly presenting the asset as a compelling alternative. Our approach led to efficient negotiations, ultimately resulting in the property being placed under contract at a market-leading price. The outcome highlights the value of The Liberow Group’s platform—our ability to generate liquidity beyond traditional marketing channels, cross-sell opportunities across our listings, and collaborate seamlessly with outside brokers to deliver exceptional results for our Seller.

Once in escrow, the deal presented several challenges, including the absence of typical builder warranties often associated with newer construction. Through proactive diligence preparation, constant communication, and a solutions-oriented mindset, our team successfully navigated these complexities and maintained forward momentum—ensuring a smooth path to closing despite the hurdles.

The property closed at $13,795,000, reflecting a 5.46% CAP Rate, 12.91 GRM, $374.51 per square foot, and $418,030 per unit. Notably, this sale represents the 7th highest price per unit for properties built within the last 10 years across all of Los Angeles County—a clear validation of the strategy, ex*****on, and advocacy we delivered on behalf of the Seller.

This transaction exemplifies our ability to create competitive momentum, collaborate across the brokerage community, and expertly manage complex escrows—all while delivering premium pricing and certainty of close, even in a challenging market environment.

Since our founding 12+ years ago, The Liberow Group has closed 292 transactions totaling over $1.31 billion across Los Angeles County.

Thinking of selling? We’d love to help—reach out anytime for a complimentary property evaluation.

10/27/2025

Just Closed | 5 Units | Beverly Grove | 22 Offers Generated | Sold 250K Over Ask

Closing Details:
Price: $2,300,000
Price/Unit: $460,000
Price/SF: $371.57
Year Built: 1960
Transaction Overview:
We’re proud to announce the successful sale of 432 S Sherbourne Dr, a charming 5-unit apartment building located in the heart of Los Angeles’ coveted Beverly Grove neighborhood.

Much like our recent sale at 1728 Granville Ave, we crafted a strategic go-to-market plan aimed at maximizing exposure and creating a competitive bidding environment. Although our underwriting initially supported a higher list price, the Seller—who had followed our recent successes—embraced our strategy with confidence. Having cultivated a strong relationship with her over several years, this transaction proved what we’ve long advised: when a property is priced correctly and positioned thoughtfully, the market responds.

We launched the listing in mid-August, leveraging our extensive investor database and 12+ years of hyper-local tracking across the Westside. Our outreach targeted a blend of local, regional, and national investors, and was amplified through MLS, third-party platforms, direct outreach, and full cooperation with the brokerage community.

The response was immediate and overwhelming. Within just 10 days of launching our marketing campaign, we received 22 offers—9 of which exceeded the asking price. This level of demand gave us the leverage to negotiate exceptional terms for our client. A key component of the deal was the Seller’s desire to remain in her unit post-sale, retain her parking spaces, and maintain access to her storage—all of which we successfully negotiated into the final agreement. Due to the strength of the buyer pool, we secured a flexible leaseback at a fixed rate on a month-to-month basis for 24 months, providing her with peace of mind and ultimate flexibility during her transition from owner to tenant.

The deal ultimately closed at an impressive $250,000 over the list price. From the outset, we took a hands-on approach—proactively helping the Seller gather, scan, and organize all due diligence materials to create a comprehensive disclosure package. This attention to detail not only demonstrated our commitment to going above and beyond for our clients, but also played a critical role in building buyer confidence early in the process. As we’ve seen time and again, a well-prepared due diligence folder increases the likelihood of clean offers and swift contingency removals—and this deal was no exception. Escrow opened promptly upon acceptance, the buyer wired their deposit shortly thereafter, and we oversaw every step with precision to ensure a smooth, on-schedule closing.

This transaction is a testament to the power of data-driven pricing, targeted marketing, and a deep understanding of buyer behavior in today’s market. We’re thrilled to have delivered an outstanding outcome for a long-time client—and reaffirmed that the right strategy, executed by the right team, delivers exceptional results.

Since our founding 12+ years ago, The Liberow Group has closed 291 transactions totaling over $1.3 billion across Los Angeles County.

Thinking of selling? We’d love to help—reach out anytime for a complimentary property evaluation.

10/06/2025

Just Closed | 14-Unit Condo-Mapped Trophy Asset | Prime West Hollywood | Sold All Cash | 7 Day DD & Quick Close | 771K/Unit

Closing Details:
Price: $10,800,000
CAP Rate: 5.08%
GRM: 12.79
Price/Unit: $771,429
Price/SF: $519.58
Year Built: 1993
Transaction Overview:
We’re excited to announce the successful sale of 1320 N Harper Ave, a rare 14-unit multifamily asset located in the heart of West Hollywood.

This was a one-of-a-kind assignment. Though operated as an apartment building, the property was individually condo-mapped—making it a unique opportunity with multiple potential exit strategies. As such, we worked to craft a compelling go-to-market story aimed at attracting investors who would appreciate the architectural significance, long-term upside, and optionality of the asset.

We launched the listing in late July with a comprehensive marketing campaign targeting local, regional, and national investors. Leveraging our proprietary 12+ year investor database, strong broker relationships, and full syndication across all major listing platforms, we ensured maximum exposure. Given the uniqueness of the asset—its architectural character, condo mapping, and long-term optionality—we knew the right buyer wouldn’t be just anyone. It would take a highly qualified investor with discernment, experience, and a deep appreciation for the property’s quality to step up and pay the price it deserved. To find that buyer, we tapped into our personal network across Los Angeles and partnered closely with the brokerage community. Ultimately, the winning offer came through another top firm, Newmark Knight Frank, underscoring our commitment to full cooperation to secure the best result for our client.

Despite a challenging economic backdrop, we negotiated extremely favorable terms on behalf of the seller, including a 7-day due diligence period and a 30-day escrow. To cap it off, the buyer was all-cash and required no financing—an important de-risking factor in today’s market. From the outset, our team prepared a thorough diligence package, giving the buyer confidence to move quickly. While a credit was initially requested, we successfully negotiated it out, and the deal closed at the full contract price.

The seller was thrilled with the outcome—both in terms of price and ex*****on. Our strategic marketing, hands-on deal management, and collaborative approach across the brokerage landscape were key to delivering a successful close.

Since our founding 12+ years ago, The Liberow Group has closed 288 transactions totaling over $1.28 billion across Los Angeles County.

Thinking of selling? We’d love to help—reach out anytime for a complimentary property evaluation.

09/30/2025

Just Listed | 4-Plex | Value-Add & Owner-Occupier Opportunity | Prime Beverly Grove

Listing Details: $1,650,000
Price/Unit: $412,500
Price/SF: $439.77
Year Built: 1939
Investment Highlights:
Unbeatable Location
Nestled in one of Los Angeles’ most sought-after rental markets, this property is just minutes from Beverly Hills, West Hollywood, and Cedars-Sinai Medical Center. The neighborhood attracts high-income tenants seeking a vibrant, walkable lifestyle.

Proximity to Major Job Hubs
Conveniently located near Century City, Hollywood, and the Miracle Mile—home to leading media, entertainment, and tech companies—this property beneﬁts from strong, ongoing rental demand from professionals and creatives.

Ideal for Owner-Occupiers & Investors
There is one two-bedroom, two-bath unit that will be delivered vacant, featuring in-unit laundry and a private yard—perfect for an owner-occupier. Additionally, there are three one-bedroom, one-bath units with spacious layouts and a mix of laminate and tile ﬂooring.

Privacy & Outdoor Space
A secluded front and side yard, shaded by mature trees, offers a rare sense of tranquility in the heart of the city—an attractive feature for both tenants and owner-occupants.

Significant Value-Add Potential
Current rents average $1,700 per month for the occupied units, all of which remain unrenovated. With strategic upgrades, rents are projected to reach $2,500–$3,000 per month, providing a strong upside in both cash ﬂow and property value.

Secure Parking & ADU Potential
Two separate two-car garages offer secure parking and the potential for ADU (Accessory Dwelling Unit) conversion, creating additional income opportunities.

Exceptional Walkability & Lifestyle Amenities
With a Walk Score of 93, residents are just steps from The Grove, Farmers Market, parks, restaurants, and boutique shops, ensuring a highly desirable living experience.

09/19/2025

Just Listed | 5 Units | West Hollywood | Renovated Interiors | Stabilized Asset

Listing Details:
Price: $2,850,000
CAP Rate: 5.48%
GRM: 11.72
Price/Unit: $570,000
Price/SF: $499.65
Year Built: 1965
Investment Highlights:
Diverse & Balanced Unit Mix
Featuring a mix of spacious three-bedroom layouts, versatile two-bedroom units, and a studio, this property appeals to a broad tenant base. Four of the units are townhomes, which provide additional privacy and create a strong draw for long-term residents.

Stabilized Asset with Cash Flow
The property is fully stabilized and currently generating strong, reliable income. This makes it an excellent fit for a passive investor seeking predictable returns and long-term stability.

Tastefully Renovated Interiors
All units have been tastefully remodeled with luxury-like finishes, offering a modern and timeless living experience that attracts quality tenants while minimizing future turnover costs.

In-Unit Amenities
Each residence is thoughtfully appointed with desirable features, including in-unit laundry, central air and heat, dishwashers, built-out closets, fireplaces, Nest thermostats, and more—delivering the convenience and lifestyle today’s renters demand.

Prime West Hollywood Location
Positioned in one of Los Angeles’ most desirable neighborhoods, the property benefits from proximity to world-class dining, cultural destinations, and entertainment. Its central location ensures ongoing tenant demand and strong rental resilience.

Close to Major Employment Hubs
With easy access to LA’s entertainment, media, and tech job centers, the property draws tenants who prioritize convenience and lifestyle. This proximity drives demand from a highly qualified renter pool.

Affordability Gap Drives Demand
In Los Angeles, renting remains far more attainable than homeownership—owning a home can cost more than double the monthly rent. This affordability gap ensures long-term renter demand, bolstering the property’s future performance.

09/11/2025

Just Listed | 88 Units | South LA | Brand New 2025 Construction | 100% Vacant | Rare Opportunity

Listing Details:
Price: $26,500,000
CAP Rate: 5.78%
GRM: 11.55
Price/Unit: $301,136
Price/SF: $432.12
Year Built: 2025
Investment Highlights:
Brand-New Construction
A recently completed mid-rise development, this property offers the benefits of modern design and turnkey condition. Investors can take comfort in knowing the building requires little to no immediate maintenance, allowing for seamless operations from the start.

Rare Opportunity in Today’s Market
Building in Los Angeles has become increasingly difficult, with extensive red tape, costly delays, and frequent legal challenges slowing down new development. On top of that, Measure ULA adds further pressure, discouraging many developers from bringing new product to market. As a result, opportunities to acquire a brand-new, large-scale apartment community are exceptionally rare, making this property a unique chance to buy a turnkey product in today’s market.

Desirable Amenities
Features such as gated entry, laundry facilities, and ample parking enhance the everyday living experience and position the property as a sought-after rental option in its submarket.

Ample Garage Parking
Covered parking is a rare advantage in Los Angeles and a major draw for residents seeking both convenience and security for their vehicles.

Emerging Neighborhood
Located in a community experiencing ongoing revitalization, the property benefits from local investment and economic growth. This positive momentum is helping reshape the area into a more desirable place to live, work, and invest.

Long-Term Investment Outlook
With rising housing demand and limited affordability for homeownership in Los Angeles, quality rental housing remains in high demand. This property offers a strong foundation for steady income and long-term appreciation potential.

08/29/2025

Just Listed | 5 Units | Beverly Hills Adjacent | 5.80% CAP | Large 2+2's | 1 Vacancy

Listing Details:
Price: $2,050,000
CAP Rate: 5.80%
GRM: 11.04
Price/Unit: $410,000
Price/SF: $331.18
Year Built: 1960
Investment Highlights:
Rare 5.80% In-Place Cap Rate in a Prime Location: Opportunities to acquire stabilized assets with such a strong cap rate in Beverly Hills–adjacent submarkets are extremely limited. This property provides immediate income security in one of Los Angeles’ most competitive rental markets.

Prime Beverly Hills–Adjacent Location: Situated in Beverly Grove, the building offers residents access to some of the best that Los Angeles has to offer — major job centers, world-class dining, shopping, and cultural institutions — all within minutes of home. This central location ensures lasting tenant demand.

Vacant Unit Creates an Owner-User Opportunity: The existing vacancy provides the perfect chance for an owner-user buyer to occupy a unit in a highly desirable Beverly Hills–adjacent location while benefiting from rental income generated by the other apartments. This unique setup offers both a place to live and a stabilized investment under one roof.

Strong Rental Demand Driven by Affordability Gap: With homeownership out of reach for many, the demand for well-located rental housing in Los Angeles remains strong. Properties in high-cost neighborhoods like this one benefit from long-term rental stability, as renters choose quality apartments over unaffordable ownership options.

Vintage Character with Seismic Retrofit Complete: The property combines timeless architectural charm with practical modern improvements. The completed seismic retrofit eliminates a major expense for new ownership while ensuring safety and compliance, adding peace of mind alongside curb appeal.

Appealing Amenities That Attract Tenants: Residents enjoy a gated entry, covered parking, balconies or patios in select units, and on-site laundry facilities. The owner’s unit includes central air and a private rear yard, offering features that are rare and highly valued in this submarket.

08/15/2025

Just Listed | 5 Units for 1.2M | West LA | 5.71% CAP | Lowest Price/Unit in 90025 on CoStar!

Listing Details:
Price: $1,200,000
CAP Rate: 5.71%
GRM: 10.99
Price/Unit: $240,000
Price/SF: $431.03
Year Built: 1937/1958
Investment Highlights:
Extremely Rare Offering For West Los Angeles: Opportunities of this size and price point in 90025 are exceptionally scarce. According to MLS and CoStar, only six (6) multifamily properties with 4–6 units priced under $1.4 million have sold in the past decade. This rarity underscores the uniqueness of the offering and its appeal to investors seeking a hard-to-find West Los Angeles asset.

Recent Capital Improvements for Peace of Mind: Significant building upgrades have been completed to enhance reliability and lower long-term maintenance costs. Portions of the roof were repaired and replaced in both 2010 and 2023, select plumbing lines were also updated over the years (mix of cop-per and galvanized), and the electrical system is currently undergoing a full replacement—delivering brand-new infrastructure to the next owner. Each unit also features its own dedicated water heater, improving efficiency and eliminating shared utility concerns.

Garage with Bonus Income or ADU Potential: A rear garage (which is currently vacant and locked) provides untapped revenue potential. Whether used for storage rentals, tenant parking, or possibly converting to an ADU (buyer to verify feasibility), this space offers an additional avenue for cash flow and value creation.

Stabilized Asset with Built-In Upside: This 5-unit property delivers immediate income with a strong going-in cap rate of 5.71%, despite current rents being below market. The unit mix— featuring four 1-bedroom/1-bath units and one 2-bedroom/1-bath unit —naturally experiences more frequent turn-over, giving owners regular opportunities to adjust rents to market levels without relying solely on lease expirations. Combined with historically low vacancy rates and strong tenant demand in this high-barrier-to-entry neighborhood, the property offers both reliable cash flow today and significant long-term value growth potential.

Desirable, High-Growth Location — Sawtelle / West LA: Located in one of Los Angeles’ most sought-after neighborhoods, residents enjoy quick access to Santa Monica Blvd retail, acclaimed restaurants, Stoner Park, quality schools, and major job centers. Strong walkability (72 Walk Score) and good transit access (63 Transit Score) make it highly appealing to professionals and students alike.

Affluent & Educated Tenant Base: West LA’s high-income, highly educated population supports long-term rent growth and stability. Median household income is ~$96,300, with over half of residents holding a bachelor’s degree or higher—indicators of strong rental fundamentals.

Constrained Future Supply & Strong Market Tailwinds: Los Angeles continues to face a persistent housing shortage, amplified by post-disaster demand surges and steady job growth—factors that keep average citywide rents well above national norms. West LA in particular has a track record of outper-forming in both appreciation and occupancy. At the same time, Measure ULA, coupled with rising construction and financing costs, has sharply reduced multifamily housing starts, limiting the pipeline of new rental inventory, particularly on the Westside. This combination of strong demand and con-strained future supply creates an environment primed for sustained rent growth and long-term asset value appreciation.

Significant Affordability Gap Favors Long-Term Rental Demand: In West Los Angeles, the cost of owning a nearby 1-bedroom condo often exceeds renting by thousands of dollars per month when factoring in mortgage, property taxes, HOA dues, and insurance. With one bedroom condo prices frequently in the $500K–$700K+ range, many households are priced out of homeownership, ensuring strong and sustained renter demand for well-located multifamily properties like this one.

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Encino, CA
91436

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