Markets We Cover

Los Angeles apartment building values vary significantly by submarket, ranging from $201,206 per unit in South LA to $524,572 per unit in West LA and the Beach Cities across the LAAA Team's apartment sales. The LAAA Team has closed 495+ transactions totaling $1.55B+ across the metro area, giving us the data to price any property accurately. Key factors include location, unit count, building condition, RSO rent levels, and proximity to employment centers and transit.

Average cap rates across the Los Angeles multifamily market range from 3.78% in West LA to 6.12% in South LA, based on the apartment sales within the LAAA Team's 495+ closed transactions. Across the team's apartment sales in its seven market areas with a recorded cap rate, the average is 4.50%. The team's yearly averages in those areas compressed from 5.96% in 2013 to 4.20% in 2021, then expanded to current levels reflecting higher interest rates. Premium locations and stabilized assets trade at lower cap rates, while value-add and higher-yield markets offer stronger going-in returns.

Start with a complimentary Broker Opinion of Value (BOV) from the LAAA Team, which includes comparable sales analysis, market rent assessment, and pricing strategy. The LAAA Team's marketing process achieves a 96.7% apartment pricing accuracy (final asking price versus original list) with a median 34-day marketing period on apartments. We handle confidential marketing, buyer qualification, negotiations, due diligence, and closing coordination. Contact Glen Scher at (818) 212-2808 for a confidential consultation.

The best neighborhood depends on your investment strategy. For cash flow, the team's apartment sales in South LA and in Canoga Park, in the western San Fernando Valley, average 6.12% and 5.32% cap rates. For appreciation, West LA and Santa Monica provide strong long-term value growth despite lower entry-point yields. For value-add opportunities, North Hollywood, Van Nuys, and Hollywood offer the widest spread between in-place and market rents. The LAAA Team can analyze any submarket against your specific investment criteria.

Rent control is a major factor in LA multifamily valuations. The LA RSO (Rent Stabilization Ordinance) applies to buildings with 2+ units built before October 1, 1978, covering most of the city's apartment stock. RSO limits annual rent increases but permits vacancy decontrol under Costa-Hawkins, allowing market-rate resets upon unit turnover. This creates value-add opportunities where the spread between controlled rents and market rents represents unrealized upside. Independent cities like Glendale, Pasadena, Burbank, and Santa Monica have their own rent control regimes.

The LAAA Team has closed 495+ transactions totaling $1.55B+ since 2012, giving us a proprietary database of actual cap rates, pricing trends, and buyer activity that no other team can replicate. Led by Glen Scher and Filip Niculete at Marcus & Millichap's Encino office, the team combines institutional-level market research with boutique-level client service across every LA submarket from the San Fernando Valley to the Westside.