Los Angeles 2–4 Unit Broker: Sell Your Duplex, Triplex or Fourplex
11 duplex, triplex and fourplex sales closed. Priced for owner-occupants and investors.
The Saghian Group at Lyon Stahl sells duplexes, triplexes and fourplexes across Los Angeles, with 11 closed 2–4 unit sales from Rancho Park to North Hollywood. David Saghian (DRE 01992252) personally handles every sale and prices each building for both owner-occupant and investor buyers. Call (310) 401-1559.
11 duplex, triplex & fourplex sales · $18.48M closed · $400M+ team track record
Residential agent or multifamily broker for a 2–4 unit building?
A duplex, triplex or fourplex sits between two markets. Home buyers find it on the MLS and finance it with a residential loan. Investors and 1031 exchange buyers find it through brokers and judge it on the rent roll. A residential agent usually reaches the first group. A commercial broker usually reaches the second.
We market every 2–4 unit listing to both: MLS exposure for owner-occupants, plus a full underwriting package with rent roll, expenses, GRM and cap rate for investors. David Saghian (Lyon Stahl, DRE 01992252) has personally closed over $300 million in sales since 2021, and our team has closed over $400 million.
| Typical residential agent | Typical commercial broker | The Saghian Group | |
|---|---|---|---|
| MLS exposure | Yes | Sometimes | Yes |
| Rent roll & GRM/cap underwriting | Limited | Yes | Yes |
| 1031 and investor outreach | Limited | Yes | Yes |
| RSO, AB 1482 and ULA questions | Varies | Varies | Answered up front (we are brokers, not attorneys) |
| Who handles your sale | Varies | Often a junior agent | David personally |
Owner-occupants and investors pay for different things
Owner-occupants
They live in one unit and rent the rest, usually with residential financing. They pay for the unit they will live in, layout and condition. Escrows can run longer.
Investors
They buy the rent roll. Cap rate, GRM, price per unit and rent upside drive their price. 107 S Clark Dr sold with about 35% rental upside.
1031 exchange buyers
They need to close on a deadline and favor low-maintenance assets. 18218 Mansel Ave sold to a 1031 buyer in 21 days.
Developers
On the right lot the land is the story. 11903 Burbank Blvd (sold by Tony Sameyah) was an existing fourplex entitled for 23 units.
Delivering one unit vacant often widens the buyer pool, because it opens the door to owner-occupants. Any move-out must follow RSO or Just Cause rules; get legal advice first.
ADUs, SB 9 and lot splits: what adds value
Buyers pay for upside they can verify. At 1225 N Hollywood Way in Burbank, the space to add an ADU above the rear garages was part of the pitch. At 18218 Mansel Ave, permits were ready for further work. Have plans, permits or a feasibility note ready and the upside shows up in offers.
SB 9 is narrower than many owners think. Under Gov. Code §66411.7, an urban lot split is allowed only in single-family zones, creates no more than two parcels of at least 1,200 SF (neither smaller than 40% of the original lot), and cannot alter rent-controlled housing or housing a tenant has occupied in the last three years. The applicant must sign a three-year owner-occupancy affidavit. SB 9 can matter when a single-family lot could become a duplex; it rarely matters for an existing R2 or R3 fourplex.
RSO, AB 1482 or exempt: which rules your building is under
Rent rules shape what an investor will pay, so we confirm them before pricing. Here is how the three categories compare:
| LA RSO | AB 1482 (state cap) | Exempt from AB 1482 cap | |
|---|---|---|---|
| Which buildings | City of LA rentals built on or before Oct 1, 1978, plus some post-Jul 15, 2007 units that replaced demolished RSO units (LAHD) | Most other California rentals, including City of LA units built after Oct 1, 1978 that are not RSO | Housing with a certificate of occupancy in the past 15 years; an owner-occupied duplex where neither unit is an ADU/JADU (§1947.12(d)(4), (d)(6)) |
| Annual increase | 3% for Jul 1, 2026 – Jun 30, 2027 (LAHD bulletin) | 5% plus CPI or 10%, whichever is lower, per 12 months; no more than two increases (Civ. Code §1947.12) | No state cap (local rules can still apply) |
| Eviction rules | RSO just-cause rules | In the City of LA, the Just Cause Ordinance covers most non-RSO units (LAHD) | Ask your attorney; City of LA JCO may still apply |
| Why buyers care | Rents grow slowly; value often sits in below-market units and turnover | Rents can track the market more closely | Owner-user and new-construction buyers pay for flexibility |
Measure ULA on 2–4 unit sales
For City of Los Angeles sales closing after June 30, 2026, Measure ULA adds a 4% tax on sales above $5,400,000 and below $10,900,000, and 5.5% at $10,900,000 or more (LA Finance). Almost every LA duplex, triplex and fourplex sells below $5.4M. All 11 of our 2–4 unit sales did; the highest was $3,190,000. Buildings in Burbank, Redondo Beach and other cities are outside Measure ULA entirely.
How a 2–4 unit building is priced: GRM, cap rate and comps
We start with gross rent multiplier (price divided by gross annual rent), cap rate (net operating income divided by price), price per unit and price per square foot, then check recent nearby sales. The same price can mean very different things.
Take two Beverly Grove fourplexes we sold, both for $1,900,000. 110 N Orlando Ave traded at a 3.9% cap and 15.38 GRM. 107 S Clark Dr traded at a 2.93% cap and 22.11 GRM. Clark had lower in-place rents and about 35% rental upside, so buyers paid for the upside rather than today's income. Knowing which story a building tells, and which buyer will pay for it, is most of the pricing job.
What is your duplex, triplex or fourplex worth?
Send the address, unit count and rents. David will reply with a value range for both owner-occupant and investor buyers.
Trade up with a 1031 exchange
Many 2–4 unit owners sell to buy something larger or more passive. The 24-year owner of 110 N Orlando Ave completed a 1031 exchange into a Delaware Statutory Trust. A 1031 exchange can defer capital gains tax when the rules and deadlines are met; plan it with your CPA and qualified intermediary before you list. Read our 1031 exchange guide.
Our 2–4 unit closings
Eleven duplex, triplex and fourplex sales, $18.48M in total. Three were closed by Tony Sameyah of The Saghian Group and are labeled.
Get a free 2–4 unit valuation
Address, units, current rents, occupied or vacant, and your timeline. David replies within one business day.
Where we sell 2–4 unit buildings
San Fernando Valley
North Hollywood, Burbank, Valley Village and Van Nuys. Valley 2–4 unit sales →
Westside
Rancho Park and Beverly Grove. Westside 2–4 unit sales →
Beyond
Los Feliz and Redondo Beach, plus the rest of LA. All areas served →
2–4 Unit Sale Questions
Is my duplex rent controlled in Los Angeles?
If it is in the City of Los Angeles and was built on or before October 1, 1978, it is generally covered by the Rent Stabilization Ordinance (LAHD). The allowable RSO increase for July 1, 2026 through June 30, 2027 is 3% (LAHD bulletin). Newer units are usually under AB 1482 and the city Just Cause Ordinance instead. Check your address on ZIMAS or call LAHD to confirm.
Does AB 1482 apply to an owner-occupied duplex?
Civil Code §1947.12(d)(6) exempts a property with two units in a single structure where the owner lived in one unit as their principal residence when the tenancy began, as long as the owner still lives there and neither unit is an ADU or JADU. Once the owner moves out, the exemption ends. Confirm with your attorney.
Does Measure ULA apply to my fourplex sale?
Only if the property is in the City of Los Angeles and the price is above $5,400,000 (for sales closing after June 30, 2026), according to the LA Finance Measure ULA FAQ. Every 2–4 unit sale we have closed was below that line, at $3,190,000 or less. Burbank, Redondo Beach and other cities are not subject to it.
How is a triplex valued in Los Angeles?
Buyers look at gross rent multiplier (GRM), cap rate, price per unit and price per square foot, then compare against nearby sales. Our three triplex sales traded at GRMs from 14.4 to 16.31. Owner-occupant buyers also weigh the unit they will live in, which can push the price above what the rent roll alone supports.
Can I sell my duplex or fourplex with tenants in place?
Yes. Most of our 2–4 unit sales went to investors who bought with tenants in place. Delivering one unit vacant can add owner-occupant buyers to the pool. Any move-out has to follow the RSO or Just Cause rules, so talk to your attorney before asking a tenant to leave.
Can I split my lot under SB 9?
SB 9 (Gov. Code §66411.7) allows an urban lot split only in single-family zones, into two parcels of at least 1,200 SF each, and not where the split would alter rent-controlled housing or housing a tenant occupied in the last three years. The applicant signs a three-year owner-occupancy affidavit. It rarely applies to an existing R2 or R3 duplex, triplex or fourplex.
Should I use a residential agent or a multifamily broker?
A 2–4 unit building sells to both home buyers and investors. You want MLS exposure for owner-occupants and investor-grade underwriting: rent roll, expenses, GRM, cap rate and 1031 buyer outreach. We do both, and David personally handles every sale.
Can I 1031 from a duplex into a bigger building?
Yes. A 1031 exchange lets an investor defer capital gains tax by buying like-kind replacement property within the IRS deadlines. The seller of 110 N Orlando Ave completed a 1031 exchange into a Delaware Statutory Trust. See our 1031 exchange page and ask your CPA and exchange intermediary first.
How long does it take to sell a 2–4 unit building?
It depends on price, financing and buyer type. Among our sales, 10560 Ayres Ave and 18218 Mansel Ave each closed in 21 days, and 110 N Orlando Ave closed in 45 days off market. Buyers using residential loans often need a longer escrow than all-cash investors.
Ready to sell your duplex, triplex or fourplex?
David personally handles every sale. Call (310) 401-1559 or request a free valuation.
Duplex, Triplex & Fourplex Resources
Valley 2–4 Units·Westside 2–4 Units·How to Sell a Duplex·How to Sell a Triplex·How to Sell a Fourplex·1031 Exchanges·Track Record·LA Multifamily Broker
We are real estate brokers, not attorneys, CPAs or tax advisors. Nothing on this page is legal or tax advice; confirm every decision with your attorney and CPA. Sources checked Nov 1, 2026: LAHD RSO coverage, LAHD Allowable Rent Increase bulletin, Civ. Code §1947.12, Gov. Code §66411.7, LA Finance Measure ULA FAQ.