Confirm the rent rules (RSO or AB 1482), assemble the rent roll and expenses, price on GRM, cap rate and nearby sales, then market to owner-occupants and investors at once. The Saghian Group has sold five LA-area four-unit buildings; David Saghian personally handles every sale.
5 four-unit sales · 11 duplex, triplex & fourplex sales
How to sell a fourplex in 6 steps
- Confirm rent rules. City of LA buildings built on or before Oct 1, 1978 are generally RSO (LAHD); the 2026–27 allowable increase is 3% (LAHD bulletin). Newer units usually fall under AB 1482 (Civ. Code §1947.12).
- Build the rent roll. Current rents, lease dates, deposits and any concessions, plus 12 months of expenses.
- Price two ways. Investors price on cap rate and GRM; owner-occupants price on the unit they will live in. We run both.
- Decide on vacancy. One vacant unit can add owner-occupant buyers; follow the law on any move-out.
- Market to both pools. MLS for owner-users, direct outreach for investors and 1031 buyers.
- Run escrow tightly. Tenant estoppels, inspections, loan contingencies and the transfer tax check (Measure ULA applies only above $5.4M in the City of LA).
Recent four-unit sales
Two Beverly Grove fourplexes, both $1,900,000, show how much story matters: 110 N Orlando Ave sold at a 3.9% cap with current income, while 107 S Clark Dr sold at a 2.93% cap because buyers paid for about 35% rental upside.
What is your fourplex worth?
Send the address and rents for a free value range.
Fourplex Seller Questions
Is a fourplex residential or commercial?
For financing, buildings of one to four units are generally treated as residential, which is why owner-occupants can buy fourplexes with residential loans. Five units and up is commercial lending. Ask your lender for current program rules.
What cap rate do LA fourplexes sell at?
Our five fourplex-size sales (four units each) traded from a 2.93% cap (107 S Clark Dr) to a 4.76% cap (14539 Hatteras St, sold by Tony Sameyah). Cap rate depends on in-place rents versus market, so ask for a valuation on your building.
Does Measure ULA apply to my fourplex?
Only in the City of Los Angeles and only above $5,400,000 for sales closing after June 30, 2026 (LA Finance). Our fourplex sales were $1,160,000 to $1,900,000.
Can I sell my fourplex off market?
Yes. 110 N Orlando Ave sold off market in 45 days. Off-market sales trade some price discovery for privacy and certainty; we can show you both paths.
Should I deliver a unit vacant?
A vacant unit can bring in owner-occupant buyers. Any move-out must follow RSO or Just Cause rules; talk to your attorney first.
Selling a fourplex?
Call (310) 401-1559. See our LA 2–4 unit sales page.
Duplex, Triplex & Fourplex Resources
2–4 Unit Sales LA·Valley 2–4 Units·Westside 2–4 Units·How to Sell a Duplex·How to Sell a Triplex·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.