Encino Multifamily Broker

Encino trades thinly: 4 apartment buildings sold in 2025, averaging $308,387 per unit, $300 per square foot and a 5.5% cap rate (CoStar). With so few comps, value rests on your rent roll, condition, RSO status and nearby Valley sales. We sold 16300 Ventura Blvd, a mixed-use building with 49 apartments, for $31,250,000 at a 5.36% cap rate.

Only 2 buildings sold in 2023, 1 in 2024 and 4 in 2025, and the 2025 average price per unit rose to $308,387 from $200,746 in 2023. A thin market rewards a broad marketing campaign that reaches every serious buyer.

Timing depends on price, financing and how fast you deliver due diligence; escrow typically runs 30 to 60 days. A full campaign usually brings more buyers and a higher price; off-market works when the right buyer is already in hand.

Encino is in the City of LA, so buildings built on or before October 1, 1978 generally fall under the RSO (3% allowed increase from July 1, 2026 to June 30, 2027). Most newer buildings over 15 years old fall under AB 1482: 5% plus CPI, max 10%, or 8.7% in the LA area from August 1, 2026. We confirm RSO status before pricing.

Yes. For City of LA sales closing after June 30, 2026, ULA takes 4% of the full price above $5.4 million and 5.5% at $10.9 million or more, on top of the 0.45% City and 0.11% County transfer taxes. Other costs: the broker commission (negotiated, not set by law), escrow, title and any loan prepayment penalty. A sale the size of 16300 Ventura Blvd ($31,250,000) would fall in the 5.5% bracket, so we model net proceeds first.

In the City of LA, ED1's fast track for 100% affordable projects became permanent law on December 19, 2025, and CHIP density bonuses took effect in February 2025. We check zoning and lot size so buyers pay for real upside.

Have a current rent roll, a T-12 (trailing 12 months of income and expenses), leases and repair records ready, and fix or disclose deferred maintenance. LA's soft-story program covers wood-frame buildings of 2+ stories and 4+ units with tuck-under parking built under pre-1978 codes; buyers will ask for proof of retrofit.

Buyers include 1031 exchange investors, who must identify within 45 days and close within 180 days (the same IRS deadlines apply if you exchange), and private local owners. David Saghian has closed 1 Encino sale totaling $31,250,000, 16300 Ventura Blvd, and our team has closed more than $400M in LA sales.