Valley Village Multifamily Broker

Valley Village apartment buildings averaged $268,564 per unit and $270 per square foot in 2025, at a 5.5% average cap rate (CoStar). Value turns on rents versus market, condition and RSO status. We price from your rent roll and comps like our sale of 12015 Kling St, 24 units at $7,125,000 and a 5.54% cap rate.

Sales more than doubled from 9 buildings in 2023 to 19 in 2025, and price per unit recovered to $268,564 from $251,320 in 2024. Cap rates moved from 4.7% in 2023 to 6.4% in 2024 and 5.5% in 2025.

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.

Valley Village 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. We model your net proceeds before you list.

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 sold 11903 Burbank Blvd, an existing 4-unit building entitled for 23 units, for $1,350,000. 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 6 Valley Village sales totaling $19,180,000, including 12015 Kling St at $7,125,000, and our team has closed more than $400M in LA sales.