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Grand View Villa 840 S Grand View St 36 Unit Apartment Building $7,500,000 ($208,333/Unit) 6.16% Cap Rate Los Angeles, CA 90057
Investment Highlights
- Non-RSO Advantage: Constructed in 1990; exempt from LA City Rent Control and subject only to State AB 1482.
- Desirable Unit Mix: Includes (3) 3BR/2BA units, (9) 2BR/1BA units, and (24) 1BR/1BA units.
- Substantial Scale: 36 units totaling 31,476 SF on a 14,650 SF lot in a Designated Opportunity Zone.
- Strong Financial Metrics: Current 6.16% CAP and 8.12 GRM, with a proforma path to 8.5%+ CAP and 6.70 GRM. 208K/ Unit.
- Immediate Parking Upside: Features 64 gated parking spaces w/ only 25 currently assigned, providing immediate opportunity to capture additional income
- Key Amenities: Controlled access, gated parking, elevator, central A/C, and landlord-owned laundry facilities.
Executive Summary
Grand Villa Apartments is a 36-unit value-add powerhouse exempt from LA City Rent Control and subject only to AB 1482. Built in 1990, this 31,476 SF asset offers an immediate 6.16% CAP and 8.12 GRM, with a clear proforma path to an 8.5%+ CAP and 6.70 GRM. Features a desirable mix of (3) 3BR/2BA, (9) 2BR/1BA, and (24) 1BR/1BA units and it is priced approximately at 208K per unit. This building includes 64 gated parking spaces with only 25 currently assigned, offering a massive immediate revenue stream via unbundled parking. Building also features controlled access entry, elevator, central A/C, and landlord-owned laundry facility on site. High-density "workforce housing" location ensures consistent 100% occupancy demand in this location. Situated in the heart of Westlake/MacArthur Park neighborhood in a Designated Opportunity Zone, only minutes from DTLA, Koreatown, and the 101/110/10 freeways. A walk-score paradise (94) near MacArthur Park and major employment hubs. *** Property being sold by court-appointed receiver and may be subject to court confirmation and overbid hearing. Property is being sold AS-IS. **
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $7,500,000 | Building Class | B |
| Price Per Unit | $208,333 | Lot Size | 0.34 AC |
| Sale Type | Investment | Building Size | 31,476 SF |
| Cap Rate | 6.16% | Average Occupancy | 100% |
| Gross Rent Multiplier | 8.12 | No. Stories | 4 |
| No. Units | 36 | Year Built | 1990 |
| Property Type | Multifamily | Parking Ratio | 2.03/1,000 SF |
| Property Subtype | Apartment | Opportunity Zone |
Yes
|
| Apartment Style | Mid-Rise | ||
| Zoning | LAR4 | ||
| Price | $7,500,000 |
| Price Per Unit | $208,333 |
| Sale Type | Investment |
| Cap Rate | 6.16% |
| Gross Rent Multiplier | 8.12 |
| No. Units | 36 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Mid-Rise |
| Building Class | B |
| Lot Size | 0.34 AC |
| Building Size | 31,476 SF |
| Average Occupancy | 100% |
| No. Stories | 4 |
| Year Built | 1990 |
| Parking Ratio | 2.03/1,000 SF |
| Opportunity Zone |
Yes |
| Zoning | LAR4 |
Amenities
Site Amenities
- Laundry Facilities
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 1+1 | 24 | - | 600 |
| 2+1 | 9 | - | 800 |
| 3+2 | 3 | - | 1,200 |
Walk Score®
Walker's Paradise (96)
Transit Score®
Excellent Transit (84)
Bike Score®
Very Bikeable (79)
Property Taxes
| Parcel Number | 5141-022-026 | Total Assessment | $11,000,000 (2025) |
| Land Assessment | $2,000,000 (2025) | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $9,000,000 (2025) | Tax Year | 2026 |
Property Taxes
Parcel Number
5141-022-026
Land Assessment
$2,000,000 (2025)
Improvements Assessment
$9,000,000 (2025)
Total Assessment
$11,000,000 (2025)
Annual Taxes
($1) ($0.00/SF)
Tax Year
2026
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Grand View Villa | 840 S Grand View St
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