Jason MatatiahoLos Angeles Apartment and Multifamily Broker

An apartment building is priced on its income, not on comparable house sales. The broker reconciles the rent roll and operating statements, checks the rent control status of each unit, compares closed apartment sales by cap rate and price per unit, and markets to investors and 1031 exchange buyers rather than to families looking for a home. Due diligence covers leases, estoppels, seismic retrofit records and city registrations, and the broker keeps that file organized through closing.

Two income methods are used most. Net operating income divided by a cap rate gives one value, and gross scheduled rent multiplied by a gross rent multiplier gives another. Both are checked against closed sales by price per unit and price per square foot. Buyers also underwrite property tax at the purchase price, because Proposition 13 reassesses the building when it sells. The value calculator on this site lets an owner run the arithmetic with their own figures; a written valuation adds the comparable sales.

Los Angeles County charges $1.10 per $1,000 of price and the City of Los Angeles adds $4.50 per $1,000. Measure ULA adds 4% of the whole price once a sale passes $5,400,000 and 5.5% at $10,900,000 or more, under the thresholds in effect since July 1, 2026. Sales just above a threshold can net the seller less than a lower price, which is why pricing near $5,400,000 is worked out before the building goes to market. The net proceeds calculator shows the tax for any price in eight LA County cities.

Yes. In the City of Los Angeles, buildings with a certificate of occupancy on or before October 1, 1978 generally fall under the Rent Stabilization Ordinance, and most other rental units in California are covered by the AB 1482 rent cap. A sale does not reset tenant protections, so buyers value the building on its in-place rents and on how far below market those rents sit. The rent roll and registration records are therefore part of the pricing work, not a formality.

Apartment building sales across Los Angeles County, with seller guides for the City of Los Angeles, Sherman Oaks, Encino, Tarzana, North Hollywood, Culver City, Burbank, Glendale, Pasadena, Santa Monica, West Hollywood and Beverly Hills. The office is at 1880 Century Park East in Century City, and the closed sales listed on this site run from Santa Monica to the San Fernando Valley.

The current rent roll with move-in dates, the last twelve months of income and expenses, the most recent property tax bill, the insurance declaration page, copies of the leases, and a list of capital work done in the past few years. If some of these are missing, the valuation can still start; the missing records are simply noted as assumptions that could change the range.