South LosAngeles.
ESTIMATED FROM 2024 RECORDED SALES · RECOMPUTED SEPTEMBER 2026
South Los Angeles trades at the highest cap rates in the urban core. Buyers who need the numbers to work on day one usually end up looking here.
Investor activity runs heaviest around USC, Exposition Park, and the Crenshaw/LAX line.
Recorded sales by year
| YEAR | SALES | MEDIAN EST. PRICE | MEDIAN EST. $/UNIT | MEDIAN EST. $/SF |
|---|---|---|---|---|
| 2020 | 148 | $686,748 | $271,999 | $300 |
| 2021 | 413 | $754,999 | $279,999 | $308 |
| 2022 | 408 | $800,500 | $271,583 | $322 |
| 2023 | 361 | $761,849 | $295,679 | $331 |
| 2024 | 406 | $780,000 | $302,500 | $344 |
~10,437 MULTIFAMILY BUILDINGS · 38,244 UNITS · 90% BUILT BEFORE 1979 (RSO-ERA)
NEWEST RECORDED SALE DEC 31, 2024 · RECOMPUTED SEPTEMBER 25, 2026
Coverage: the most recent recorded transfer per parcel over roughly the last five years, limited to sales that reset the Proposition 13 base year and to parcels assessed at $100,000 or more, so a building that traded more than once appears once, and earlier sales are not shown. Prices are estimated from the LA County assessor roll: the Prop-13 reassessment recorded at sale, deflated 2%/yr back to the sale date. They are estimates, not verified closing prices.
Latest South Los Angeles trades
Coverage: the most recent recorded transfer per parcel over roughly the last five years, limited to sales that reset the Proposition 13 base year and to parcels assessed at $100,000 or more, so a building that traded more than once appears once, and earlier sales are not shown. Prices are estimated from the LA County assessor roll: the Prop-13 reassessment recorded at sale, deflated 2%/yr back to the sale date. They are estimates, not verified closing prices.
What decides the price
South Los Angeles covers a lot of ground and a lot of different blocks, which makes submarket-level medians less useful here than almost anywhere else in the county. Pricing has to come from the immediate area rather than from the submarket. The stock skews small and older, the RSO covers most of it, and a meaningful share of what trades is bought by owners who will operate it themselves rather than by institutions. Retrofit status, actual collections rather than scheduled rent, and the condition of the units matter more to the final number than the headline unit count.
Who buys here
Local owner-operators, small private funds assembling neighborhood positions, and buyers using government-backed financing that carries its own inspection and timeline requirements. That financing shapes the escrow, so it belongs in the pricing conversation from day one.
What is the average price per unit for South Los Angeles apartment buildings?
The estimated average is $321,990 per unit (about $356 per square foot). It is estimated from 406 sales recorded in 2024, the most recent year with enough recorded sales to average. These are not closing prices: each sale is priced from the LA County assessor's Prop 13 reassessment at the time of sale, deflated back to the sale date. A valuation of a specific building needs verified comps.
Who sells apartment buildings in South Los Angeles?
Shaya Lowenstein (Lyon Stahl Investment Real Estate, CA DRE #01942326) brokers multifamily and land in South Los Angeles and across Los Angeles. Free 48-hour valuations at https://www.shayarealestate.com/valuation.
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