South LA Multifamily Broker: Apartment Building Sales
South LA covers the City of Los Angeles neighborhoods south and southwest of Downtown that CoStar groups as South Central LA and Crenshaw, around ZIP codes 90003, 90007, 90008, 90018, 90037, 90044, 90047, and 90062. It is a large area with a mostly older housing stock: nearly all of the apartment buildings that sold here in 2026 were built before 1978, so rent stabilization applies to most of them. Light rail along Exposition and Crenshaw Blvds, the University of Southern California, and the short drive to Downtown LA support renter demand. This page uses real 2026 sales to show what buyers have paid.
Get a Free Broker Opinion of Value in South LATransit Access
- Metro E Line (Expo) and K Line (Crenshaw/LAX) light rail
- Metro bus service along Crenshaw Blvd, Vermont Ave, and Western Ave
- Close to the 10 and 110 freeways
Local Retail
- Baldwin Hills Crenshaw Plaza and the Crenshaw Blvd corridor
- Leimert Park Village arts and dining district
- Vermont Ave, Western Ave, and Figueroa St commercial corridors
Major Employers
- University of Southern California
- Exposition Park, including the Los Angeles Memorial Coliseum, the California Science Center, and the Natural History Museum
- Downtown LA and the Westside, both a short commute away
South LA Multifamily Sales So Far This Year
Buildings built before 1978 fall under the LA Rent Stabilization Ordinance (RSO) and trade differently than newer buildings under AB 1482, so we break them out separately. Confirmed South LA sales through September 2026. Figures are shown only when there are enough sales to be meaningful.
Built Before 1978 (RSO)
- Median Price Per Unit
- $143,498
- 44 South LA sales
- Median Price Per SF
- $193
- 44 South LA sales
- Typical Cap Rate
- 6.33% – 7.99%
- 26 South LA sales
Built 1978 or Later (AB 1482)
- Median Price Per Unit
- Not enough data
- Fewer than 3 South LA sales in this category
- Median Price Per SF
- Not enough data
- Fewer than 3 South LA sales in this category
- Typical Cap Rate
- Not enough data
- Fewer than 5 South LA sales reporting a cap rate
Curious what your own South LA property could be worth? Try our free value calculator →
Rent Control in South LA, in Plain English
South LA is inside the City of Los Angeles, so most older apartment buildings here fall under LA’s Rent Stabilization Ordinance (RSO). Rent control is the biggest single factor in what a buyer will pay, because buyers price in how far below market the current rents are. Here is how to tell which rules cover your building.
- Rent can rise once a year by the city’s set percentage: 3% from July 1, 2026 to June 30, 2027
- Tenants can only be evicted for reasons the ordinance allows
- No-fault move-outs require relocation payments
- The building must be registered with the LA Housing Department every year
- LA’s Just Cause Ordinance limits evictions
- Once a building is more than 15 years old, the statewide AB 1482 cap (5% plus inflation, up to 10%) may apply
- Confirm the status of your units with the city or an attorney
Three rent control rules every South LA seller should know
- Market rent comes back only when a tenant leaves on their own. Under the state’s Costa-Hawkins law, you can set a new rent when a tenant moves out voluntarily. That reset is the upside buyers are paying for.
- You can only raise rent if your registration is current. LA requires every RSO building to be registered and its fees paid each year. Buyers check this, and gaps become credits in escrow.
- Relocation payments rise every July. If a buyer plans to renovate or redevelop, the relocation cost for each tenant is part of their math, and it shows up in their offer.
How Many Units Before Measure ULA Hits a South LA Building?
Measure ULA, the City of LA’s “mansion tax,” takes 4% of the entire price once a sale goes over $5.4 million, and 5.5% at $10.9 million or more. At South LA’s median of $143,498 per unit for older buildings, that line arrives at about 38 units. Here is what that looks like.
Illustration only, using the median price per unit for South LA buildings built before 1978 (January-September 2026). Your building’s price depends on its own rents and condition. ULA thresholds for closings after June 30, 2026, from the City of Los Angeles Office of Finance.
Going from 37 to 38 units adds about $143,498 in value but can add roughly $218,117 in tax. If your building is anywhere near the line, price it with the tax in mind and compare offers on what you keep, not the headline number. Our guide to Measure ULA thresholds walks through the “dead zone” above each line.
Three Moves to Make Before You List a South LA Building
Take this year’s rent increase first
Buyers pay for the rent roll they see. If you have skipped the 3% RSO increase, serve the notices before you list (one increase per 12 months, and only with current registration).
Have your soft-story certificate ready
LA requires older wood-frame buildings with weak ground floors (think tuck-under parking) to be retrofitted, and most deadlines have passed. Buyers and lenders expect the city’s certificate of compliance. Find yours, or the permits showing the work is underway, before a buyer asks.
Know your “rent gap”
List each unit’s rent, move-in year, and what a vacant unit would rent for today. The gap between the two is the upside buyers are paying for. Having it ready shows that upside and keeps the price conversation on your terms.
What South LA Apartment Buildings Sell For
Older, rent-controlled buildings in South LA sold for a median of $143,498 per unit in January-September 2026, across 44 sales, with cap rates typically between 6.33% and 7.99%. Here is how that compares with the other neighborhoods we cover.
Source: Highlight Multifamily Group analysis of CoStar sold multifamily comps. Neighborhoods with fewer than 3 sales are left out.
What to Gather Before Selling a South LA Apartment Building
- Current rent roll with each tenant’s move-in date and current rent
- This year’s LA Housing Department registration and proof the fees are paid
- Copies of the last rent increase notices served
- Soft-story certificate of compliance, or permits for work underway
- Your SB 721 balcony and stair inspection report, if the building has elevated wood balconies, decks, or stairs (see our SB 721 guide)
- A zoning printout for your parcel from the city’s ZIMAS site
- Two years of operating expenses and utility bills
- Any buyout agreements, relocation payments, or pending tenant matters
Not sure where to start? We will walk you through it as part of a free Broker Opinion of Value. Request yours here.
Closed Sales in South LA
Thinking of Selling an Apartment Building in South LA?
South LA Multifamily FAQs
What is the price per unit for an apartment building in South LA?
Among buildings built before 1978 sold in South LA so far in 2026, the median price per unit was $143,498 across 44 sales, and the median price per square foot was $193. Figures are through September 2026 and move with the market.
What cap rate do South LA apartment buildings sell for?
Buildings built before 1978 sold in South LA in 2026 had a typical cap rate range of 6.33% – 7.99%, based on 26 sales that reported one (the middle half of those sales). Cap rates vary with building age, condition, and rent levels, so your building can sit above or below the range.
Does rent control apply to apartment buildings in South LA?
South LA is in the City of Los Angeles. Buildings with a certificate of occupancy issued before October 1, 1978 are generally covered by the Rent Stabilization Ordinance, and newer buildings typically fall under the statewide AB 1482 cap. Rent control affects value because buyers price in below-market rents, as we explain in our guides.
2026 AB 1482 rent cap · Selling with rent-controlled tenants
How much can landlords raise rent on rent-controlled apartments in South LA?
Under the LA Rent Stabilization Ordinance, the allowable increase is 3% from July 1, 2026 through June 30, 2027. Rent can go up once every 12 months, with proper notice, and only if the building's registration with the LA Housing Department is current.
Does Measure ULA apply to South LA apartment buildings?
Yes. South LA is in the City of Los Angeles, so sales above $5.4 million pay a 4% ULA tax on the entire price, and sales at $10.9 million or more pay 5.5%. At South LA's 2026 median of $143,498 per unit for older buildings, a building of about 38 units or more is likely to cross the $5.4 million line.
How do I find out if my South LA apartment building is rent controlled?
Look up your address on the City of Los Angeles’ ZIMAS site. Under the Housing section, the Rent Stabilization Ordinance (RSO) field says Yes if at least one unit in the building is covered, so a building can be only partly covered. Buildings first occupied on or before October 1, 1978 are generally covered, and newer buildings typically fall under the statewide AB 1482 cap. The LA Housing Department answers questions at (866) 557-7368.
What apartment buildings has Highlight sold in South LA?
Highlight has closed sales in South LA, including 1135 Leighton Ave (8 units, $4.38M), 3915 Brighton Ave (4 units, $2.10M), and 2204 7th Ave (12 units, $2.05M). Every closed sale is listed with its details on our closed sales page.
1135 Leighton Ave · 3915 Brighton Ave · 2204 7th Ave · All closed sales
Why do investors buy apartment buildings in South LA?
Transit includes Metro E Line (Expo) and K Line (Crenshaw/LAX) light rail. Nearby employers and anchors include University of Southern California, Exposition Park, including the Los Angeles Memorial Coliseum, the California Science Center, and the Natural History Museum, and Downtown LA and the Westside, both a short commute away.
Are there apartment buildings for sale in South LA right now?
We do not have an active South LA listing at the moment. Contact us and we will tell you about upcoming and off-market opportunities as they arise.
What is my South LA apartment building worth?
Start with our free property value calculator, which prices your building using South LA's own 2026 sales. Then request a free Broker Opinion of Value for a number based on your actual rent roll, expenses, and condition.
Free property value calculator · Free Broker Opinion of Value
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