Other people's deals, read with an owner's eye. Every plate is a building — address, price, the numbers that matter, and one honest sentence about what the market is saying.
One of the better numbers to trade in LA in months. 9.3 GRM, $187K/door, large 1,077 SF units — and priced one step under the $5.3M ULA trigger. Full note →
Vintage 1952 Spanish, no permits pulled in 30 years — buyer paid Flats pricing for a Fairfax-era electrical panel.
Off-market trade — this is what happens when a neighbor buys before the sign goes up and saves the commission; still paid full ask.
Three long-term tenants well below market — buyer is banking on vacancy attrition, a strategy that requires patience and a reserve account.
The only way this pencils at 4.1 is if you self-manage and don't count your own time as a real expense — both units need roofs inside 5 years.
Period Colonial on a 10,200 sq ft lot — historically significant designation means any future modification goes through HPOZ, price reflects the constraint.
Post-war 3/2 with new kitchen and ADU plans already through planning — the ADU is what the buyer actually bought; the house came with it.
Six 1BR units, hillside lot, all RS4 tenants — the sub-4 cap tells you what buyers think of Los Angeles rent control as a long-term income stream.
Entry-level Culver at $1.275M in 2025 is not a bargain — it's a reminder that there are no more cheap moves in this ZIP code.
Canyon view property — $1,320/SF is a hillside premium and the buyer accepted it; access road, lot slope, and retrofitting costs are baked into that number whether they know it or not.
Larchmont Village 8-unit — the location is real, the income is frozen, and $700K per door only makes sense if you believe rents will catch up before the roof does.