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1243 & 1247 12th St consist of two adjacent ten-unit apartment buildings located between Wilshire Blvd and Arizona Ave in prime Santa Monica, approximately 12 blocks from the beach. Built in 1959, the properties total 18,832 square feet of improvements on a 15,007-square-foot double lot with two separate APNs, offering long-term ownership, financing, and disposition flexibility. Each building is approximately 9,416 square feet, and together the portfolio features an attractive and highly functional 20-unit mix comprised of (4) 1-bed/1-bath, (6) 2-bed/1.5-bath, (6) 2-bed/2-bath, (2) 3-bed/1.5-bath, and (2) 3-bed/2-bath units. This balanced mix appeals to a wide renter base and positions the asset for long-term revenue growth as turnover occurs. The property provides 22 parking spaces, including six tandem spaces at the front and ten standard spaces at the rear, along with a controlled-access, gated entry and on-site laundry facilities. The soft-story seismic retrofit has been completed (buyer to verify). Priced at an attractive basis compared to recent sale comparables at $327k/unit and $428/square-foot, with strong underlying land value and scale in one of the Westside's most supply-constrained submarkets. 1243 & 1247 12th St offer investors a rare opportunity to acquire two contiguous buildings in an irreplaceable coastal location with meaningful operational and appreciation upside.

We are pleased to present 1524 Granville Avenue presents a rare opportunity to acquire a 10-unit, pride-of-ownership multifamily property in the heart of West Los Angeles' highly desirable Sawtelle neighborhood. Built in 1988, the property is entirely exempt from Los Angeles rent control (Non-RSO), with AB 1482 applying, providing a significant advantage over most multifamily properties in the surrounding market. The property is part of an A+ located, five-building Westside portfolio totaling 60 units, available for acquisition individually or together as a portfolio. The property is distinguished by an incredible unit mix of exceptionally large two- and three-bedroom residences averaging approximately 1,430 square feet per unit, including seven 2BR/2.5BA units and three 3BR/3BA penthouse units featuring private rooftop decks. One of the penthouse units will be vacant starting 10/1/26. The large, townhouse-style floor plans and penthouse residences offer a level of space and functionality increasingly difficult to replicate in the West Los Angeles rental market. Adding to the property's long-term investment appeal, 1524 Granville has a final condominium tract map for 10 condominium units, providing ownership with unique future flexibility. The property is also separately metered for gas and electricity. Residents enjoy an extensive amenity package including central heating and air conditioning, fireplaces, in-unit washers and dryers, dishwashers and elevator service. The property offers 20 on-site parking spaces (10 tandem stalls), providing at least two spaces per unit, a valuable amenity in this highly sought-after Westside location.1524 Granville Avenue benefits from an A+ Sawtelle location, offering excellent walkability to the acclaimed restaurants, shopping and entertainment along Sawtelle Boulevard and Sawtelle Japantown, and convenient access to Santa Monica, Westwood, UCLA, Century City, Target, the YMCA, University High School and the broader Westside employment base. Note: The other properties comprising the five-building Westside portfolio are 1833 Westholme Avenue (16 units), 1811 S. Bentley Avenue (15 units), 1507 Berkeley Street (7 units), and 1518 & 1524 12th Street (12 units). The properties are available for acquisition separately or together as a portfolio.

1017 H Street spans over 19,472 square feet on a 0.65-acre parcel, offering a well-maintained, low-rise multifamily property featuring a two-story residential building comprising 24 units, with a favorable unit mix of 22 two-bedroom units and 2 one-bedroom units, originally constructed in 1970. Select second-floor units feature private balconies. Unit interiors offer laminate flooring and kitchens equipped with electric appliances. Units are separately metered for gas and electricity, include individual water heaters, and utilize wall heaters for space heating. Property amenities include on-site laundry facilities and 27 total parking spaces, consisting of 8 covered carport spaces and 19 surface parking spaces. Don't miss out on the opportunity to invest in a well-performing housing asset that has demonstrated consistent occupancy and stable in-place cash flow, providing current income.

We are pleased to present the investment opportunity at 2001-2005 Grismer Avenue in Burbank, California. This 14-unit apartment community is situated in the established North Burbank residential corridor, one of the most consistently performing multifamily submarkets in the San Fernando Valley. The offering represents an opportunity to acquire a uniformly configured, below-market asset in a city that operates independently from the City of Los Angeles, with a meaningfully different regulatory environment and a strong long-term rental demand profile driven by proximity to the Burbank Media District, the studios, and the broader employment base that anchors the area. The subject property is a two-story, 14-unit apartment building constructed in 1987 and situated on an 11,325 SF lot. The building totals 11,334 square feet of rentable area and is zoned BUR4. The unit mix is entirely composed of two-bedroom/two-bathroom units, providing operational consistency and a single-profile leasing strategy across the entire asset. Residents benefit from on-site laundry service provided through a contract with All V alley Washer Service, generating approximately $2,948 annually in supplemental income. The building's uniform layout and standard two-bedroom configuration appeal to the core renter demographic in this corridor: working professionals, dual-income households, and long-term tenants drawn to Burbank's livability, school quality, and commuter access. The asset is individually addressed as both 2001 and 2005 Grismer Avenue and sits on a quiet residential street within walking distance of retail and services along N Glenoaks Blvd. 2001-2005 Grismer Avenue is positioned within the 91504-zip code, one of Burbank's most active multifamily leasing zones. Burbank is an independent city with its own municipal services and zoning authority, sitting just outside the City of Los Angeles and governed by California AB 1482 rather than the LA city RSO. The current in-place rent average of $2,203 per unit sits approximately $556 below the market rate for comparable two bedroom product in the immediate area, with all 14 units presenting measurable upside. At full market occupancy, annual gross scheduled rent reaches $462,000, representing $93,473 in additional gross income over the current roll. Burbank's location within easy commuting distance of the entertainment industry, healthcare, and professional service employment centers throughout Los Angeles County supports durable renter demand and limited lease-up risk for an incoming owner.

Perched at the high point of a serene, private cul-de-sac above the iconic Sunset Strip, this modern sanctuary in the Sunset Plaza area of the Hollywood Hills unfolds as a serene masterpiece of scale, light, and horizon. From the moment you cross the threshold, the world below falls away, giving way to explosive, unobstructed 180-degree panoramas that stretch uninterrupted from the geometric skyline of Downtown Los Angeles across Century City and out to the shimmering Pacific Ocean. Designed to celebrate the zenith of the Southern California lifestyle, the main living space features sweeping open-concept proportions and soaring light. Massive Fleetwood sliding glass walls disappear into the structure, effortlessly erasing the boundary between the chic, tailored interiors and an extraordinary wraparound viewing deck. Here, warm coastal breezes and golden evening light flood the home, creating a picturesque canvas for both quiet mornings and lavish sunset gatherings. At the heart of the main floor, an elegant living room transitions into a custom bar with wine storage, serving as the ultimate backdrop for entertaining before opening to the dining space framed by uninterrupted southern and western views. The culinary center is a chef's dream, meticulously appointed with rich finishes, custom cabinetry, and a suite of top-tier appliances from Sub-Zero, Viking, and Miele, complemented by its own discreet service access. Ascending via the central elevator or striking architectural staircase reveals living spaces tailored for relaxation, recreation, and total privacy. Movie nights come alive in a dedicated private screening room equipped with cinematic projection and integrated Sonos sound. On the secondary level, a bright sitting room lounge bathed in natural light opens outward through glass doors, providing a quiet retreat alongside beautifully appointed en-suite guest accommodations that capture sunrise vistas over the hills. Occupying its own private realm on the top floor, the primary suite stands as a peerless crown jewel. Surrounded by glass on multiple sides, this sanctuary opens directly onto a sun-drenched private rooftop terrace overlooking the entire Los Angeles basin. The suite is completed by a spacious walk-in wardrobe and dual spa-inspired bathrooms featuring a deep soaking tub, a multi-head steam shower, and serene stone finishes designed to replicate the world's finest boutique resorts. Outside, the grounds offer a rare hillside oasis. A lush, flat grassy lawn- an extraordinary luxury in the hills- is surrounded by mature privacy landscaping, framing a sparkling saltwater pebble-bottom pool and integrated spa. As dusk settles, gather around the sunken outdoor fire lounge, step into the outdoor sauna for a private wellness session, or host unforgettable dinners from the fully equipped outdoor kitchen and dining gazebo. Gated, private, and complete with a direct-access garage, this exceptional estate is more than a residence- it is a front-row seat to the best of Los Angeles.

707 & 707½ Larkspur Avenue presents a rare opportunity to acquire a well-located duplex in the heart of Corona del Mar Village. Offered together and not available for separate purchase, the property provides exceptional flexibility for an owner-user, investor, or multi-generational living arrangement. Built in 2004 and beautifully maintained, the approximately 3,108 square-foot property comprises two thoughtfully designed residences that live more like separate homes than a traditional duplex. Separated by private patios that create a remarkable sense of privacy and independence, each residence enjoys its own laundry area and separate utilities, with four parking spaces in total - a one-car garage and one-car carport for each home. The front residence spans approximately 1,795 square feet and offers three bedrooms and two-and-one-half baths. An elevated front patio with a charming fountain and gas lamp fixtures welcomes guests, while French doors create a seamless connection between the living room and outdoor space. The custom kitchen, appointed with stainless steel appliances, opens to a dining area overlooking a private rear patio, complemented by a built-in desk, dry bar, generous pantry, and powder bath. Two fireplaces — one in the living room and one in the primary bedroom - add warmth and ambiance throughout. The second level holds the primary suite, with a custom-built closet, alongside two secondary bedrooms sharing a hall full bath. A private rooftop terrace crowns the home above, offering a peek-a-boo view of the water. The rear residence offers approximately 1,313 square feet with two bedrooms and two-and-one-half baths, with an open-concept living room and kitchen. Currently vacant and ready for a tenant or guest. Whether held as an investment, occupied while generating supplemental rental income, or utilized for multi-generational living, the property offers a range of ownership opportunities in one of Orange County's most sought-after coastal communities. Surrounded by the best of Corona del Mar Village - acclaimed dining, boutique shopping, pristine beaches, harbor activities, convenient freeway access, and nearby John Wayne Airport — the home is also in close proximity to the Community Youth Center and Grant Howald Park, and just steps to the OASIS Senior Center and Fitness Center. This exceptional offering invites you to invest in, live in, and enjoy the quintessential CdM lifestyle.

Newly constructed in 2026, this modern architectural site is set behind gates in one of Venice's most desirable residential pockets, this 4 bedroom, 5.5 bathroom residence brings a refined sensibility to modern California living. Generous, light-filled interiors unfold across an open floor plan designed for both everyday living and entertaining. The main level centers around an expansive kitchen with custom cabinetry, an oversized stone island and statement stone-clad hood, opening to generous living and dining spaces and directly to the pool and outdoor entertaining area with built-in grill. A dedicated office, floating oak staircase and glass-enclosed wine display add to the home's distinct character. Upstairs, four en-suite bedrooms include a beautifully appointed primary suite with a private terrace, a beautifully scaled bath and an exceptional custom closet with illuminated glass-front wardrobes and a central display island.A guest living area on the main level features its own lounge, secondary kitchenette and full bath, with an additional private entrance offering added privacy and flexibility for family or guests. Ideally positioned near Abbot Kinney, Main Street and the beach, the home offers a rare balance of privacy and proximity to the restaurants, boutiques and coastal lifestyle that have made Venice one of Los Angeles' most sought-after neighborhoods.

Perched above the Pacific, this exceptional four-bedroom, four-and-a-half-bath residence captures extraordinary panoramic ocean views from its elevated Del Mar setting. Moments from the beach, acclaimed dining, boutiques, shopping, and everyday conveniences, the residence offers immediate access to everything that makes Del Mar so special. Open, light-filled interiors capture the coastal setting and flow naturally to a collection of inviting outdoor spaces designed for both entertaining and everyday enjoyment. The thoughtfully designed floor plan includes a desirable main-level bedroom with a full bath, a dedicated wine cellar, and a detached office or studio offering a private and versatile space separate from the main residence. A private rooftop deck provides a spectacular vantage point for taking in the sweeping ocean panorama, while an expansive yard and intimate central courtyard create additional settings for dining, gathering, and relaxing outdoors. Private rear alley and driveway access provides convenient parking for up to four vehicles; an exceptional amenity in Del Mar. With commanding ocean views, generous outdoor spaces, a versatile floor plan, and immediate access to everything that makes Del Mar so special, this residence presents a rare opportunity in one of Southern California’s most coveted coastal communities.

Welcome to a quintessential Irvine Terrace gem offering a rare combination of opportunity, space, privacy, and effortless indoor-outdoor living in one of Corona Del Mar’s most coveted neighborhoods. With five bedrooms, including a secondary primary suite, a private pool and spa, and a beautifully secluded rear yard, this timeless residence offers a wonderfully versatile floor plan increasingly difficult to find in Irvine Terrace. A charming private courtyard creates an inviting arrival and sets the tone for the warmth and character found throughout the home. Traditional architectural details blend beautifully with generous, light-filled living spaces, while a stunning statuary marble fireplace provides an elegant focal point. Expansive accordion door systems open the interiors to the backyard, creating a seamless connection between the home and its outdoor living spaces. The five-bedroom floor plan is one of the home’s greatest assets. In addition to the primary suite, a spacious secondary primary suite provides exceptional flexibility for extended family, guests, older children, a private retreat, or multigenerational living. Additional bedrooms offer ample space for family, guests, an office, or other flex uses, allowing the home to easily evolve with its next owner. Outside, the private rear yard feels like a retreat of its own. A sparkling pool and spa are surrounded by mature citrus trees and lush landscaping. The home is designed to be lived in as beautifully outside as it is inside. And then the location, Irvine Terrace offers a lifestyle that is difficult to replicate, in the heart of Newport Beach with Corona Del Mar Village, Fashion Island, Balboa Island, Newport Harbor, beaches, dining, shopping, and recreation all just moments away. In a neighborhood where homes are continually being transformed, finding this combination of space, character, privacy, and possibility is increasingly rare.