40+ disclosed transactions,
$138.1M
Total Commercial Inc brokers the sale of apartment buildings and commercial property in Koreatown and Hollywood, across greater Los Angeles and Orange County. Before we send you listings, we start by listening to your questions.
Consultations are free and inquiries are kept confidential.
Of 20+ years in this business, the figures below cover the most recent 10+ — and disclosed transactions only. Others are not shown due to confidentiality agreements.
Past performance does not guarantee future results.
I'm considering an investment
It's fine if this is your first U.S. property. We walk through the process before we talk about buildings.
- How a building is priced — rent roll, NOI, and cap rate
- Individual ownership versus an LLC
- What due diligence verifies before you are committed
- Financing — what lenders look at on small multifamily
- Who manages the property after closing
I'm considering a sale
You don't have to sell now. Start by finding out what your property is worth today.
- Valuation based on your rent roll
- Selling now versus continuing to hold
- 1031 exchange coordination
- A working list of repeat buyers in this submarket
- Inquiries kept fully confidential
Why older
Los Angeles apartments
Older apartment buildings in Los Angeles operate inside rent regulation. That regulation limits increases — and it has also worked to narrow swings in both directions.
As a result, older apartment buildings in Los Angeles have tended to see slower tenant turnover and hold lower vacancy than newly built product. Newly delivered Class A buildings, by contrast, are absorbing the bulk of new supply and taking longer to lease up.
Rents can be increased annually within regulated limits. And when a long-term tenant paying below-market rent moves out, the unit can often be repositioned to market at a substantially higher rent.
Rent regulation and price stability
The City of Los Angeles RSO caps how much rent can rise each year. Income cannot climb quickly — but the same cap has restrained speculative overheating in prices. Both the upside and the downside get compressed.
In-place rents below market
The more long-term tenants a building has, the wider the gap between the rent being collected and the market rent above. That gap is called loss-to-lease, and it remains as value not yet realized.
Resetting to market on turnover
When a tenant vacates voluntarily, Costa-Hawkins allows the rent on that unit to be reset to market. Vacancy is a risk and, at the same time, the point at which that reset happens. Note that the 5.5% above covers the entire stock, newly built product included. The increase is concentrated in newly delivered Class A, where new supply is landing; older, mid-tier buildings have tended to hold lower vacancy than the headline figure. (Matthews, Q1 2026 · CoStar data)
- The RSO increase formula was reduced in December 2025 — floor 3%→1%, ceiling 8%→4% (LAHD)
- Average asking rent in Los Angeles is up just 0.2% year over year — effectively flat (Kidder Mathews, Q2 2026)
- Vacancy has risen to 5.5%, from 5.0% a year earlier (Kidder Mathews, Q2 2026)
- Efforts to repeal Costa-Hawkins recur; a repeal would remove the ability to reset to market rent on turnover
Read the full analysis, including risks
The above is general market information and is not investment, tax, or legal advice. Past and present market conditions do not guarantee future results, and all real estate investment carries risk, including possible loss of principal. Please consult independent professionals before making any investment decision.
You don't need to know what to ask yet
We start with the questions first-time U.S. buyers ask most often. Property recommendations come after that.
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