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    Renovated Student Housing Near USC Title is generated by Realmo AI

    1449 W 28th St, Los Angeles, CA 90007

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    For Sale
    $1,495,000

    MULTI_FAMILY - Los Angeles, CA

    Property size:
    3,287 SF
    Lot size:
    0.16 Acres
    Price / SF:
    $454/SF
    Added:
    May 15, 2026
    Days on Market:
    2
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 1449 W 28th St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    LAR2
    Bedrooms
    11
    Bathrooms
    7
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 9, Bathroom 5, Bedroom 6, Bedroom 5, Bedroom 10, Bathroom 2, Bathroom 3, Bathroom 7, Bathroom 1, Bedroom 8, Bathroom 4, Bedroom 11, Bedroom 3, Bedroom 4, Bathroom 6, Bedroom 7
    Parking
    5
    Parking features
    Driveway
    Standard status
    Active
    APN
    5054-032-020
    Size
    3,287 SF
    Lot size
    0.16 Acres

    Building Details

    Year built
    1903
    Floors in Building
    2
    Number of units
    2
    Architectural style
    Craftsman

    We can help!

    Listing Contact
    Davis Saadian

    Listing agent Davis Saadian License #01921748

    Listing office Keller Williams Hollywood Hills 9000 Sunset Blvd. Suite 1100, West Hollywood, CA

    Listing date May 15, 2026

    MLS# 26834529 Listing URL

    Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location in the highly desirable West of Campus neighborhood within the USC DPS Patrol Zone, ensuring high demand from USC students
    • Strong income‑generating property with approximately $11,000 per month in gross income and a 7% cap rate
    • Fully renovated property featuring a 7‑bedroom/4‑bathroom Craftsman house and a newer 4‑bedroom/3‑bathroom ADU, totaling 11 bedrooms and 7 bathrooms
    • Extensive renovations with modern, high‑end finishes throughout, including hardwood flooring, stainless steel appliances, and in‑unit washers and dryers
    • Tenants are responsible for all utilities, minimizing landlord expenses and maximizing net operating income
    • Proven operational history with parental guarantees, ensuring stable income and minimizing risk

    Overview

    Located in the West of Campus neighborhood within the USC DPS Patrol Zone, this fully renovated student housing investment property at 1449 W. 28th Street, Los Angeles, presents an opportunity to acquire an asset in a strong rental market. The property, situated just blocks from the University of Southern California, features 11 bedrooms and 7 bathrooms. The property consists of a renovated 1903 Craftsman single family residence with 7 bedrooms and 4 bathrooms, along with a detached ADU built in 2019, which includes 4 bedrooms and 3 bathrooms. Together, the structures total approximately 3,287 rentable square feet on a 6,754 square foot lot (0.1551 acres). The property is currently occupied by USC students and generates slightly above $11,000 per month in gross income. Both structures have undergone extensive renovations with modern, high-end finishes throughout, including hardwood flooring, updated countertops, stainless steel appliances, tiled showers with glass enclosures, in-unit washers and dryers, furnished bedrooms, fully updated kitchens and bathrooms, recessed lighting, and contemporary fixtures. Tenants are responsible for all utilities, including gas, water, trash, and electricity.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.29309
    Latitude
    34.029847

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    FAQs

    What type of property is this?
    Duplex - Fully renovated 11-bedroom student housing investment property near USC.
    Where is this duplex located?
    The property is located at 1449 W 28th St Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $1,495,000.
    What are key features of this property?
    This property features: Prime location in the highly desirable West of Campus neighborhood within the USC DPS Patrol Zone, ensuring high demand from USC students; Strong income‑generating property with approximately $11,000 per month in gross income and a 7% cap rate; Fully renovated property featuring a **7‑bedroom/4‑bathroom Craftsman house** and a newer **4‑bedroom/3‑bathroom ADU**, totaling 11 bedrooms and 7 bathrooms
    (310) 402-8958
    We can help!
    Listing Contact
    Davis Saadian
    Real Estate License ID: 01921748
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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