$268/SF for Rare Westwood Stock with AB1482 Upside
Twenty-one big two-bedrooms, 1,325 square feet each, sold for $8.65M
At a glance
closed Aug 25, 2026
all 2-bed · avg 1,325 SF
per door
on 32,316 gross SF
0.39 acres · R3-1 zoning
3-story wood frame
covered tandem
Measure ULA · above threshold
CoStar Westwood Submarket
2025 tax year · $3,481/unit
What matters
- $8.65M closed August 25, 2026.21 units, all two-bedroom, in a three-story building at $411,905/door and $267.67/SF. Seller was Southview Investment Company, a private individual holder. Buyer recorded as Xenon Investments-Oxford Garden Apartments.
- The trade closed at $412K/door. The Price per door and Cost Per SF on a 1988 build makes this well below replacement cost. The unit mix is simple: 21 two-bedroom units averaging 1,325 SF each. No studios, no one-bedrooms. That uniformity is unusual and operationally clean.
- 1988 - AB 1482.Rent increases are capped at CPI plus 5%, max 10%. This is great for the owner, allowing to keep up with the market.
- ULA exposure is $346K. ULA just took another 346K and we wonder why Los Angeles has become uninvestable. ULA needs to go away!
The Location
The one-mile demographic ring shows 32,478 residents with a median household income of $123,584 , making this a solid A Location.
What an Operator Sees
My take: tracking, not buying. $411,905 a door for 21 two-bedrooms at $267.67 a foot is a real number, and 1,325 square feet per unit is rare stock in Westwood. What I do not have is income, so I cannot tell you what this actually yields. This is AB1482 so I know the owner can push rents up and work their way to $3500-4000 a unit, creating an opportunity for the new owner to get to above a 6 Cap on cost.
I research these transactions to sharpen my own investment strategy and share what I find so Los Angeles owners, brokers and investors can debate the market with better information.
Know one other LA owner who'd want this deal? Forward this — reply with their email and I'll add them.
Property and transaction data: CoStar Research.
Write to David Safai at David@AtlasBrief.La
Appeared in the Sept. 6, 2026 edition of The Tape.