Beverly Hills $345/SF- This is Why I like it
The buyer paid just $345 per square foot and $357,000 per unit with Comps trading closer to $450–$500 per square foot.
At a glance
confirmed close, May 27 2026
$2.05M above close
2 studios · 13 1BD · 6 2BD · 1 PH 2BD
per door
at close, broker stated
at close
LARSO RSO applicable
0.26 acres · BHR4YY zoning
ULA
Ruth Brandt-Spitzer Trust
BUYER: Starkwood, Inc. (Jonathan Sedaghat)
What matters
- Its all about the basis. This one stopped me. At $345/SF and $357,000 per unit, the buyer entered well below the $450–$500/SF range I typically see for comparable Beverly Hills apartments. A low entry gives the operator room to create value and doesn't need to bet on Immediate turnover.. The buyer doesn’t need a perfect renovation, immediate turnover
- The units are unusually large, with serious rent upside. The 22 apartments average approximately 1,033 square feet. Large Beverly Hills units are difficult to reproduce, and renovated units of this size will get much higher rents. Every vacancy gives the buyer another opportunity to renovate, increase rent and grow NOI and the buildings value.
- 5.5% Cap going in with the potential for an 8 % cap. The buyer acquired it at a solid discount. The building was originally offered at $9.9 million and sold for $7.85 million
- I would buy this, hold it and over time turn all the units. This was a great deal for the buyer. The property begins around a 5.55% cap rate and 11.29 GRM with massive rent growth.
What an Operator Sees
This one stopped me.
At $357,000 per unit and $345 per square foot, you simply cannot replace this in Beverly Hills. Properties like this do not hit the market often—and when they do, they are rarely available at this basis.
The 22 units average more than 1,000 square feet, and every unit appears to have substantial rent upside. Renovated apartments in this location can potentially achieve approximately $4.50–$6.00 per square foot, which could eventually push the building’s gross annual revenue above $1 million.
The buyer also acquired the property at a major discount to the $450–$500 per square foot pricing I typically see for comparable Beverly Hills apartment buildings. And at a reported 5.55% going-in cap rate, the property already produces income while the buyer patiently renovates units as they become available.
Conservatively, I believe a great operator could increase the property’s NOI and potentially reach approximately an 8% cap rate on cost over time.
This is what a potential home run looks like: a low acquisition basis, unusually large units, significant rent upside and income while you wait.
I track every commercial real estate sale in Los Angeles so you don’t have to.
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OMs: David@AtlasBrief.LA
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Appeared in the July 18, 2026 edition of The Tape.