PRICE REDUCTION! 14 Existing Renovated units + plans for 20 new market-rate units cash flowing at an amazing Current Cap Rate of 8% from day 1! Attractive 2.5M assumable loan (requiring only ~17% down) at an incredibly low rate of 3.9% fixed through 09/01/2027 yielding a remarkable 15.7% cash-on-cash return. Preliminary plans to add 20 new market-rate units to achieve an unheard of 14.3% Cap Rate, 5.6 GRM, and only 141k/unit after taking into account all the construction costs (~1.7M assuming $250/SF). The project is anticipated to deliver over $2.7MM in net profit after all construction and resale costs, yielding an exceptional 125.9% return on levered equity. The plans call for 8 detached ADUs in the back + 5 attached ADUs in the front + 7 new units by right in the front for a total of 20 new units. The 14 existing units have undergone many capital improvements including updated roof, electrical, plumbing, windows, interiors, exteriors, etc.
Details
MLS #
26866533
Listing Type
For Sale
Sub-Type
Resale
Status
Active
Days On Site
33
Listing Provided By
Houze Real Estate Management | Kelly Morgan
Features
Zoning
[Q]C2-1VL-CUGU
Acreage
0.21
Property View
None
Area Information
State
CA
County
Los Angeles
City
Pacoima
Zip Code
91331
Area
PAC Pacoima
Listing VS Median (in 91331)
Price: $3,150,000
low | high
Med: $715,000
100% of Average
On site: 33
low | high
Med: 100.5
32.835820895522% of Average
Sourced by Back At You
Market Activity 91331
Date
Sales
Avg $ Per SqFt
Min Sale Price
Max Sale Price
Med Sale Price
Date: Aug 2026
Sales: 1
Avg $ Per SqFt: $498.83
Min Sale Price: $850,000
Max Sale Price: $850,000
Med Sale Price: $850,000
Date: Jul 2026
Sales: 5
Avg $ Per SqFt: $557.89
Min Sale Price: $635,000
Max Sale Price: $978,900
Med Sale Price: $700,000
Date: Jun 2026
Sales: 14
Avg $ Per SqFt: $520.71
Min Sale Price: $425,000
Max Sale Price: $860,000
Med Sale Price: $735,000
Date: May 2026
Sales: 9
Avg $ Per SqFt: $538.85
Min Sale Price: $200,000
Max Sale Price: $1,200,000
Med Sale Price: $790,000
Date: Apr 2026
Sales: 15
Avg $ Per SqFt: $527.66
Min Sale Price: $100,000
Max Sale Price: $880,000
Med Sale Price: $724,000
Date: Mar 2026
Sales: 23
Avg $ Per SqFt: $486.94
Min Sale Price: $430,000
Max Sale Price: $1,111,111
Med Sale Price: $785,000
Date: Feb 2026
Sales: 19
Avg $ Per SqFt: $535.01
Min Sale Price: $440,000
Max Sale Price: $890,000
Med Sale Price: $750,000
Date: Jan 2026
Sales: 19
Avg $ Per SqFt: $556.08
Min Sale Price: $145,000
Max Sale Price: $835,000
Med Sale Price: $680,000
Date: Dec 2025
Sales: 6
Avg $ Per SqFt: $449.67
Min Sale Price: $585,000
Max Sale Price: $1,200,000
Med Sale Price: $664,500
Date: Nov 2025
Sales: 9
Avg $ Per SqFt: $508.87
Min Sale Price: $369,000
Max Sale Price: $890,000
Med Sale Price: $660,000
Date: Oct 2025
Sales: 1
Avg $ Per SqFt: $591.92
Min Sale Price: $850,000
Max Sale Price: $850,000
Med Sale Price: $850,000
Date: Sep 2025
Sales: 3
Avg $ Per SqFt: $596.56
Min Sale Price: $720,000
Max Sale Price: $899,000
Med Sale Price: $800,000
Sourced by Back At You
Aug 2026
Sales:
1
Avg $ Per SqFt:
$498.83
Min Sale Price:
$850,000
Max Sale Price:
$850,000
Med Sale Price:
$850,000
Jul 2026
Sales:
5
Avg $ Per SqFt:
$557.89
Min Sale Price:
$635,000
Max Sale Price:
$978,900
Med Sale Price:
$700,000
Jun 2026
Sales:
14
Avg $ Per SqFt:
$520.71
Min Sale Price:
$425,000
Max Sale Price:
$860,000
Med Sale Price:
$735,000
May 2026
Sales:
9
Avg $ Per SqFt:
$538.85
Min Sale Price:
$200,000
Max Sale Price:
$1,200,000
Med Sale Price:
$790,000
Apr 2026
Sales:
15
Avg $ Per SqFt:
$527.66
Min Sale Price:
$100,000
Max Sale Price:
$880,000
Med Sale Price:
$724,000
Mar 2026
Sales:
23
Avg $ Per SqFt:
$486.94
Min Sale Price:
$430,000
Max Sale Price:
$1,111,111
Med Sale Price:
$785,000
Feb 2026
Sales:
19
Avg $ Per SqFt:
$535.01
Min Sale Price:
$440,000
Max Sale Price:
$890,000
Med Sale Price:
$750,000
Jan 2026
Sales:
19
Avg $ Per SqFt:
$556.08
Min Sale Price:
$145,000
Max Sale Price:
$835,000
Med Sale Price:
$680,000
Dec 2025
Sales:
6
Avg $ Per SqFt:
$449.67
Min Sale Price:
$585,000
Max Sale Price:
$1,200,000
Med Sale Price:
$664,500
Nov 2025
Sales:
9
Avg $ Per SqFt:
$508.87
Min Sale Price:
$369,000
Max Sale Price:
$890,000
Med Sale Price:
$660,000
Oct 2025
Sales:
1
Avg $ Per SqFt:
$591.92
Min Sale Price:
$850,000
Max Sale Price:
$850,000
Med Sale Price:
$850,000
Sep 2025
Sales:
3
Avg $ Per SqFt:
$596.56
Min Sale Price:
$720,000
Max Sale Price:
$899,000
Med Sale Price:
$800,000
MLS#: 26866533 Listed By: Kelly Morgan - Houze Real Estate Management - 3238521372-
Request a showing
Request a showing
MLS Internet Data Exchange (IDX) information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the California Regional MLS.
MLS#: 26866533 Listed By: Kelly Morgan - Houze Real Estate Management - 3238521372-
