$1,220,000
SOLD JUN 18, 2025

8804 Beach St Unit 1/2 Los Angeles, CA 90002

Florence-Graham Neighborhood
6 Beds
-- Bath
2,808 Sq Ft
8,500 Sq Ft Lot

Recently Sold

$434 Per Sq Ft

2% Below List Price

61 Days on Market

About This Home

As of June 2025

8804-8806 Beach St presents a rare opportunity to acquire two adjacent parcels in a high-demand rental market in Los Angeles. Each parcel consists of three charming bungalow-style units, totaling six units, all featuring 1-bedroom, 1-bath layouts with private patios. Additionally, there is significant upside potential through the development of up to 3 detached ADUs on each parcel, using SB 1211. Separate parcels provides an opportunity for either residential or commercial financing.Recent capital improvements include fresh exterior paint, new roofs, and upgraded electrical panels, ensuring a well-maintained asset with reduced maintenance costs. Each unit is separately metered for gas and electricity and has an individual water heater, minimizing landlord expenses and enhancing operational efficiency. Additionally, each parcel provides six uncovered parking spaces, further increasing its appeal and potential for future value creation.Located in a strong rental corridor with high occupancy rates, this asset benefits from the continued demand for affordable housing in Los Angeles. The opportunity to add ADUs aligns with California’s ongoing push for housing expansion, allowing an investor to significantly increase rental income while maximizing the full potential of the site.

Last Agent to Sell the Property

Chris van Vuuren

Lyon Stahl Investment Real Estate, Inc. Brokerage Phone: 714-655-0098 License #02060007 Listed on: 04/03/2025

Lyon Stahl Investment Real Estate, Inc.

Last Buyer's Agent

Chris van Vuuren

Lyon Stahl Investment Real Estate, Inc. Brokerage Phone: 714-655-0098 License #02060007 Listed on: 04/03/2025

Lyon Stahl Investment Real Estate, Inc.

Property Details

Home Type

  • Apartment

Year Built

  • Built in 1924

Lot Details

  • 8,500 Sq Ft Lot
  • No Common Walls
  • 6044014003

Home Design

  • Entry on the 1st floor

Interior Spaces

  • 6 Bedrooms
  • 2,808 Sq Ft Home
  • 1-Story Property

Parking

  • 12 Open Parking Spaces
  • 12 Parking Spaces

Listing and Financial Details

  • Tenant pays for electricity, gas, trash collection
  • Tax Lot 3
  • Tax Tract Number 5354
  • Assessor Parcel Number 6044014002
  • $3,477 per year additional tax assessments

Community Details

Overview

  • 6 Buildings
  • 6 Units

Building Details

  • Rent Control
  • 6 Separate Electric Meters
  • 6 Separate Gas Meters
  • 1 Separate Water Meter
  • Insurance Expense $3,510
  • Water Sewer Expense $2,326
  • Operating Expense $29,471
  • Gross Income $122,568
  • Net Operating Income $89,600

Property Details

Home Type

Apartment

Year Built

Built in 1924

Lot Details

0

Listing Details

  • CapRate: 7.17
  • Price Per Unit: 208167
  • Property Attached: No
  • Water Sewer Expenses: 2326.00
  • Property Sub Type: Apartment
  • Property Type: Residential Income
  • Parcel Number: 6044014002
  • Year Built: 1924
  • Special Features: None

Interior Features

  • Stories: 1
  • Entry Location: walk up
  • Common Walls: No Common Walls
  • Entry Level: 1
  • Levels: One
  • Price Per Square Foot: 434.47

Exterior Features

  • Pool Private: No

Garage/Parking

  • Total Parking Spaces: 12.00
  • Uncovered Spaces: 12.00

Utilities

  • Laundry: No
  • Sewer: Public Sewer
  • Water Source: Public

Condo/Co-op/Association

  • Senior Community: No
  • Common Interest: Community Apartment
  • Community Features: Sidewalks

Lot Info

  • Additional Parcels: No
  • Additional Parcels Description: 6044014003
  • Land Lease: No
  • Lot Features: Lot 6500-9999
  • Lot Size Sq Ft: 8500.00
  • Lot Size Acres: 0.1951

Rental Info

  • Tenant Pays: Electricity, Gas, Trash Collection

Multi Family

  • Garage Income: 501.00
  • Gross Income: 122568.00
  • Gross Multiplier: 10.19
  • Gross Operating Income: 119071.00
  • Gross Scheduled Income: 122568.00
  • Insurance Expense: 3510.00
  • Lot Size Area: 8500.0000 Square Feet
  • Net Operating Income: 89600.00
  • Number Of Separate Electric Meters: 6
  • Number Of Separate Gas Meters: 6
  • Number Of Separate Water Meters: 1
  • Number Of Units Total: 6
  • Operating Expense: 29471.00
  • Rent Control: Yes
  • Total Expenses: 29471.00
  • Vacancy Allowance Rate: 3.00

Tax Info

  • Tax Lot: 3
  • Tax Tract Number: 5354
  • TaxOtherAnnualAssessmentAmount: 3477.00

Range of Values:

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Sold Price
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Home Values in the Area

Source: Public Records

Average Home Value in this Area

Source: Public Records

Property History

Date Event Price List to Sale Price per Sq Ft
06/18/2025 06/18/25 Sold $1,220,000 -2.3% $434 / Sq Ft
06/03/2025 06/03/25 Pending -- -- --
04/03/2025 04/03/25 For Sale $1,249,000 -- $445 / Sq Ft
Source: California Regional Multiple Listing Service (CRMLS)

Tax History Compared to Growth

Source: Public Records

Agents Affiliated with this Home

  • Chris van Vuuren

    Seller's Agent in 2025

    Chris van Vuuren

    Lyon Stahl Investment Real Estate, Inc.

    (714) 655-0098

    1 in this area

    23 Total Sales

    Chris van Vuuren
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Map

Source: California Regional Multiple Listing Service (CRMLS)

MLS Number: SB25072920

California Regional Multiple Listing Service (CRMLS)
California Los Angeles County Los Angeles 90002 Florence-Graham

8804 Beach St Unit 1/2, Los Angeles, CA

This home is located at 8804 Beach St Unit 1/2, Los Angeles, CA 90002 and is currently priced at $1,220,000, approximately $434 per square foot. This property was built in 1924. 8804 Beach St Unit 1/2 is a home located in Los Angeles County with nearby schools including Judith F. Baca Arts Academy, Charles Drew Middle School, and Jordan High School.

Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.

California Regional Multiple Listing Service (CRMLS) The multiple listing data appearing on this website, or contained in reports produced therefrom, is owned and copyrighted by California Regional Multiple Listing Service, Inc. ("CRMLS") and is protected by all applicable copyright laws. Information provided is for viewer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the viewer may be interested in purchasing. All listing data, including but not limited to square footage and lot size is believed to be accurate, but the listing Agent, listing Broker and CRMLS and its affiliates do not warrant or guarantee such accuracy. The viewer should independently verify the listed data prior to making any decisions based on such information by personal inspection and/or contacting a real estate professional.

Based on information from California Regional Multiple Listing Service, Inc. and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information

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