11262 Venice Boulevard, Culver City — The West Side Asset Most Buyers Will Misread
There is a version of this deal that most buyers will see on paper and immediately categorize as a stabilized six-unit in Culver City with below-market rents. They will underwrite it on current income, note the RSO tenants, and move on. That reading is not wrong. It is just incomplete. The story here is not about what the building is today. It is about what ownership quietly built into it in 2025, and what that means for the next owner from day one.
The original four-unit structure at 11262 Venice Boulevard was built in 1954, a product of the postwar West Side housing boom that filled this corridor with modest, well-positioned rental stock. For decades, this section of Venice Boulevard has served as one of the more practical addresses in the Culver City submarket. It sits at the edge of three distinct neighborhoods that have each evolved dramatically over the past twenty years: Culver City proper, Playa Vista, and the Venice corridor. Residents here can reach LAX, Santa Monica, Marina del Rey, and Century City without a freeway. That is not an accident of geography. It is the reason this asset class on this street has maintained demand through every market cycle.
What most investors will not notice immediately in the financials is the composition of the unit mix. Two of the six units, Units A and B, were constructed in 2025. These are not renovated legacy units. They are new construction, and they are not subject to the Rent Stabilization Ordinance. That distinction matters enormously in a city where RSO coverage has expanded significantly and rent growth on older units is structurally capped. A buyer acquiring this property today takes ownership of two market-rate units they can price, lease, and manage without the regulatory friction that defines the rest of the Los Angeles rental market. Both are two-bedroom, two-bath configurations. One includes washer and dryer hookups, a meaningful amenity in a submarket where in-unit laundry commands a premium.
The financials reflect where the property stands, not where it is headed. Current in-place rents on the four occupied RSO units total roughly $6,985 per month, well below what the market supports for this location. The two new construction units are being delivered vacant at a combined pro forma of $7,000 per month. At asking price, the current cap rate sits at 5.61 percent. On a pro forma basis, once the vacant units are leased and rents on the occupied units are brought toward market over time, the cap rate projects to 8.67 percent. That is a meaningful spread, and it reflects real upside rather than underwriting assumptions built on wishful rent growth.
The location itself has not received the full attention it deserves. Culver City's central strip along Venice Boulevard has quietly become one of the more liquid submarkets for small multifamily in West Los Angeles. Recent comparable sales in the immediate area have traded between $300,000 and $372,000 per unit. At $300,000 per unit, this property prices at or below that range while delivering two non-rent-controlled units that comparable sales in this corridor simply cannot offer. Smart owners reading this deal will recognize it for what it is: a stable, income-producing asset in an irreplaceable West Side location, with built-in upside that does not require a renovation thesis or a market correction to realize.
To request the offering memorandum or discuss the deal further, reach out directly. This one is worth a closer look.