Quadplex | 3-Detached Buildings | Value-Add 3153 Warwick Ave Immeuble residentiel 4 lots 1 384 479 € (346 120 €/Lot) Taux de capitalisation 3,63 % Los Angeles, CA 90032

PROPERTY OVERVIEW
3153 Warwick Ave is a rare 3-structure, 4-unit multifamily investment located in the rapidly evolving El Sereno neighborhood of Los Angeles. Situated on an oversized 16,171 SF lot (0.37 acres), the property includes 3 detached buildings with a total of 3,808 SF of living space and stable, long-term tenants under Los Angeles Rent Stabilization Ordinance (RSO). The asset offers both immediate income and multiple strategic exit opportunities, including subdivision, redevelopment, or long-term cash flow hold.
PROPERTY HIGHLIGHTS
4 residential units spread across 3 separate structures
Large 16,171 SF lot zoned LAR1
Total living area: 3,808 SF
Current Gross Income: $6,154/month | $73,848/year
Unit Rents: $1,844, $1,055, $1,055, and $1,200
Low operating expenses – owner pays water only
Passed full city inspection in 2025
Stable, long-term tenants (month-to-month under RSO)
Excellent street frontage and potential for lot configuration
Detached units offer privacy and future resale potential
INVESTMENT SUMMARY
This property appeals to multiple buyer types:
Value-add investors seeking long-term upside
Developers exploring SB9 or traditional parcel split options
1031 exchange buyers seeking a well-located replacement property
Owner-users exploring future individual resale of detached homes
Buyers can pursue a 3-parcel subdivision (each ~5,390 SF), allowing for individual resale or separate ownership of each house. Alternatively, a 2-parcel SB9 ministerial split could be completed more quickly within 2–4 months.
Subdivision analysis and draft plans are available upon request.
POTENTIAL CONFIGURATION (SUBDIVISION SCENARIO)
Parcel 1: 1 unit (952 SF) | Est. value: $750,000 | Current Rent: $1,844/month
Parcel 2: 1 unit (952 SF) | Est. value: $750,000 | Current Rent: $1,055/month
Parcel 3: 2 units (1,904 SF total) | Est. value: $1,000,000 | Combined Rent: $3,255/month ($1,055 + $1,200 + $1,000 est. share)
Total Resale Potential (Post-Split): $2.5M+
Total Subdivision Timeline (Traditional): 10–19 months
SB9 Alternative Timeline: 2–4 months (2 parcels)
MARKET OVERVIEW
El Sereno continues to attract buyers and investors priced out of neighboring South Pasadena, Highland Park, and Alhambra. The neighborhood has seen increased interest due to its walkability, proximity to DTLA, and inventory of character-rich residential and small multifamily properties.
This location benefits from:
Close proximity to Cal State LA, Keck USC Medical Center, and DTLA
Major commuting corridors including Huntington Dr and Eastern Ave
A strong local rental market with high occupancy
Increasing interest in subdividable lots and SB9-friendly parcels
ZONING & REGULATORY NOTES
Zoning: LAR1 (Single Family Residential)
RSO: Yes, subject to LA Rent Stabilization Ordinance
Historic Overlay Zone: No
Fire hazard/flood zone: Not present (to be confirmed by buyer)
Utilities: Separately metered for tenants; owner pays water
Legal: Property is one APN with three underlying lots – ideal starting point for parcel split
OFFERING TERMS
Buyer to cooperate with 1031 Exchange, if applicable
Property to be sold as-is, where-is
Buyer to verify all zoning, regulations, and subdivision feasibility independently
CONTACT INFORMATION
BJ Delhamer
Insite Commercial Real Estate