Market Overview — Q3 2026
Lead Story
60% of Listings That Reached an Outcome Closed — But Fourplex Sellers Are Still Asking 16% Above Where Fourplexes Sold
This edition analyzes 134 small multifamily listings across five Central Los Angeles MLS areas — Koreatown (C17), Hancock Park (HPK), Los Feliz (637), Mid-Wilshire (C19) and Hollywood (C20) — drawn from the MLS hot sheet of 197 listings pulled October 29, 2026. Of the 80 listings that either closed or expired, 48 closed and 32 expired without a sale.
The gap that matters is in fourplexes. The average 4-unit that closed sold for $1,792,056 ($448,014 per unit). The average 4-unit currently active is asking $2,073,711 ($518,428 per unit), and the average expired 4-unit was listed at $2,012,533, 12.3% above the average fourplex sale. Duplexes and triplexes are priced closer to where they traded: the average active duplex asks $1,738,938 against $1,764,045 sold, and the average active triplex asks $1,336,375 against $1,352,350 sold.
The active market is also old. The median active listing has been on the market 99 days, and 10 of 52 active listings are at 180 days or more. Pending activity is thin: just 2 in-scope listings show as pending. Buyers are there at the right price — 48 closings in this sample prove it — but listings that start high tend to sit.
Market Snapshot
| Indicator | Q3 2026 | Note |
|---|---|---|
| Listings analyzed | 134 | 5 MLS areas, of 197 on the hot sheet |
| Active | 52 | Median 99 days on market |
| Pending | 2 | Thin pipeline |
| Closed (sample) | 48 | 3 with confirmed Q3 close dates |
| Expired | 32 | 7 with confirmed Q3 expiration dates |
| Closed share of closed + expired | 60% | Q2 also counted cancelled listings, so not directly comparable |
| Avg 2-unit sold | $1,764,045 | 22 sales · $882,023/unit |
| Avg 3-unit sold | $1,352,350 | 8 sales · $450,783/unit |
| Avg 4-unit sold | $1,792,056 | 18 sales · $448,014/unit |
| Avg expired 4-unit ask | $2,012,533 | 12.3% above avg 4-unit sold |
Area Analysis
| MLS Area | Active | Pending | Closed | Expired | Closed share | Avg sold / unit | Median DOM (sold) |
|---|---|---|---|---|---|---|---|
| C17 · Koreatown | 16 | 0 | 10 | 8 | 56% | $416,842 | 60 |
| HPK · Hancock Park | 9 | 0 | 14 | 5 | 74% | $816,988 | 54 |
| 637 · Los Feliz | 6 | 1 | 8 | 9 | 47% | $626,304 | 94 |
| C19 · Mid-Wilshire | 10 | 0 | 15 | 6 | 71% | $675,000 | 92 |
| C20 · Hollywood | 11 | 1 | 1 | 4 | n/a* | — | — |
*Hollywood (C20) has only one closed sale on this sheet against 4 expired and 11 active, so closed share and per-unit figures are not reported. Areas with fewer than five closings show no per-unit or DOM figure. Because most closed sales carry no close date, the closed counts are a sample, not a full-quarter count.
Hancock Park and Mid-Wilshire: Where the Closings Are
Hancock Park (HPK) and Mid-Wilshire (C19) produced the most closings in the sample — 14 and 15 — and the highest closed shares of any area. HPK carries the top price on the sheet: a 4-unit at 143 N Sycamore closed at $3,565,000, and the three highest-priced duplexes (170 S Mansfield at $2,755,000, 139 S Orange at $2,600,000, 361 N Mansfield at $2,575,000) are all here.
Koreatown: Most Active Supply
Koreatown (C17) has the largest active inventory — 16 listings — and the lowest per-unit pricing among the areas with enough sales to measure. Active listings range from a $750,000 duplex to a $3,049,000 fourplex at 4627 Rosewood, reduced this month from $3.5M.
Los Feliz and Hollywood: Friction
Los Feliz (637) shows 8 closings against 9 expirations, including two expirations of 4541 Russell AVE at $1,750,000 (June and September). Hollywood (C20) shows one closing on this sheet against 4 expirations and 11 active listings, including relistings at 1415 N Mariposa (see below).
Pricing
Price per Unit — Sold vs. Active Asking
Price Tier Distribution — Active Listings
| Price tier | Listings | % of active | |
|---|---|---|---|
| Under $1M | 3 | 5.8% | |
| $1M – $1.5M | 12 | 23.1% | |
| $1.5M – $2M | 18 | 34.6% | |
| $2M – $3M | 16 | 30.8% | |
| Over $3M | 3 | 5.8% |
Listed cap rates are reported by the listing agent and are available for only 19 of the 48 closed sales; they range from 2.1% to 7.2% (average 4.7%). That spread is too wide and the sample too small to treat as a market cap rate.
Relists: Expired Listings Coming Back
Several of this quarter's expirations have already returned, and the pattern is split. Some sellers repriced and traded; others came back at or above the failed price.
| Property | Expired at | Now |
|---|---|---|
| 3901 De Longpre AVE | $1,275,000 | Closed Sep 29 at $1,020,000 (−20%) |
| 361 N Mansfield AVE | $2,375,000 | Closed at $2,575,000 |
| 803 S Sycamore AVE | $1,690,000 | Active at $1,450,000 (−14%) |
| 500 N Windsor BLVD | $1,595,000 | Active at $1,495,000 (−6%) |
| 1415 N Mariposa | $1,850,000, then $1,600,000 | Active at $1,575,000 (third attempt) |
| 4541 Russell AVE | $1,750,000 (twice) | Expired Sep 19; no new listing on sheet |
| 337 N Spaulding AVE | $2,200,000 | Active at $2,250,000 (+2%) |
| 351 N Orange Grove AVE | $2,175,000 | Active at $2,295,000 (+6%) |
The one relist that repriced sharply — 3901 De Longpre, down 20% from its expired price — closed. The two that came back higher, 337 N Spaulding and 351 N Orange Grove, are at 146 days on market and counting.
Closed Sales — 48 Closings on the Sheet
Sorted by price. Highlighted rows have a confirmed Q3 (July–September) close date on the MLS record; a dash means the sheet did not carry a close date. Cap rates are as reported by the listing agent.
| Address | Area | Type | Units | Close date | Price | Per unit | DOM | Cap |
|---|---|---|---|---|---|---|---|---|
| 143 N Sycamore AVE | HPK · Hancock Park | Fourplex | 4 | — | $3,565,000 | $891,250 | 175 | 4.6% |
| 170 S Mansfield AVE | HPK · Hancock Park | Duplex | 2 | — | $2,755,000 | $1,377,500 | 32 | — |
| 139 S Orange DR | HPK · Hancock Park | Duplex | 2 | — | $2,600,000 | $1,300,000 | 67 | 3.9% |
| 361 N Mansfield AVE | HPK · Hancock Park | Duplex | 2 | — | $2,575,000 | $1,287,500 | 27 | — |
| 183 S Detroit ST | C19 · Mid-Wilshire | Duplex | 2 | — | $2,450,000 | $1,225,000 | 64 | — |
| 4311 Finley AVE | 637 · Los Feliz | Triplex | 3 | — | $2,228,800 | $742,933 | 125 | — |
| 132 N Orange DR | HPK · Hancock Park | Duplex | 2 | — | $2,200,000 | $1,100,000 | 19 | — |
| 5355 W 8TH ST | C19 · Mid-Wilshire | Fourplex | 4 | 02/03/26 | $2,200,000 | $550,000 | 101 | — |
| 327 Ogden DR | C19 · Mid-Wilshire | Fourplex | 4 | — | $2,200,000 | $550,000 | 92 | 5.3% |
| 367 N Orange DR | HPK · Hancock Park | Duplex | 2 | — | $2,155,000 | $1,077,500 | 61 | — |
| 1832 N Alexandria AVE | 637 · Los Feliz | Fourplex | 4 | 04/06/26 | $2,150,000 | $537,500 | 362 | — |
| 3700 Arbolada RD | 637 · Los Feliz | Duplex | 2 | — | $2,150,000 | $1,075,000 | 67 | — |
| 320 N Sycamore AVE | HPK · Hancock Park | Fourplex | 4 | — | $2,100,000 | $525,000 | 139 | 4.5% |
| 127 S Sycamore AVE | HPK · Hancock Park | Fourplex | 4 | — | $2,005,000 | $501,250 | 167 | 4.5% |
| 458 N Genesee AVE | C19 · Mid-Wilshire | Fourplex | 4 | 01/07/26 | $2,000,000 | $500,000 | 180 | 5.0% |
| 357 N Curson AVE | C19 · Mid-Wilshire | Fourplex | 4 | — | $2,000,000 | $500,000 | 14 | 5.5% |
| 806 S Detroit ST | C19 · Mid-Wilshire | Duplex | 2 | — | $1,950,000 | $975,000 | 37 | — |
| 325 N Stanley AVE | C19 · Mid-Wilshire | Fourplex | 4 | — | $1,900,000 | $475,000 | 212 | — |
| 825 S Stanley AVE | C19 · Mid-Wilshire | Duplex | 2 | — | $1,878,000 | $939,000 | 127 | — |
| 826 S Detroit ST | C19 · Mid-Wilshire | Duplex | 2 | 07/16/26 | $1,835,000 | $917,500 | 14 | — |
| 3725 Arbolada RD | 637 · Los Feliz | Duplex | 2 | — | $1,825,000 | $912,500 | 112 | 5.2% |
| 147 N Detroit ST | C19 · Mid-Wilshire | Duplex | 2 | — | $1,825,000 | $912,500 | 106 | 3.1% |
| 246 N Irving BLVD | HPK · Hancock Park | Duplex | 2 | — | $1,750,000 | $875,000 | 97 | — |
| 506 N Poinsettia PL | C19 · Mid-Wilshire | Duplex | 2 | — | $1,700,000 | $850,000 | 46 | 2.2% |
| 436 N Genesee | C19 · Mid-Wilshire | Fourplex | 4 | 10/14/26 | $1,700,000 | $425,000 | 29 | — |
| 358 N Ogden DR | C19 · Mid-Wilshire | Fourplex | 4 | — | $1,674,000 | $418,500 | 156 | 4.5% |
| 137 N Kenmore AVE | C17 · Koreatown | Fourplex | 4 | — | $1,630,000 | $407,500 | 55 | — |
| 854 Alandele AVE | C19 · Mid-Wilshire | Triplex | 3 | 07/13/26 | $1,575,000 | $525,000 | 115 | 5.3% |
| 253 N Irving BLVD | HPK · Hancock Park | Duplex | 2 | — | $1,480,000 | $740,000 | 47 | 2.1% |
| 432 N Harvard BLVD | C17 · Koreatown | Triplex | 3 | — | $1,470,000 | $490,000 | 149 | — |
| 356 N Sierra Bonita | C19 · Mid-Wilshire | Fourplex | 4 | 05/02/26 | $1,450,000 | $362,500 | 32 | 4.5% |
| 158 N Edgemont ST | C17 · Koreatown | Triplex | 3 | — | $1,440,000 | $480,000 | 57 | 6.6% |
| 532 N Berendo ST | C17 · Koreatown | Fourplex | 4 | — | $1,300,000 | $325,000 | 150 | 7.2% |
| 117 S Virgil AVE | C17 · Koreatown | Duplex | 2 | — | $1,250,000 | $625,000 | 50 | 5.0% |
| 542 N Windsor BLVD | HPK · Hancock Park | Duplex | 2 | — | $1,230,000 | $615,000 | 0 | — |
| 3735 Arbolada | 637 · Los Feliz | Duplex | 2 | 05/18/26 | $1,200,000 | $600,000 | 143 | — |
| 441 N Norton AVE | HPK · Hancock Park | Duplex | 2 | — | $1,189,000 | $594,500 | 142 | — |
| 102 N Oxford AVE | C17 · Koreatown | Fourplex | 4 | 04/24/26 | $1,143,000 | $285,750 | 193 | — |
| 140 N Kenmore AVE | C17 · Koreatown | Fourplex | 4 | — | $1,140,000 | $285,000 | 83 | — |
| 519 N Alexandria | C17 · Koreatown | Triplex | 3 | 05/13/26 | $1,130,000 | $376,667 | 60 | — |
| 1730 N Kenmore AVE | 637 · Los Feliz | Triplex | 3 | 04/15/26 | $1,125,000 | $375,000 | 66 | — |
| 4504 Maplewood AVE | C17 · Koreatown | Duplex | 2 | — | $1,099,000 | $549,500 | 49 | — |
| 250 N Ridgewood PL N | HPK · Hancock Park | Fourplex | 4 | 04/21/26 | $1,080,000 | $270,000 | 46 | — |
| 5015 Franklin AVE | 637 · Los Feliz | Duplex | 2 | 04/10/26 | $1,025,000 | $512,500 | 28 | — |
| 3901 De Longpre Avenue | 637 · Los Feliz | Fourplex | 4 | 09/29/26 | $1,020,000 | $255,000 | 75 | 6.0% |
| 6046 Carlton WAY | C20 · Hollywood | Triplex | 3 | — | $1,000,000 | $333,333 | 122 | 4.4% |
| 541 N St Andrews PL | HPK · Hancock Park | Triplex | 3 | — | $850,000 | $283,333 | 0 | — |
| 500 N Kingsley DR | C17 · Koreatown | Duplex | 2 | — | $688,000 | $344,000 | 59 | — |
Corrections to the Q2 2026 Edition
In preparing this edition, the Q2 "Selected Closed Transactions" and "Notable Recent Closings" were checked against the MLS hot sheet. The entries below were shown as Q2 closings but the MLS record shows a different outcome. Q2 headline figures that relied on these entries may be affected. Q3 figures are computed only from the data in this issue and are not directly comparable to Q2.
| Property | As shown in Q2 | MLS record, October 2026 |
|---|---|---|
| 211 S Hoover ST | Closed Jun 2026 · $2,750,000 | Active at $2,750,000 · 122 days on market |
| 148 S Normandie AVE | Closed Jun 2026 · $1,750,000 | Active at $1,750,000 · 121 days on market |
| 244 S Alexandria AVE | Closed Jun 2026 · $1,900,000 | Active; price reduced from $1,900K to $1,795,000 |
| 4541 Russell AVE | Closed Jun 2026 · $1,750,000 | Expired Jun 13 and again Sep 19, both at $1,750,000 |
| 4427 Camero AVE | Closed Jun 2026 · $2,899,888 | Expired Jun 25 at $2,588,000 |
| 3901 De Longpre AVE | Closed May 2026 · $1,275,000 | Expired at $1,275,000; closed Sep 29, 2026 at $1,020,000 |
| 412 N Ardmore AVE | Closed Mar 2026 · $2,700,000 | Expired at $2,700,000 |
| 500 N Windsor BLVD | Closed Mar 2026 · $1,695,000 | Expired at $1,595,000; relisted at $1,495,000 |
| 613 N Plymouth BLVD | Closed Feb 2026 · $1,649,000 | Expired at $1,649,000 |
| 4319 Melbourne AVE | Closed Jul 2024 · $1,350,000 | Active at $1,429,000 (reduced from $1,479K) |
| 6046 Carlton WAY | Closed Apr 2026 · $1,200,000 | Closed at $1,000,000 |
Q2 entries for 1754 N Berendo, 611 N Beachwood, 5235 Virginia, 1162 N St Andrews, 1119 N Berendo and 1528 N Alexandria do not appear on the Q3 data and could not be re-checked here.
Carlos Borraez
Keller Williams Real Estate Services · DRE# 0930706
(818) 434-2783 · carlosborraez@kw.com
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