Prepared Exclusively for Rainbow Capital Group
February 2026
NYSE: MMI
The LAAA Team (LA Apartment Advisors) was co-founded by Glen Scher and Filip Niculete in 2018 and has been ranked the #1 most active multifamily sales team in LA County from 2019 through 2021 by CoStar, and #4 in all of California during the same period. Operating exclusively in multifamily and multifamily land, the team maintains access to a proprietary database of 40,000+ apartment investors and 10,000+ brokers, leveraging the Marcus & Millichap platform — the firm that closed 7,836 transactions totaling $49.6 billion in 2024 alone.
Over 60% of all Marcus & Millichap transactions involve a 1031 exchange, creating a perpetual buyer pipeline that benefits every LAAA listing. This exchange network, combined with M&M's proprietary MNet buyer-matching system and the LAAA Team's 14-person infrastructure, delivers a level of market exposure and deal execution that competitors cannot replicate.
• CoStar #1 — Most active multifamily agents in LA County (2019–2021)
• Chairman's Club — Marcus & Millichap's highest annual honor (Glen: 2021; Filip: 2018, 2021)
• National Achievement Award — Glen: 5 years; Filip: 8 consecutive years
• Sales Recognition Award — Glen: 10 consecutive years; Filip: 12 years total
• Traded.co National Rankings — Glen Scher: #8 Deal Junkies, #8 Hot List, #8 Rising Talent
• Connect CRE Next Generation Award — Filip Niculete (2019)
• SFVBJ Rookie of the Year — Glen Scher (~2016)
Property Photos
The LAAA Team is proud to present 2341 Beach Ave, a fully renovated 3-unit coastal triplex in Venice's Silver Triangle, one of the most desirable micro-neighborhoods on Los Angeles's Westside. The property consists of a 1921 single-family bungalow in front and a 1977 rear duplex, both comprehensively renovated in 2016-2017 with all permits finaled and a Certificate of Occupancy issued.
All three units are currently leased at market rents totaling $11,600/month ($139,200 annually), with a blended rent of $6.83/SF. The unit mix comprises one 2BR/1BA (700 SF) and two 1BR/1BA (499 SF each), all featuring in-unit washer/dryers, stainless steel appliances, mini-split HVAC, laminated waterproof flooring, skylights, soundproof walls, and French doors opening to a shared patio. The property operates as a documented legal nonconforming triplex in the R1-1-O zone, supported by a complete chain of City permits, a Certificate of Occupancy, Coastal Exemption approval, and RSO registration.
Venice's Silver Triangle sits blocks from Abbot Kinney Boulevard, Venice Beach, and the Venice Canals. The neighborhood commands a Walk Score of 83 and is served by Metro bus lines along Lincoln and Venice Boulevards. Silicon Beach employers including Google, Snap, and Amazon maintain offices within 2-3 miles, driving consistent demand from high-income renters. Median household income in Venice exceeds $125,000, placing it in the 97th percentile nationally.
The Silver Triangle is bounded by Lincoln Boulevard, Venice Boulevard, and Abbot Kinney Boulevard — a compact residential enclave that has experienced significant appreciation over the past decade as tech-sector employment has driven demographic shifts toward higher-income, younger professionals. This demand profile creates a resilient rental market even during broader economic downturns, as evidenced by Venice's sub-3% multifamily vacancy rate throughout 2024-2025.
Proximity to the coast provides a natural quality-of-life premium that consistently supports above-market rents. Venice Beach, the Venice Boardwalk, and the Venice Canals are all within walking distance. The Playa Vista tech corridor (Google's 600,000 SF campus, Snap's headquarters, Amazon Studios) is a 5-minute drive south, while Santa Monica's employment center is 10 minutes north on Lincoln Boulevard.
- 1031 Exchange Investors — Turnkey asset with zero deferred maintenance, immediate cash flow, and no lease-up risk. Ideal for a tax-deferred repositioning from a management-intensive property.
- Owner-Occupants — Live in the front 2BR house and offset housing costs with approximately $6,400/month in rental income from the rear duplex, effectively living in Venice for a fraction of the true carrying cost.
- High-Net-Worth & Family Office — Irreplaceable legal nonconforming coastal triplex. This zoning configuration cannot be replicated under current R1-1-O rules, making it a scarcity play with long-term appreciation potential.
- Small Portfolio Investors — Sub-$2M entry into Venice multifamily is increasingly rare as inventory tightens and older stock trades at premiums.
Broad appeal across buyer segments supports competitive pricing and a short expected marketing period.
Property Information
| Address | 2341 Beach Ave, Venice, CA 90291 |
| APN | 4228-004-034 |
| Year Built | 1921 / 1977, Renovated 2016 |
| Units | 3 |
| Building SF | 1,698 |
| Lot Size | 2,699 SF (0.06 Acres) |
| Construction | Wood Frame, Type V-B |
| Zoning | R1-1-O (Legal Nonconforming) |
| TOC Tier | 1 |
| Rent Control | City of LA RSO (Pre-1978) |
| Stories | 1 |
| Parking | 1 Attached Garage |
| Council District | CD 11 |
| Community Plan | Venice |
| System | Condition / Status | Year |
|---|---|---|
| Roof | Replaced | 2017 |
| Plumbing | Tankless water heaters (3 units) | 2016-17 |
| HVAC | Mini-split AC and heating (all units) | 2016-17 |
| Electrical | Upgraded -- 3-gang meter, 400 amp service | 2016-17 |
| Kitchen | Stainless steel appliances, dishwasher, disposal | 2016-17 |
| Flooring | Laminated waterproof flooring throughout | 2016-17 |
| Windows / Doors | French doors, skylights (rear duplex) | 2016-17 |
| Soundproofing | Soundproof walls in living rooms | 2016-17 |
| Laundry | In-unit washer/dryer (all units) | 2016-17 |
| Parking | 1-car attached garage (Unit 3/4) | Original |
| Item | Status |
|---|---|
| Rent Stabilization (RSO) | Yes -- pre-1978 construction |
| Zoning | R1-1-O (legal nonconforming triplex -- documented) |
| Code Enforcement Violations | None on record (LADBS) |
| Venice Coastal Zone | Yes -- Specific Plan area |
| Coastal Exemption | DIR-2016-4362-CEX (processed, acknowledges all 3 units) |
| Certificate of Occupancy | Issued 10/20/2017 (rear duplex classified as "Duplex") |
| TOC Tier | Tier 1 |
| Seismic Zone | Santa Monica Fault 5.57 km; liquefaction area |
| Flood Zone | Zone AE (100-year flood) |
| Tsunami | Yes |
| Fire Hazard Zone | Not in Very High Fire Hazard Severity Zone |
Source: City of Los Angeles ZIMAS, LADBS Permit Records, and City Planning records.
The R1-1-O zoning permits one dwelling unit, but the triplex configuration is a documented legal nonconforming use supported by: (1) a 1978 building permit authorizing the duplex conversion, (2) a 2017 Certificate of Occupancy explicitly classifying the rear building as a "Duplex," (3) a Coastal Exemption (DIR-2016-4362-CEX) processed by City Planning acknowledging all three units, and (4) RSO registration confirming multi-unit status. All four branches of City government have recognized and documented the triplex use.
| Date | Sale Price | $/Unit | $/SF | Notes |
|---|---|---|---|---|
| 10/2016 | $1,210,000 | $403,333 | $713 | Rainbow Capital Group LLC (current ownership) |
The suggested list price of $2,200,000 reflects the comprehensive 2016-2017 renovation, stabilized income at market rents, Venice Silver Triangle location premium, and current market conditions for coastal multifamily assets.
Interactive map available at the live URL.
| # | Address | Units | Sale Date | Price | $/Unit | $/SF | Cap | GRM | Yr Built | Notes |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 11 19th Ave | 3 | 08/29/25 | $2,600,000 | $866,667 | $1,300 | 4.64% | 14.7 | 1911 | Stabilized — walk street, ocean views |
| 2 | 2318 Beach Ave | 3 | 02/14/25 | $2,750,000 | $916,667 | $1,076 | 4.97% | 17.2 | 1962 | Stabilized — Silver Triangle, renovated |
| 3 | 2428 Ocean Ave | 3 | 03/04/25 | $1,940,000 | $646,667 | $1,078 | 6.19% | 12.9 | 1923 | Stabilized — by Venice Canals |
| 4 | 346 Brooks Ave | 3 | 09/18/25 | $1,770,000 | $590,000 | $885 | 7.31% | 9.6 | 1947 | Value-Add — scheduled rents |
| 5 | 549 San Juan Ave | 3 | 06/27/25 | $2,000,000 | $666,667 | $1,053 | -- | -- | 1950 | Value-Add — RSO, TLC needed |
| 6 | 712 6th Ave | 3 | 04/24/25 | $1,800,000 | $600,000 | $900 | -- | -- | 1948 | Value-Add — RSO, cosmetic repairs |
| 7 | 236 S 5th Ave | 3 | 07/03/25 | $2,185,000 | $728,333 | $1,093 | -- | 11.7 | 1923 | Stabilized — Spanish villa |
| 8 | 1011 5th Ave | 3 | 02/25/25 | $1,846,000 | $615,333 | $923 | -- | -- | 1951 | Stabilized — off-market |
| 9 | 2474 Penmar Ave | 3 | 06/26/25 | $1,490,000 | $496,667 | $745 | 4.15% | -- | 1950 | Value-Add — RSO, trust sale |
| 10 | 535 Rose Ave | 3 | 04/17/25 | $1,525,000 | $508,333 | $763 | -- | -- | 1947 | Value-Add — mixed-use |
| 11 | 2200 Penmar Ave | 3 | 09/08/25 | $1,400,000 | $466,667 | $700 | 4.41% | 14.5 | 1963 | Value-Add — garage parking |
| Averages (Sold) | $1,937,818 | $645,636 | $956 | 5.28% | 13.4 | |||||
| Medians (Sold) | $1,846,000 | $615,333 | $923 | 5.19% | 13.8 | |||||
GRM calculated on gross scheduled rent only. 3 additional off-market sales and 1 outlier excluded from core analysis. All comps are 3-unit properties in Venice sold within the last 12 months.
At the suggested list price of $2,200,000, the subject trades at $733,333/unit and $1,296/SF, with a 4.18% current cap rate and 15.80x GRM. The per-unit pricing is positioned between the floor (2428 Ocean Ave at $647K/unit) and the ceiling (2318 Beach Ave at $917K/unit), justified by the subject's comprehensive 2016-2017 renovation and Silver Triangle location.
The most comparable same-street sale is 2318 Beach Ave ($917K/unit, 4.97% cap), which sets the corridor ceiling but reflects a larger, townhouse-style building. The subject at $733K/unit is 20% below this ceiling. The $/SF of $1,296 approaches but does not exceed the $1,300 threshold, above which no non-oceanfront Venice triplex has traded in the past 12 months.
Individual Comp Analysis
Subject metrics at $2,200,000: $733,333/unit | $1,296/SF | 4.18% cap | 15.80x GRM
1. 11 19th Ave — $866,667/unit | $1,300/SF | 4.64% cap | 14.7x GRM
This stabilized walk-street triplex with ocean views sold at an 18% premium to the subject on $/unit and sits right at $1,300/SF, the ceiling for Venice triplexes. The cap rate (4.64%) is higher than the subject's 4.18%, reflecting the comp's stronger income relative to price. The GRM (14.7x) is below the subject's 15.80x, confirming that the walk-street/ocean-view premium commands better income efficiency. This comp is the ONLY Venice triplex to trade at or above $1,300/SF, which is why the subject is priced just below that threshold.
2. 2318 Beach Ave — $916,667/unit | $1,076/SF | 4.97% cap | 17.2x GRM
The most direct comparable: same street, same unit count, Silver Triangle location. At $917K/unit (25% above the subject), it sets the corridor ceiling. On $/SF, it trades at $1,076, which is 17% below the subject's $1,296, reflecting a larger townhouse-style building with more square footage per unit. The 4.97% cap rate exceeds the subject's 4.18%, and the 17.2x GRM exceeds the subject's 15.80x. This comp validates that buyers will pay a significant per-unit premium in the Silver Triangle.
3. 2428 Ocean Ave — $646,667/unit | $1,078/SF | 6.19% cap | 12.9x GRM
This stabilized Venice Canals triplex sets the floor at $647K/unit, which is 12% below the subject. On $/SF ($1,078 vs $1,296), the subject commands a 20% premium, justified by the comprehensive renovation. The 6.19% cap and 12.9x GRM reflect significantly stronger income metrics than the subject, appropriate for an older, unrenovated building trading at a lower basis.
4. 346 Brooks Ave — $590,000/unit | $885/SF | 7.31% cap | 9.6x GRM
A value-add property with below-market scheduled rents. At $885/SF (32% below the subject) and a 7.31% cap, this comp demonstrates the wide pricing gap between value-add and stabilized product in Venice. The subject's turnkey, stabilized condition justifies its significant premium across all four metrics.
5. 549 San Juan Ave — $666,667/unit | $1,053/SF | N/A cap | N/A GRM
This value-add RSO triplex needing TLC sold at $667K/unit (9% below the subject) and $1,053/SF (19% below). A buyer who paid $667K/unit for a property requiring capital investment demonstrates that the subject at $733K/unit in fully renovated condition represents fair value for the renovation premium.
6. 712 6th Ave — $600,000/unit | $900/SF | N/A cap | N/A GRM
A value-add RSO triplex needing cosmetic repairs. At $600K/unit (18% below) and $900/SF (31% below), the discounts quantify what buyers deduct for deferred maintenance in Venice. The subject's zero-maintenance condition and $133K/unit premium over this comp are fully supported by the renovation scope.
7. 236 S 5th Ave — $728,333/unit | $1,093/SF | N/A cap | 11.7x GRM
A stabilized Spanish villa character property trading at nearly identical $/unit ($728K vs $733K, just 1% below the subject). On $/SF, it trades at $1,093, which is 16% below the subject, reflecting a larger building. The 11.7x GRM is well below the subject's 15.80x, suggesting stronger income efficiency. This is the most important comp for validating the subject's per-unit pricing at $2.2M.
8. 1011 5th Ave — $615,333/unit | $923/SF | N/A cap | N/A GRM
An off-market stabilized triplex that traded at a 16% discount on $/unit and 29% on $/SF. Off-market sales typically close at a 5-10% discount to marketed properties. Even after adjusting for the off-market discount, the subject commands a meaningful premium, justified by the renovation and Silver Triangle location.
9. 2474 Penmar Ave — $496,667/unit | $745/SF | 4.15% cap | N/A GRM
A trust sale of a value-add RSO property at the lowest $/unit and $/SF in the comp set. At $497K/unit (32% below) and $745/SF (43% below), this comp reflects motivated trust sale dynamics. The 4.15% cap rate on below-market rents nearly matches the subject's 4.18%, demonstrating that income-constrained properties trade at comparable yields even at much lower price points.
10. 535 Rose Ave — $508,333/unit | $763/SF | N/A cap | N/A GRM
A value-add mixed-use property. At $763/SF (41% below the subject), the discount reflects both the renovation need and the commercial component's different valuation methodology. Mixed-use comparability is limited, but the sale confirms Venice's broad pricing floor.
11. 2200 Penmar Ave — $466,667/unit | $700/SF | 4.41% cap | 14.5x GRM
The lowest-priced comp on both $/unit (36% below) and $/SF (46% below), reflecting value-add condition and location further from the coast. The GRM (14.5x) is close to the subject's 15.80x, and the cap rate (4.41%) is slightly above the subject's 4.18%, confirming comparable income dynamics despite the large price gap.
Interactive map available at the live URL.
| # | Address | Units | List Price | $/Unit | $/SF | GRM | DOM | Notes |
|---|---|---|---|---|---|---|---|---|
| 1 | 24 20th Ave | 3 | $1,950,000 | $650,000 | $1,083 | 11.1 | 66 | Walk street, furnished |
| 2 | 1916 Pacific Ave | 3 | $2,250,000 | $750,000 | $1,125 | 17.4 | 146 | 1 block to beach |
| 3 | 643 Santa Clara Ave | 3 | $2,275,000 | $758,333 | $1,138 | 18.4 | 88 | Nr Abbot Kinney, price reduced |
| 4 | 558 San Juan Ave | 3 | $2,500,000 | $833,333 | $1,190 | 19.2 | 13 | Duplex + SFR, not RSO |
| 5 | 43 Dudley Ave | 3 | $2,675,000 | $891,667 | $1,338 | 14.4 | 17 | Walk street, ocean view |
| 6 | 528 Westminster Ave | 3 | $2,695,000 | $898,333 | $1,198 | 18.9 | 75 | 2025 rebuild, RTI ADU |
| 7 | 1025 Pleasantview Ave | 3 | $2,900,000 | $966,667 | $1,450 | 15.7 | 28 | Renovated 2021/2025 |
| 8 | 1309 Cabrillo | 3 | $1,285,000 | $428,333 | $643 | -- | 70 | Under contract, studios |
Active listing data as of February 2026. DOM and pricing subject to change.
The active listing landscape shows strong buyer resistance above $2.25M for non-premium Venice triplexes. There are currently 6 triplexes listed between $2.25M and $2.9M with an average DOM of 70+, including stale inventory at 1916 Pacific (146 DOM) and 643 Santa Clara (88 DOM, price-reduced). At $2,200,000, the subject is positioned below this stale inventory band while commanding a premium over the sub-$2M market where product is trading more quickly.
The most relevant active comp is 24 20th Ave at $1,950,000 ($650K/unit) with 66 DOM despite a walk-street location. The subject at $2,200,000 ($733K/unit) commands a justified premium over this comp given the Silver Triangle location and comprehensive renovation. At $2.2M, the subject avoids competing directly with the $2.25M+ inventory that has struggled to find buyers.
Interactive map available at the live URL.
2-Bedroom Comparables
| # | Address | Type | SF | Rent | $/SF |
|---|---|---|---|---|---|
| 1 | 2429 McKinley Ave | 2BR/1BA | 1,080 | $7,400 | $6.85 |
| 2 | 2416 Boone Ave | 2BR/1BA | 1,000 | $6,200 | $6.20 |
| 3 | 1537 Cabrillo Ave | 2BR/2BA | 795 | $5,499 | $6.92 |
| 2BR Average | 958 | $6,366 | $6.66 | ||
1-Bedroom Comparables
| # | Address | Type | SF | Rent | $/SF |
|---|---|---|---|---|---|
| 4 | 553 1/2 Washington Blvd | 1BR/1BA | 600 | $2,495 | $4.16 |
| 5 | 402 N Venice Blvd Unit B | 1BR/1BA | 500 | $3,600 | $7.20 |
| 6 | 2500 Strongs Dr Unit 2502 | 1BR/1BA | 750 | $3,795 | $5.06 |
| 1BR Average | 617 | $3,297 | $5.47 | ||
The subject's current rents are at market. The 2BR front house at $5,200/month ($7.43/SF) is size-adjusted below the 2BR comp average of $6,366 (which reflects larger units averaging 958 SF), but above average on a per-SF basis. The 1BR rear units at $3,200/month ($6.41/SF) are at the comp average of $3,297, reflecting the renovation premium and Venice Silver Triangle location.
Total rental upside is only 2.4% ($11,600 to $11,885/month), confirming this is a fully stabilized asset. The investment thesis is current income and coastal location appreciation, not rent growth.
Unit Mix & Rent Roll
| Unit | Type | SF | Current Rent | Rent/SF | Market Rent | Mkt Rent/SF |
|---|---|---|---|---|---|---|
| 2341 | 2BR/1BA | 700 | $5,200 | $7.43 | $5,295 | $7.56 |
| 2341 1/2 | 1BR/1BA | 499 | $3,200 | $6.41 | $3,295 | $6.60 |
| 2341 3/4 | 1BR/1BA | 499 | $3,200 | $6.41 | $3,295 | $6.60 |
| Total | 1,698 | $11,600/mo | $6.83 | $11,885/mo | $7.00 |
Operating Statement
| Income | Annual | Per Unit | % EGI |
|---|---|---|---|
| Gross Scheduled Rent | $139,200 | $46,400 | — |
| Less: Vacancy (3%) | ($4,176) | ($1,392) | — |
| Other Income (Laundry) | $720 | $240 | — |
| Effective Gross Income | $135,744 | $45,248 | 100.0% |
| Expenses | Annual | Per Unit | % EGI |
|---|---|---|---|
| Real Estate Taxes (1.21%) | $26,620 | $8,873 | 19.6% |
| Insurance | $4,000 | $1,333 | 2.9% |
| Utilities | $600 | $200 | 0.4% |
| Repairs & Maintenance | $3,000 | $1,000 | 2.2% |
| Landscaping | $720 | $240 | 0.5% |
| Pest Control | $1,080 | $360 | 0.8% |
| General & Admin | $450 | $150 | 0.3% |
| Operating Reserves | $600 | $200 | 0.4% |
| Management (5% of EGI) | $6,787 | $2,262 | 5.0% |
| Total Expenses | $43,857 | $14,619 | 32.3% |
| Net Operating Income | $91,887 | $30,629 | 67.7% |
Returns at $2,200,000
| Metric | Current | Market |
|---|---|---|
| Cap Rate | 4.18% | 4.32% |
| GRM | 15.80 | 15.43 |
| $/Unit | $733,333 | |
| $/SF | $1,296 | |
Financing Terms
| Term | Value |
|---|---|
| Purchase Price | $2,200,000 |
| Down Payment (36%) | $792,000 |
| Loan Amount (64% LTV) | $1,408,000 |
| Interest Rate | 6.25% |
| Amortization | 30 Years |
| Annual Debt Service | $104,024 |
Pricing Matrix
| Price | Cap Rate | $/Unit | $/SF | GRM |
|---|---|---|---|---|
| $2,400,000 | 3.73% | $800,000 | $1,413 | 17.24x |
| $2,350,000 | 3.83% | $783,333 | $1,384 | 16.88x |
| $2,300,000 | 3.94% | $766,667 | $1,355 | 16.52x |
| $2,250,000 | 4.06% | $750,000 | $1,325 | 16.16x |
| $2,200,000 | 4.18% | $733,333 | $1,296 | 15.80x |
| $2,150,000 | 4.30% | $716,667 | $1,266 | 15.45x |
| $2,100,000 | 4.43% | $700,000 | $1,237 | 15.09x |
| $2,050,000 | 4.57% | $683,333 | $1,207 | 14.73x |
| $2,000,000 | 4.72% | $666,667 | $1,178 | 14.37x |
Highlighted row represents the suggested list price. Cap rates are tax-adjusted (property taxes recalculated at 1.21% of each price point per Prop 13 reassessment).
Two critical thresholds define the pricing ceiling for Venice triplexes:
$1,300/SF ceiling: Only one Venice triplex has sold above $1,300/SF in the past 12 months (11 19th Ave at $1,300/SF, a walk-street property with ocean views). No non-oceanfront triplex has breached this level. The subject at $2,200,000 trades at $1,296/SF, just inside this ceiling.
4% cap rate floor: Below a 4% cap rate, the buyer pool narrows significantly as income-driven investors (1031 exchanges, portfolio buyers) drop out. The subject at $2,200,000 delivers a 4.18% cap rate, keeping these buyers engaged. At $2,300,000, the cap drops to 3.94%, below this threshold.
At the suggested list price of $2,200,000, the property offers a 4.18% current cap rate and 15.80x GRM with a stabilized income stream from a fully renovated triplex in Venice's Silver Triangle. At $733,333/unit and $1,296/SF, the pricing reflects the property's premium renovated condition and coastal location while remaining within the defensible range established by comparable sales. The 2.4% rental upside to market rents ($139,200 to $142,620 gross) confirms the property is leased at market, with minimal execution risk for the buyer.
The investment thesis centers on stable coastal income, Venice appreciation potential, and the documented legal nonconforming triplex status in an R1-1-O zone. The pricing is strategically positioned at the top of the non-oceanfront Venice triplex market, capturing the maximum value supported by the comp data while avoiding the stale $2.25M+ pricing band where active listings are averaging 70+ days on market.
Pricing Rationale
At the suggested list price of $2,200,000, the subject trades at $733,333/unit and $1,296/SF, with a 4.18% current cap rate and 15.80x GRM. This positions the property at the top of the non-oceanfront Venice triplex market, between the floor (2428 Ocean Ave at $647K/unit, $1,078/SF) and the ceiling (2318 Beach Ave at $917K/unit, $1,076/SF).
The closest per-unit comparable is 236 S 5th Ave ($728K/unit), a stabilized Spanish villa that validates the $733K/unit level. The $/SF of $1,296 approaches but does not breach the $1,300 hard ceiling, above which no non-oceanfront Venice triplex has traded in the past 12 months. The 4.18% cap rate remains above the critical 4% floor, keeping 1031 exchange buyers and income-driven investors in the buyer pool.
At $2,200,000, the property avoids the $2.25M+ pricing band where 6 active Venice triplexes are averaging 70+ DOM. This strategic positioning captures the maximum comp-supported value while maintaining competitive marketing dynamics.
Vacancy at 3% reflects Venice multifamily historical average. Management at 5% of EGI assumes third-party management; owner-operators may achieve higher returns. All three units currently leased at market rents. This analysis is not an appraisal; it is a broker opinion of value for listing purposes.
