We buy apartment buildings in Highland Park
The Beverly Group buys Highland Park apartment buildings and northeast LA multifamily direct. Four units and up, bought in current condition and held.
What is your building worth?
Get a no-obligation written offer, usually within one day.
Eight units in Glassell Park.
We have not yet bought in Highland Park itself. We do own an eight-unit building a few minutes away in Glassell Park, acquired as principal — the same Northeast LA housing stock, the same era of construction, the same permit and rent-stabilization questions. We would rather tell you that than imply a track record on this street that we do not have.
Small buildings, old bones.
Fourplexes and Craftsman conversions.
Highland Park multifamily is mostly small. Fourplexes, six and eight unit buildings, some larger product along Figueroa and York. Craftsman conversions are common and so is work nobody pulled a permit for. Because the stock is old, nearly all of it was first built on or before 1 October 1978, which puts it squarely inside the Los Angeles Rent Stabilization Ordinance. The Gold Line changed this market faster than the stock could keep up.
RSO covers most of it.
City of Los Angeles, pre-1978, so the RSO applies to most Highland Park apartment buildings that sell. Unpermitted work is a live issue on a lot of them and it is something we handle rather than something that kills a deal.
It moved fast and it is still moving.
York and Figueroa look nothing like 2010. If your last Highland Park valuation is more than a couple of years old it is probably wrong, and which direction depends on the block — and, increasingly, on whether the parcel sits inside the Highland Park–Garvanza historic overlay, which covers roughly 4,000 structures and does not follow neighborhood lines.
Highland Park is not just "LA rent control."
Two rules govern almost every trade up here, and one of them is specific to this neighborhood. Neither shows up on a listing sheet.
The historic overlay is the Highland Park variable.
The Highland Park–Garvanza Historic Preservation Overlay Zone was adopted in 1994 and expanded to include Garvanza in 2010. It covers around 4,000 structures and more than fifty designated Historic-Cultural Monuments. Inside it, all exterior work — alterations, additions, new construction, even landscaping — goes through additional planning review, and multifamily is not exempt. That single fact reshapes what a value-add buyer can do, and it is the most common reason a Highland Park offer comes in below a comparable Eagle Rock or Glassell Park number. The boundary does not cover all of Highland Park, so it is worth confirming your parcel before you assume either way.
Source: Los Angeles City Planning, Highland Park–Garvanza HPOZ; Ordinances 169776 and 181326.
The RSO increase formula changed in February 2026.
The allowable annual increase is 3% from 1 July 2026 through 30 June 2027. What changed on 2 February 2026 was the formula behind it: increases are now set at 90% of average CPI within a 1% to 4% band, replacing the old 100% of CPI within a 3% to 8% band. The separate percentage adders for landlord-paid gas and electric were eliminated outright on the same date, as was the additional 10% for an added dependent. If your pro forma still carries a utility adder, it is carrying a line item that no longer exists.
Source: LA Housing Department, Renter Protections; LA Renter Protections Notice, updated 1 July 2026.
An unregistered unit cannot collect rent at all.
This is the sharpest rule in the LA ordinance and the one sellers most often underestimate. Under LAMC 151.05 a landlord may not demand or accept rent for a unit without a valid registration statement — not merely a bar on raising rent, a bar on collecting it. Registration runs $38.75 per unit annually plus a $67.94 SCEP fee, due the last day of February, and it is complete only when every unit rent and tenancy detail has been reported. Tenants can raise unpaid fees as a defense against eviction. A buyer has 45 days from close to re-register in its own name, and the registered rents become the buyer's legal ceiling — which is exactly why we read the registry before we price.
Source: LAMC Sec. 151.05; LAHD Rent Registry and Billing Fee Schedule.
Measure ULA is a cliff, and it counts your loan.
Los Angeles taxes transfers at 4% above $5,400,000 and 5.5% at $10,900,000 and up, for closings after 30 June 2026 — thresholds that adjust annually for inflation. Two details do real damage if missed. The rate applies to the entire consideration once a threshold is crossed, not to the excess. And ULA is calculated on gross value including any lien or encumbrance remaining at sale, so a buyer assuming your loan increases the taxable base even though no cash changes hands for it. Most Highland Park buildings sell below the first threshold. The ones that do not need the number modelled before terms are agreed, not after.
Source: Los Angeles Office of Finance, Measure ULA FAQ.
Our criteria, stated plainly.
If your property fits, you will hear from us within one business day. If it does not, we will tell you that just as quickly rather than sitting on it.
Four steps, start to close.
You reach out
The address is enough. Nothing is shopped around.
We underwrite
Highland Park underwriting turns on permit history as much as rents, so we check both early.
Written offer
A written offer that prices the unpermitted work rather than deferring it to inspections.
Escrow and close
Your escrow and title. We take on the permit cleanup after closing.
There is unpermitted work.
Very common up here, and doubly so on Craftsman conversions. Tell us early. If the parcel is inside the Highland Park–Garvanza overlay, unpermitted exterior work is a planning question as well as a building-department one, which is precisely the sort of thing we would rather price now than discover in escrow.
It is a fourplex.
That works. Four units is our minimum.
Am I on the hook if I ask for a valuation?
No. Northeast LA owners often want a number for a trust or a family conversation, and many of these buildings have been in one family since long before the 1978 RSO cutoff. There is no obligation.
Does a commission come out of my proceeds?
Not from us. We buy for our own portfolio.
How long from first call to closing?
Three to six weeks for most deals once terms are settled, and we can extend for tax reasons. The one item that can add time is the rent registry: if registration has lapsed, that gets cleared before closing rather than left for the buyer to inherit.
Find out what your building is worth.
Complimentary, and with no obligation to sell.