We buy apartment buildings in Palms and Culver City
The Beverly Group buys Palms and Culver City apartment buildings direct from owners. West side multifamily, four units and up, closed on your date.
What is your building worth?
Get a no-obligation written offer, usually within one day.
A Cheviot Hills building, next door.
Our nearest acquisition to Palms is a small building in Cheviot Hills, bought for our own account. We have not closed inside Palms or Culver City yet, and we are not going to pretend otherwise. What we bring is Westside underwriting and the ability to close without a listing.
Dingbats, walk-ups and courtyards.
Two neighborhoods, two vintages.
Palms is about as dense as west side multifamily gets, built out hard from the fifties into the seventies — comfortably inside the 1978 RSO cutoff. Dingbats, walk-ups, tuck-under parking on nearly all of it. Culver City apartment stock runs older, with twenties and thirties fourplexes and courtyard buildings south of Washington and around downtown.
Two different rulebooks.
Palms is City of Los Angeles, so the Rent Stabilization Ordinance applies and the coverage cutoff is 1 October 1978. Culver City runs its own Rent Stabilization Ordinance under Municipal Code Chapter 15.09, where the cutoff is a certificate of occupancy on or before 1 February 1995 — seventeen years later, which sweeps in a whole generation of buildings that would be uncontrolled on the LA side of the line. The 2026 allowable increase is 3% in Palms and 3.25% in Culver City. Culver owners sometimes assume all this makes a building harder to sell. It does not, at least not to us.
Expo Line and the studios.
Expo stations at Palms and Culver City put this stock within reach of Santa Monica, downtown and the studio corridor without a car. Amazon, Apple, HBO and TikTok all took Culver space over the last few years, and that turns up in rents before it turns up in comps.
The city line here is worth six figures.
Palms was annexed to Los Angeles in 1915 and its southern edge is simply the Culver City municipal boundary. At Washington and Overland, three corners are Culver City and one is Palms. Two buildings a few blocks apart can sit under completely different rent control regimes and completely different transfer taxes — and the tax gap is not small.
Same price, two very different tax bills.
Take a hypothetical $6,000,000 apartment sale. In Culver City, Measure RE is graduated, so the higher rates apply only to the value above each threshold: the city transfer tax works out to roughly $119,250. In Palms, the LA base rate applies plus Measure ULA at 4% on the entire consideration, for roughly $267,000. That is about $148,000 of difference on an identical building, decided by which side of a street it sits on. Those are our calculations from the two published rate schedules, and any real transaction should be confirmed with escrow — but the order of magnitude is not in doubt, and it is the single most important thing to establish before you price a building near this line.
Sources: Culver City Municipal Code Sec. 3.08.400 (Measure RE); Los Angeles Office of Finance, Measure ULA FAQ. Illustrative calculation at a stated hypothetical value.
Graduated versus cliff — the structures are opposite.
Culver City taxes marginally: 0.45% to $1.5M, 1.5% to $3M, 3% to $10M, 4% above. Cross a threshold and only the excess is taxed at the higher rate. Los Angeles does the opposite. Once a sale reaches $5,400,000, ULA applies 4% to the whole consideration, and 5.5% from $10,900,000 — and ULA counts gross value including any loan the buyer assumes. In Culver City the tax curve is smooth. In Palms it has a step in it that can move a deal by hundreds of thousands of dollars over a single dollar of price.
Sources: Culver City Real Property Transfer Tax schedule; Los Angeles Office of Finance.
In Culver City, selling is not grounds for eviction.
Culver City states it plainly: selling a property is not grounds for eviction if a tenant has continuously and lawfully occupied the unit for twelve months or more. Tenancies run with the building. No-fault relocation is three times the greater of current rent or HUD small area fair market rent, plus $1,000 — halved for landlords with three or fewer units who obtain city certification. Any buyer underwriting a Culver City building on the assumption of delivered vacancy is underwriting something the ordinance does not permit.
Source: Culver City Municipal Code Secs. 15.09.320 and 15.09.325 (Tenant Protections Ordinance 2026-002, effective 11 February 2026).
Registration works differently on each side.
Los Angeles charges $38.75 per unit annually plus a $67.94 SCEP fee, due the last day of February, and under LAMC 151.05 an unregistered unit cannot lawfully collect rent at all. Culver City charges $177 per unit effective 1 July 2026, due 31 July with a grace period to 31 August, plus a $15 change-of-ownership fee, and adds a 20% penalty for each month past due up to 100%. Culver City also requires the registry to be updated on change of ownership. Two systems, two deadlines, two sets of consequences — on buildings that may be four blocks apart.
Sources: LAHD Billing Fee Schedule; Culver City Rent Stabilization & Tenant Protection Measures.
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
Send the address. Nothing is listed, nothing is marketed.
We underwrite
Palms and Culver underwrite differently because the rent rules differ. We model each on its own ordinance.
Written offer
A written offer showing the retrofit and turnover assumptions we used.
Escrow and close
Your escrow and title. We take the building from closing forward.
My Culver City building is rent controlled.
Most are, and the Culver City cutoff of 1 February 1995 catches far more stock than people expect. The city renamed the ordinance the Rent Stabilization Ordinance in January 2026. We underwrite in-place rents, price the Measure RE tier your value falls into, and take the tenancies as they are — which matters here, because selling is not itself a ground for eviction once a tenant has been in place a year.
It has tuck-under parking.
Standard in Palms — the dingbat stock built from the fifties into the seventies is almost defined by it. Retrofit gets priced into the offer, not raised after inspections.
What is a normal timeline here?
Most west side closings take three to six weeks after terms are agreed. The first thing we settle is which city the parcel is actually in, confirmed from the assessor record rather than the mailing address — ZIP 90232 straddles the line, and "Culver City adjacent" in a listing frequently means City of Los Angeles. Everything downstream, tax and rent control both, depends on that answer.
Do I pay you anything?
No. Beverly Group acquires as a principal buyer. If you are represented by a broker, that broker is compensated under your own agreement.
Can I just get a number?
Yes, and many owners do exactly that. No obligation and no follow-up campaign.
Find out what your building is worth.
Complimentary, and with no obligation to sell.