Own a building here? Los Feliz multifamily broker — Michael Sterman’s closing record, comparables and process →
Los Feliz is a hillside neighborhood east of Hollywood, bordering Griffith Park. Notable for architecturally significant residential inventory, established professional-class demographics, and proximity to some of LA's most iconic public amenities.
Griffith Park closes the neighborhood off on the north, which is the single most important fact about its shape: it cannot grow in that direction and never will. The Los Feliz Neighborhood Council's Los Feliz Square district, which covers the flats where the apartment stock actually sits, runs from Los Feliz Boulevard on the north to Hollywood Boulevard on the south, Vermont Avenue on the east, and Normandie Avenue, Ambrose Avenue and Edgemont Street on the west. The hillside above Los Feliz Boulevard is a different market entirely — large single-family houses, almost no multifamily — so a comparable drawn from up there tells you nothing about a building down in the flats.
A City of Los Angeles neighborhood, not a separate city — LA City rules, LA City taxes, LA City enforcement, and Los Angeles rent stabilization on any building with a certificate of occupancy issued before 1 October 1978. The neighborhood barely existed at the turn of the last century: there were 23 properties in the whole of Los Feliz in 1900. Everything that trades here today was built after that, and most of the apartment stock well before the 1978 line.
About 40,000 residents in an economically mixed neighborhood that skews professional-class — writers, musicians, entertainment-industry workers, academics, longstanding Armenian-American community, and older long-term residents in the architecturally significant hillside homes.
Two quite different products trade under this one name, and the closings page shows both. There is small pre-war multifamily in the flats — six to eleven units, high per-door figures, private and exchange buyers — and there is larger postwar stock on the eastern edge toward Vermont, where unit counts run into the forties and the per-door figures fall by more than half. Neither is wrong and neither is a better comparable in the abstract. The question a valuation has to answer first is which of the two a building belongs to.
For what that looks like in practice: the 5 Los Feliz apartment buildings in our own closed record run from 6 to 48 units, with a median of 11. See every one of them →
Los Feliz is one of the few submarkets in this record where the architecture is a reason people move here rather than a detail. The flats carry 1920s and 1930s courtyard buildings, Spanish Colonial and Period Revival walk-ups, and the small-scale pre-war stock that has always rented at a premium to tenants who want a building with a face. Above them sits work by Frank Lloyd Wright and his circle. The Los Feliz Heights Historic District covers the period from 1920 to 1949 in Period Revival styles. For an owner the practical consequence is that condition and character carry unusual weight here: a well-kept pre-war courtyard building rents against its own scarcity, not against the postwar stock down the hill.
| Building | Year | Why it matters |
|---|---|---|
| Hollyhock House | 1919–1921 | Frank Lloyd Wright's first Los Angeles building, designed for the oil heiress Aline Barnsdall at 4800 Hollywood Boulevard, with Rudolph Schindler, Richard Neutra and Lloyd Wright as associated architects. Historic-Cultural Monument number 12 since 1 April 1963, and a UNESCO World Heritage Site since 2019. |
| Ennis House | 1924 | Frank Lloyd Wright's textile-block house on the hillside, and one of the most photographed private residences in the city. |
| Griffith Observatory | 1935 | Built on the land Griffith left to the city. It is the reason a large share of the neighborhood's visitor traffic exists at all. |
| John Marshall Senior High School | 1931 | Opened 26 January 1931 in Collegiate Gothic at 3939 Tracy Street, and a landmark in its own right. |
The Los Feliz Heights Historic District covers a 1920 to 1949 period of significance in Period Revival styles. Individual buildings also carry designation independently: Hollyhock House at 4800 Hollywood Boulevard, on the neighborhood's southern edge, is Los Angeles Historic-Cultural Monument number 12, designated on 1 April 1963, and has been a UNESCO World Heritage Site since 2019. Designation is parcel-specific and an owner is not always aware of it, so confirm any address against the city's own records before the diligence conversation rather than after it.
Home-based creative and professional work, with surrounding access to Hollywood, Burbank, Glendale, and Downtown employers. Vermont Avenue and Hillhurst Avenue are the commercial corridors.
Metro B Line (Red) at Vermont/Sunset station. Access to Hollywood and Downtown via Sunset and Hollywood Boulevards.
The Metro B Line — the subway — stops at Vermont/Sunset, underground beneath Vermont Avenue at Sunset Boulevard, on the boundary between Los Feliz, Silver Lake and Little Armenia. That station puts the eastern edge of this submarket a direct ride from Downtown and from Hollywood without a car, and it is a large part of why the larger postwar buildings toward Vermont hold occupancy. The western and hillside parts of the neighborhood are not walkable to rail and never will be.
LAUSD schools including Los Feliz Charter School for the Arts. Immaculate Heart High School is a private secondary school in the submarket.
LAUSD schools serving the area include John Marshall Senior High School at 3939 Tracy Street, Thomas Starr King Middle School, Franklin Avenue Elementary School and Los Feliz Elementary School.
Griffith Park (LA's largest municipal park), Griffith Observatory, Los Angeles Zoo, Greek Theatre, Hollyhock House (Frank Lloyd Wright, UNESCO World Heritage), Vista Theatre.
Griffith Park (LA's largest municipal park, partially within Los Feliz), the Griffith Observatory grounds, the Ferndell Nature Trail, Barnsdall Art Park (home of Hollyhock House), Marshall Canyon, the LA River bike path.
| Park | What is there |
|---|---|
| Griffith Park | Borders Los Feliz on the north. Hiking, the observatory, the zoo and the Greek Theatre all sit inside it, and proximity to its entrances is a genuine and durable rental amenity rather than a marketing line. |
| Barnsdall Art Park | At 4800 Hollywood Boulevard between Vermont Avenue and Edgemont Street, on the southern edge. Public art programming and the grounds of Hollyhock House. |
Hillhurst Avenue and Vermont Avenue are the two principal commercial strips, both hosting dense restaurant scenes with strong representation of independent establishments. The Greek Theatre and Vista Theatre concentrate live entertainment.
| Institution | Since | Detail |
|---|---|---|
| Griffith Park | 1919 | Griffith J. Griffith acquired 4,071 acres of the former Rancho Los Feliz in 1882, and on his death in 1919 left that acreage and $700,000 to the City of Los Angeles for the park's expansion. It forms the neighborhood's entire northern boundary and permanently caps how much housing can ever be built on that side — which is a supply constraint an owner benefits from and cannot be competed away. |
| Griffith Observatory | 1935 | Free to enter, and among the most visited attractions in Los Angeles. |
The ongoing programming at the Greek Theatre (summer concert series), Griffith Observatory events, Barnsdall Art Park's summer film screenings, and the Hollyhock House's interpretive programming.
Frank Lloyd Wright's Hollyhock House (a UNESCO World Heritage Site) sits within Los Feliz. The neighborhood's hillside streets include some of LA's most architecturally significant mid-century modernist residences.
Represented by the Los Feliz Neighborhood Council. Its Los Feliz Square district covers the flats where most of the apartment stock sits, bounded by Los Feliz Boulevard, Hollywood Boulevard, Vermont Avenue, and Normandie, Ambrose and Edgemont on the west.
Named for Jose Vicente Feliz, who received the Rancho Los Feliz grant in 1795. Residential development concentrated in the 1910s-1940s including significant Spanish Colonial and mid-century modernist work. The neighborhood has remained a cultural and architectural hub since.
| Year | What happened |
|---|---|
| 1830s | An adobe house is built by the heirs of Corporal José Vicente Feliz on what is now Crystal Springs Drive. It still stands, and is the oldest structure in the area by a wide margin. |
| 1882 | Griffith J. Griffith acquires 4,071 acres of the former Rancho Los Feliz, a Spanish land grant of 6,647 acres awarded to Feliz. |
| 1900 | There are 23 properties in the whole of Los Feliz. |
| 1919 | Griffith dies on 6 July, aged 67, leaving $700,000 and his Los Feliz acreage to the City of Los Angeles for the expansion of Griffith Park. Frank Lloyd Wright begins Hollyhock House for Aline Barnsdall the same year. |
| 1924 | Frank Lloyd Wright's Ennis House is built. |
| 1931 | John Marshall Senior High School opens on 26 January, in Collegiate Gothic. |
| 1935 | Griffith Observatory is completed on the land Griffith left the city. |
| 2019 | Hollyhock House is inscribed as a UNESCO World Heritage Site, as part of The 20th-Century Architecture of Frank Lloyd Wright. |
Every figure below is computed from the Sterman Multifamily Group’s own closed record in Los Feliz — not from a market report. Price per door falls as buildings get bigger, which is why this is banded by size rather than given as one number: comparing a six-unit building to a forty-unit building on price per unit compares two different products. Across all 5 closings the median is $225,000 per unit.
| Building size | Closings | Median per unit | Range per unit |
|---|---|---|---|
| 4–10 units | 2 | $345,000 | $275,000 – $415,000 |
| 11–25 units | 1 | $225,000 (one sale, not a median) | — |
| 26–50 units | 2 | $108,281 | $84,583 – $131,979 |
The largest closing in the Los Feliz record is 1230 N Berendo St at $6,335,000 (48 units); the smallest is 4442 Kingswell Ave at $1,650,000 (6 units). The record here runs from 2014 to 2025, and the busiest single year was 2025 with 2 closings.
How these figures are calculated, and what we do not claim →
These are Los Feliz buildings the group closed, and then closed again for the next owner. The change between the two prices is what that specific building did over that specific hold — not a market average, and not a claim about what any other building will do. A short hold and a long hold are different transactions, so the period is shown alongside the number.
| Building | Units | First close | Second close | Held | Change |
|---|---|---|---|---|---|
| 1230 N Berendo St | 48 | 2014-06 · $4,060,000 | 2016-06 · $6,335,000 | 2 years | +56% |
These are the 26 Los Angeles submarkets where the group has closed the most buildings, on our own record rather than a published index. The spread is the reason a citywide per-unit figure is close to useless for pricing a specific building.
| Submarket | Buildings | Units | Median per unit | Size range |
|---|---|---|---|---|
| Hollywood | 24 | 562 | $282,589 | 3–75 |
| Koreatown | 21 | 465 | $158,958 | 4–96 |
| West Hollywood | 21 | 206 | $354,286 | 2–22 |
| Sherman Oaks | 17 | 349 | $237,708 | 6–47 |
| Palms | 13 | 337 | $296,875 | 7–118 |
| Glendale | 12 | 224 | $258,854 | 5–92 |
| Van Nuys | 12 | 380 | $171,801 | 4–68 |
| North Hollywood | 11 | 191 | $271,429 | 5–46 |
| Santa Monica | 8 | 100 | $616,667 | 3–27 |
| Reseda | 8 | 506 | $156,639 | 10–138 |
| West Los Angeles | 6 | 62 | $575,000 | 7–16 |
| Hancock Park | 6 | 129 | $230,519 | 7–35 |
| Los Feliz | 5 | 123 | $225,000 | 6–48 |
| Panorama City | 5 | 178 | $135,849 | 22–53 |
| Fairfax | 5 | 31 | $425,000 | 3–13 |
| Burbank | 4 | 47 | $298,917 | 10–15 |
| Toluca Lake | 4 | 84 | $337,625 | 5–40 |
| Mid-City | 4 | 26 | $256,458 | 6–8 |
| Valley Village | 4 | 81 | $263,472 | 9–34 |
| Pacoima | 4 | 282 | $153,691 | 52–100 |
| Silverlake | 3 | 38 | $243,333 | 10–16 |
| Venice | 3 | 30 | $425,000 | 3–17 |
| Mar Vista | 3 | 21 | $354,167 | 5–10 |
| Studio City | 3 | 51 | $322,857 | 5–39 |
| Tarzana | 3 | 266 | $229,661 | 30–118 |
| Winnetka | 3 | 90 | $250,000 | 12–52 |
The place facts on this page — founding dates, acreages, opening years, boundaries — were checked against these sources on 2026-09-09. The closing figures are computed from the group’s own transaction archive. Where two sources disagreed on a number, the claim is stated only to the level both support.
Griffith Park closes the neighborhood off on the north, which is the single most important fact about its shape: it cannot grow in that direction and never will. The Los Feliz Neighborhood Council's Los Feliz Square district, which covers the flats where the apartment stock actually sits, runs from Los Feliz Boulevard on the north to Hollywood Boulevard on the south, Vermont Avenue on the east, and Normandie Avenue, Ambrose Avenue and Edgemont Street on the west. The hillside above Los Feliz Boulevard is a different market entirely — large single-family houses, almost no multifamily — so a comparable drawn from up there tells you nothing about a building down in the flats.
A City of Los Angeles neighborhood, not a separate city — LA City rules, LA City taxes, LA City enforcement, and Los Angeles rent stabilization on any building with a certificate of occupancy issued before 1 October 1978. The neighborhood barely existed at the turn of the last century: there were 23 properties in the whole of Los Feliz in 1900.
Los Feliz is one of the few submarkets in this record where the architecture is a reason people move here rather than a detail. The flats carry 1920s and 1930s courtyard buildings, Spanish Colonial and Period Revival walk-ups, and the small-scale pre-war stock that has always rented at a premium to tenants who want a building with a face. Above them sits work by Frank Lloyd Wright and his circle.
The Los Feliz Heights Historic District covers a 1920 to 1949 period of significance in Period Revival styles. Individual buildings also carry designation independently: Hollyhock House at 4800 Hollywood Boulevard, on the neighborhood's southern edge, is Los Angeles Historic-Cultural Monument number 12, designated on 1 April 1963, and has been a UNESCO World Heritage Site since 2019.
Across the 5 Los Feliz buildings in the Sterman Multifamily Group’s own closed record, the median is $225,000 per unit, on buildings ranging from 6 to 48 units. Price per door falls as buildings get larger, so the figure for a specific building depends on its size, vintage and in-place rents.
Los Feliz buildings often carry architectural distinction that shapes pricing more than size or unit count. The buyer pool for a Spanish Colonial courtyard in Los Feliz is different from the pool for a comparable-size generic LA apartment. Identifying which pool applies to a specific building is the work.
Michael Sterman will walk through comparables, buyer pool, and timing specific to your building — no obligation, no pitch.
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