Own a building here? Mid-City multifamily broker — Michael Sterman’s closing record, comparables and process →
Mid-City refers to several LA City sub-neighborhoods between Koreatown and Culver City, including West Adams, Pico-Robertson, Miracle Mile, and Fairfax. Collectively covers substantial pre-1978 multifamily inventory with strong transit access.
Bounded by Pico Boulevard on the north, Crenshaw Boulevard on the east, the Santa Monica Freeway on the south, Washington and National Boulevards on the southwest, Robertson Boulevard on the west, and Cadillac Avenue and La Cienega Boulevard on the northwest, across 3.47 square miles. The city has installed neighborhood signs at five intersections to mark it, which is worth knowing because Mid-City is routinely absorbed into whatever neighboring name a listing prefers.
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 whose certificate of occupancy predates 1 October 1978. It is dense and overwhelmingly tenanted: the 2000 census recorded 52,197 residents at 15,051 per square mile, an estimate for 2008 put it at 55,016, the median age is 31, and the median household income was $43,711 in 2008. The figure that matters most to an owner is this one — 68.9% of housing units here are renter-occupied. This is a renter's neighborhood by a wide margin, not an ownership neighborhood with rentals in it.
Diverse demographic spanning the various Mid-City sub-neighborhoods — Orthodox Jewish community in Fairfax/Beverly Grove, long-established African-American community in West Adams, Ethiopian-American community in Little Ethiopia, and newer gentrification-era residents across the submarkets.
Small buildings — the properties in this record run at six to eight units — in a neighborhood where more than two-thirds of households rent. That combination is the reason this submarket trades: a buyer is acquiring a stabilized rent roll in a dense, central location at a per-door figure well below the Westside pages of this site, without going out to the Valley for it. Buyers are private and exchange-driven; the check sizes are too small for institutional programs.
For what that looks like in practice: the 4 Mid-City apartment buildings in our own closed record run from 6 to 8 units, with a median of 6. See every one of them →
The stock was laid down along streetcar lines, and it still reads that way: small pre-war and early post-war apartment buildings on the residential blocks, commercial frontage along Pico and Washington where the rails ran. Most of it comfortably predates 1 October 1978, so Los Angeles rent stabilization covers the great majority of the multifamily inventory. The Rocha House at 2400 Shenandoah Street, Los Angeles Historic-Cultural Monument number 13, is a reminder that designation here reaches back to the very beginning of the city's monument list.
| Building | Year | Why it matters |
|---|---|---|
| Rocha House | At 2400 Shenandoah Street. Los Angeles Historic-Cultural Monument number 13, among the earliest designations the city made. | |
| Beth Chayim Chadashim | At 6090 West Pico Boulevard, recognized as the world's first lesbian and gay synagogue. | |
| Nate Holden Performing Arts Center | At 4718 West Washington Boulevard, home to the Ebony Repertory Theater Company. | |
| The Mint | 1937 | Music club at 6010 West Pico Boulevard, operating since 1937. |
| Del Mar Theater | At 5036 West Pico Boulevard, its neon facade restored in 2003. |
No Historic Preservation Overlay Zone covers the neighborhood as a whole, but individual designation reaches back a long way here: the Rocha House at 2400 Shenandoah Street is Historic-Cultural Monument number 13, one of the earliest on the city's list. 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.
Mixed professional services, retail along Pico, Wilshire, Fairfax, and La Brea. The Miracle Mile office corridor. Proximity to CBS Television City and The Grove.
Metro E Line (Expo) along Jefferson/Pico. Metro D Line (Purple) extension along Wilshire. Major bus corridors throughout.
Today the neighborhood is served by buses, including Santa Monica's Big Blue Bus at Pico and Rimpau, on the site of the old Vineyard Junction. A northern extension of the Metro K Line has been proposed that would put a rail station at Pico and San Vicente, on that same junction site — but that alignment is currently unfunded, and an owner should treat it accordingly. An unfunded proposal is not a delivery date, and it does not belong in a valuation.
LAUSD. Multiple public and private options.
LAUSD schools serving the area include Alexander Hamilton High School at 2955 Robertson Boulevard, Los Angeles High School at 4650 West Olympic Boulevard, and the Los Angeles Center for Enriched Studies at 5931 West 18th Street. Elementary schools include Alta Loma, Cienega, Crescent Heights Boulevard, Marvin Avenue, Saturn Street, Shenandoah Street and Virginia Road.
La Brea Tar Pits, Los Angeles County Museum of Art (LACMA), Academy Museum, CBS Television City, The Grove, Farmers Market.
La Brea Tar Pits and Hancock Park, Pan Pacific Park, Poinsettia Recreation Center, the Wilshire Boulevard cultural institutions corridor (LACMA, Academy Museum, La Brea Tar Pits).
| Park | What is there |
|---|---|
| Vineyard Recreation Center | At 2942 Vineyard Avenue, on the site of the neighborhood's old streetcar junction. |
| Eleanor Green Roberts Aquatic Center | At 4526 West Pico Boulevard. |
| Gladys Jean Wesson Park | At 2508 West Boulevard. |
| Mascot Park | At 4665 Pickford Street. |
| Washington Irving Pocket Park | At 4103 West Washington Boulevard. |
Little Ethiopia along Fairfax (south of Wilshire). The Fairfax-CBS-Grove dining complex. The Beverly Boulevard restaurant corridor. The Pico-Robertson Kosher-food cluster. West Adams's emerging restaurant scene along Jefferson and Adams.
| Institution | Since | Detail |
|---|---|---|
| Ray Charles Post Office Station | 2005 | At 4960 West Washington Boulevard, renamed in 2005 for the musician. |
Academy Museum and LACMA programming year-round. Little Ethiopia Festival. The Grove's seasonal events.
The La Brea Tar Pits' fossil discoveries have made Mid-City a globally significant paleontological site. LACMA (Los Angeles County Museum of Art) is the largest art museum in the western United States.
Developed primarily in the 1910s-1940s. The Miracle Mile (Wilshire between La Brea and Fairfax) was planned as LA's alternative commercial core to Downtown in the 1920s.
| Year | What happened |
|---|---|
| 1913 | Vineyard Junction, where Pacific Electric Red Car lines converged, is the site of a serious streetcar collision on 13 July. The accident leads Pacific Electric to order steel cars in place of wooden ones. |
| 1963 | The electric railways that shaped the neighborhood — the Rimpau Loop terminus of the Los Angeles Railway and Vineyard Junction — cease operating. The commercial pattern they created along Pico and Washington remains. |
| 2003 | The neon facade of the Del Mar Theater at 5036 West Pico Boulevard is restored. |
| 2005 | The post office station at 4960 West Washington Boulevard is renamed for Ray Charles. |
Every figure below is computed from the Sterman Multifamily Group’s own closed record in Mid-City — 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 4 closings the median is $256,458 per unit.
| Building size | Closings | Median per unit | Range per unit |
|---|---|---|---|
| 4–10 units | 4 | $256,458 | $183,333 – $297,500 |
The largest closing in the Mid-City record is 1111 S Holt Ave at $1,785,000 (6 units); the smallest is 1655 Carmona Ave at $1,100,000 (6 units). The record here runs from 2024 to 2026, and the busiest single year was 2026 with 2 closings.
How these figures are calculated, and what we do not claim →
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.
Bounded by Pico Boulevard on the north, Crenshaw Boulevard on the east, the Santa Monica Freeway on the south, Washington and National Boulevards on the southwest, Robertson Boulevard on the west, and Cadillac Avenue and La Cienega Boulevard on the northwest, across 3.47 square miles. The city has installed neighborhood signs at five intersections to mark it, which is worth knowing because Mid-City is routinely absorbed into whatever neighboring name a listing prefers.
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 whose certificate of occupancy predates 1 October 1978. It is dense and overwhelmingly tenanted: the 2000 census recorded 52,197 residents at 15,051 per square mile, an estimate for 2008 put it at 55,016, the median age is 31, and the median household income was $43,711 in 2008.
The stock was laid down along streetcar lines, and it still reads that way: small pre-war and early post-war apartment buildings on the residential blocks, commercial frontage along Pico and Washington where the rails ran. Most of it comfortably predates 1 October 1978, so Los Angeles rent stabilization covers the great majority of the multifamily inventory. The Rocha House at 2400 Shenandoah Street, Los Angeles Historic-Cultural Monument number 13, is a reminder that designation here reaches back to the very beginning of the city's monument list.
No Historic Preservation Overlay Zone covers the neighborhood as a whole, but individual designation reaches back a long way here: the Rocha House at 2400 Shenandoah Street is Historic-Cultural Monument number 13, one of the earliest on the city's list. 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.
Across the 4 Mid-City buildings in the Sterman Multifamily Group’s own closed record, the median is $256,458 per unit, on buildings ranging from 6 to 8 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.
Mid-City's defining variable is transit proximity — the Expo Line, the Purple Line Extension, and major bus corridors. A building's walking distance from a specific station is a specific pricing input, not a cosmetic factor.
Michael Sterman will walk through comparables, buyer pool, and timing specific to your building — no obligation, no pitch.
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