Multifamily Properties in Los Angeles & Orange County

Why 2–4 Unit Properties?

Thinking about investing in a duplex, triplex, or fourplex? Southern California’s 2–4 unit multifamily market continues to attract both new and seasoned investors.

These properties offer a strong balance of scalability, rental income, and financing flexibility. Many investors live in one unit while renting the others, often qualifying for favorable residential loan programs.

Below is a breakdown of current trends, rent data, and investment considerations across Los Angeles County and Orange County—before reviewing active listings.

Los Angeles County

Los Angeles County remains a top target for investors seeking higher yields and value-add opportunities. Strong tenant demand spans diverse neighborhoods, with vacancy rates below 5% in 2025.

Average rents for 2–4 unit properties range from $2,300–$2,450 per unit, while cap rates typically fall between 4.5% and 5.5%. In central locations, pricing averages $300,000–$380,000 per unit.

While rent control introduces complexity, investors benefit from rent upside, ADU opportunities, and dense, walkable urban environments that support long-term demand.

Orange County

Orange County is known for stability, high-quality tenants, and exceptional long-term appreciation. Demand for small multifamily properties remains strong in cities such as Anaheim, Costa Mesa, and Irvine.

Occupancy rates exceed 96%, with average rents near $2,900 per unit. Cap rates trend lower at 3.8%–4.2%, while pricing generally ranges from $200,000–$325,000+ per unit in premium neighborhoods.

Although initial cash flow may be lower, Orange County investors benefit from reduced risk, lower turnover, and strong appreciation over time.