1217 S Holt Ave
Pico-Robertson / Beverly Hills Adjacent · 6 Units
Investment Narrative
1217 S Holt Ave offers Beverly Hills-adjacent positioning at $317K/unit — 5% below the CoStar comp avg of $335K (6 Pico-Robertson sales). 1111 Holt Ave (same street, $298K/u, 5.04% cap) validates pricing. 21% LTL with 1 vacant unit for immediate lease-up.
Pico-Robertson / BH Adjacent (90035)
Pico-Robertson is one of LA’s most established and tightly-held residential neighborhoods, sitting directly adjacent to Beverly Hills’ southern border. The submarket’s rental stock is predominantly vintage — pre-1978 RSO-covered buildings with long-tenured residents, which limits turnover and keeps vacancy structurally low. When units do turn, they reset to market at a significant premium to in-place rents. The Beverly Hills adjacency provides access to premium retail, dining, and services without the BH tax basis. La Cienega Park, Rancho Park, and the Beverlywood commercial corridor are all within walking distance. Holt Ave itself runs through the quiet residential core — a tenant-preferred location with limited street traffic.
Underwriting vs. Market Rents
1BR
4 comps · $2,495–$2,8502BR
2 comps · $2,350–$2,900Studio
0 comps · Limited dataRecent Comparable Sales
| Property | Units | Price | $/Unit | $/SF | Cap Rate | Date | Note |
|---|---|---|---|---|---|---|---|
| 1217 S Holt Ave | 6 | $1.9M | $317K | $434 | — | — | Subject Property |
| 6147 Alcott St | 6 | $1.5M | $243K | $267 | 6.17% | Dec 2025 | Age 99 · 5,466 SF · Pico-Rob |
| 8686 W Olympic Blvd | 8 | $1.9M | $244K | $314 | 5.99% | Aug 2025 | Age 100 · 6,218 SF · Pico-Rob |
| 1111 Holt Ave | 6 | $1.8M | $298K | $299 | 5.04% | Dec 2025 | Age 73 · 5,974 SF · Same street as subject |
| 1026 S Shenandoah St | 6 | $2.2M | $359K | $406 | 4.00% | Oct 2025 | Age 72 · 5,304 SF · Pico-Rob |
| 1036 S Wooster St | 5 | $2.1M | $420K | $343 | — | Dec 2025 | Age 61 · 6,114 SF · Pico-Rob |
| 919 S Sherbourne Dr | 5 | $2.2M | $448K | $390 | — | Nov 2025 | Age 68 · 5,744 SF · Pico-Rob |
Pricing Context
1111 Holt Ave = SAME STREET. 6u, $298K/u, 5.04% cap — best direct comp. 6-comp avg: $335K/unit. Subject at $317K = 5% below avg. Cap range: 4.00%–6.17%.
Currently Listed For Sale
| Property | Units | Ask $/Unit | Ask Price | SF | Built | Note |
|---|---|---|---|---|---|---|
| 1431 S Holt Ave | 7 | $350–450K est | — | 6,923 SF | 1962 | Same street! First time 20+ yrs; $213K GI; ADU potential |
| 858 S Shenandoah St | 12 | — | — | All 2BR/2BA · 1,600+ SF units | — | 24 subterranean parking; Lyon Stahl |
| 455 S Oakhurst Dr | 6 | $533K | $3,200,000 | 7,324 SF | 1954 | BH address premium. GRM 19. $437/SF. 25 days on market |
| 1421 S Shenandoah St | 6 | $333K | $1,995,000 | 5,894 SF | 1956 | 4.8% cap · GRM 12.95 · $339/SF · Avg rent $1,705 |
| 1017 S Shenandoah St | 6 | $333K | $1,995,000 | 5,056 SF | 1955 | 3.2% cap · GRM 14.97 · $395/SF · No rent data |
| 2011 S Shenandoah St | 6 | $414K | $2,485,000 | 5,104 SF | 1948 | 3.7% cap · GRM 16.19 · $487/SF · 171 days on market |
| 2901 Somerset Dr | 6 | $275K | $1,649,000 | 5,034 SF | 1929 | 7.0% cap · GRM 10.57 · $328/SF · 81 days on market |
Current Listings in the Area
| Address | Type | Rent | $/SF | Dist. | Features |
|---|---|---|---|---|---|
| 1221 S Holt Ave #1 | 1BR/1BA | $2,495 | — | 0.01 mi | Same streetVintage |
| 925 S Holt Ave #2 | 1BR/1BA | $2,650 | — | 0.1 mi | RenovatedStainless |
| 814 S Holt Ave #5 | 1BR/1BA | $2,600 | — | 0.1 mi | RenovatedGranite |
| La Cienega Park area | 1BR/1BA | $2,850 | — | 0.2 mi | BH adjacentUpgraded |
| 907 S Holt Ave #6 | 2BR/2BA | $2,350 | $2.35 | 0.1 mi | Same streetUnrenovated |
| Beverlywood / Pico-Rob | 2BR/2BA | $2,900 | — | 0.3 mi | RenovatedElevator |
Key Metrics
1217 S Holt Ave, Los Angeles, CA 90035
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