4504 S Hoover Street, Los Angeles, CA 90037

• 6,342 sqft

Property Description

Rare 9-unit value-add opportunity on the southeast corner of Hoover and W 45th, minutes from USC, Exposition Park, and the 110. Three buildings on one corner lot: two 2-story Spanish-style fourplexes plus a detached rear home, in all 8 one-bedroom units and 1 two-bedroom, 100% occupied. Approximately $107,300 in documented capital improvements since 2022, including new cool roofs on both fourplex buildings (2026), two full unit renovations, upgraded kitchens and baths, flooring, paint, water heaters, and electrical and plumbing repairs throughout. Four units are Section 8 with reliable HACLA-paid rents. Significant rental upside: most one-bedrooms rent well below the current HACLA payment standard of $1,793. Strong current cash flow with a clear path to a 6%+ cap rate at market rents. Additional income potential from an on-site laundry room with owner-owned machines. Units separately metered for gas and electricity. A clean, well-documented asset with detailed financials and improvement history available. Seller will cooperate with buyer's 1031 exchange.

Listing Status:

Active

Date Added:

September 14, 2026

Data Last Updated:

September 23, 2026 at 1:06AM

Listing Office:

Eric Hecht :

Listing Agent:

Eric Hecht : 323-488-4469

MLS ID:

CL26986497

Interior

• Laundry: Common Area
• Flooring: Tile

Exterior

• Parking: OtherOn Street

Construction

• General: Stucco

Location

• County: Los Angeles

Lot

• Zoning: LAC25018030013

Utilities

• Water: Other