13838 Arthur, Paramount, CA 90723

• 10 beds |
• 7 baths

Property Description

A rare nine-unit offering in Paramount that combines a genuinely exceptional unit mix, turnkey renovated condition, and legitimate ADU upside all outside of local rent control. Eight (8) large three-bedroom / two-bath units at approximately 905 SF, plus one (1) one-bedroom / one-bath at 440 SF. Three-bedroom apartments are almost impossible to replicate in today's construction environment, and they drive family tenancy, longer average tenure, lower turnover cost, and rent premiums that one- and two-bedroom product simply cannot command. The property sits on a 17,524 SF lot with 7,800 SF of building area and is 100% occupied at close of escrow. The building has been fully renovated roofs, windows, and all major systems, along with unit interiors and appliances. A buyer steps into stabilized, day-one cash flow without the deferred-maintenance capital plan that typically accompanies 1962-vintage product. The property is subject only to statewide AB 1482 not a local rent-control ordinance preserving annual increases up to the statutory cap and full vacancy decontrol on turnover under Costa-Hawkins. Additional upside comes from the open parking areas which present a strong candidate ADU construction under SB 1211. Offered at $3,100,000 $344,444 per unit on $205,494 of in-place NOI, a 6.63% current cap rate going to 6.98% pro forma on turnover to market rents. Nearby 20252026 sales in the Bellflower/Paramount submarket traded at 4.64%5.75% caps and $314,063 per unit, making this an outsized in-place yield for renovated, family-sized product. Paramount is outside the City of

Listing Status:

Active

Date Added:

August 11, 2026

Data Last Updated:

October 9, 2026 at 7:11AM

Listing Office:

Property Works RE, Inc. : 310-722-0360

Listing Agent:

John Chelius : 310-722-0360

MLS ID:

PW26175840

Exterior

• Pool: N/K

Construction

• General: 1 Story

Location

• HOA Amenities: 0.0
• Originating MLS: California Regional MLS
• County: Los Angeles

Lot

• Zoning: Public Rec6242030021

Financial

• Source: California Regional MLS