1188 W 28th, Los Angeles, California 90007, Los Angeles, 90007 - 0 bed, 0 bath
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Los Angeles, California 90007
Analysis of 1188 W 28th, Los Angeles, California 90007 is currently available with a list price of $2,450,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Los Angeles Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is moderate renovation needed.
Originally built in 1902, the property shows signs of partial updates including newer laminate flooring and modern bathroom vanities likely installed within the last 10-15 years. However, the presence of a portable space heater suggests a lack of modern central HVAC, and the bathroom tile and wall conditions show visible wear and aging. As a 'value-add' investment, the property is functional for student housing but remains dated and requires systematic updates to kitchens, baths, and mechanical systems.
Situated just two blocks from USC Village and within the DPS Safety Patrol Zone, the property offers unparalleled proximity and security for student tenants.
The oversized 8,712 sq. ft. lot and LARD1.5 zoning provide significant ADU potential, while current rents sit well below the projected market rate of $18,000/month.
Featuring eight private parking spaces, this asset provides a rare and highly sought-after amenity in a dense urban environment where parking is at a premium.
Originally constructed in 1902, the property may necessitate higher-than-average maintenance costs and potential upgrades to aging systems to remain competitive.
Managing a 13-bedroom student housing facility involves intensive operational oversight, including frequent lease turnovers and high-wear-and-tear considerations.
If you know USC, you know this is truly Best Location Ever!! Not only the Location, but also the Lot size almost 9000 s.f.!!! Soo rare to find! ADU possibility!! Buyer to verify!! This is Both Investors' and Students' dreaming location for Value-add USC off Campus Student Housing Investment Opportunity! Must check out this location!!! Only 2 blocks away North of USC village, mins walking to USC!!! Located in highly Desirable USC DPS Safety Patrol Zone. 100% Fully occupied by USC students with parental guarantees on leases, and all rooms pre-leased for the upcoming 2026-2027 school year with USC students already. Currently collecting gross rents of $12,500/month which is way not high enough at that location due to seller's limited time on managing. Highly demanding...easy access to all USC's landmarks, academic buildings, and entertainment options. Zoning LARD1.5, possibility building more units and/or ADU in the back huge yard! The property is approximately 3572 s.f., 8712 s.f. lot, 13 bed, 8 bath, living rooms, and on-site laundry room...This property has charming turn of the century details that you will adore. As a bonus, this Property offers about 8 PRIVATE PARKING SPACES which are the the students favorites. The asset represents a low-risk investment that is poised for continued growth and excellent operating fundamentals. The property should be collecting gross rents around $18K/month, then GRM should be around 9. Don't miss !
No exterior & parking available.
Grades K-5 • 0.4 mi
Grades K-5 • 0.5 mi
Grades K-5 • 0.6 mi
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 0.0 | 3.0 |
| Baths | 0.0 | 2.0 |
| Square foot | 3,572 | 1,672 |
| Lot Size | 8,712 | 6,067 |
| Price | $2.45M | $1.37M |
| Price per sq ft | $686 | $801 |
| Built year | 1902 | 1939 |
| HOA | $0 | $348 |
| Days on market | 23 | 56 |
Jun 29, 2026
$2,450,000
Initial Listing
Mar 31, 2022
$2,350,000
Public Record