11921 Goshen Ave is an 8-unit multifamily property located in Brentwood, north of Wilshire Blvd and within walking distance of San Vicente Blvd. The property sold for $3,800,000 after 9 qualified tours, multiple offers, and a 21-day all-cash close with no credits issued during escrow.
The sale reflected what still matters in a more selective market: clear positioning, realistic pricing, and a buyer who understood the difference between a renovated Westside asset and a building that still required heavy work.
The seller of 11921 Goshen Ave was a long-time client who had stayed in contact with the team over several years. By the time the decision was made to sell, the motivation was less about the property’s day-to-day performance and more about the broader ownership environment.
Local legislation had become more difficult to navigate, buyer underwriting had become more selective, and the seller was ready to exit and redeploy capital.
That context mattered. 11921 Goshen Ave was not a distressed building. It was a well-located, renovated Brentwood property with a strong physical profile. The challenge was making sure buyers understood the quality of the asset while still respecting where the market had moved.
11921 Goshen Ave is comprised of (2) 3-bedroom units, (2) 2-bedroom units, and (4) 1-bedroom units. All units were renovated and included in-unit laundry and central air, giving the property a level of finish that is less common among older Westside inventory.
The property also included 9 covered parking spaces, an updated laundry area, and a communal sundeck. North of Wilshire and approx. 0.6 miles from San Vicente Blvd, the location gave tenants access to one of Brentwood’s most established retail and dining corridors without sacrificing a quieter residential setting.
For buyers, the appeal was straightforward. Renovated units, practical amenities, covered parking, and a Brentwood location that continues to support steady tenant demand.
The main challenge was not the quality of the property. It was how buyers were comparing the numbers.
At approx. 12.25 GRM and a 5.4% CAP rate, 11921 Goshen Ave was being measured against other turnkey Westside assets trading closer to the low 11 to 12 GRM range. In a more cautious market, that created hesitation among buyers focused on near-term yield.
Rather than trying to force a different story, the strategy was to make the existing story clearer. The property did not need to be repositioned as something it was not. It needed qualified buyers to see the renovation quality, understand the location, and decide whether the income and pricing made sense for their own hold strategy.
The marketing process focused on targeted outreach and in-person tours. In total, 9 qualified buyers toured 11921 Goshen Ave.
Those tours mattered. Walking the property helped buyers understand the condition of the units, the simplicity of the operations, and the strength of the Brentwood location. It also reinforced the value of being north of Wilshire and close to San Vicente Blvd, where daily retail, restaurants, and neighborhood activity continue to support renter demand.
Following the tour process, the property generated multiple offers. The selected buyer was represented by an outside agent and proceeded all-cash with no contingencies.
The sale closed at $3,800,000, approx. 95% of the original list price, with no credits negotiated during escrow. Escrow closed in 21 days.
11921 Goshen Ave brought together the elements buyers still respond to in a selective market: renovated units, covered parking, practical amenities, and a north-of-Wilshire Brentwood location near San Vicente Blvd.
The result came from matching the asset with the right buyer rather than trying to manufacture broad demand. In this case, 9 qualified tours, multiple offers, an all-cash buyer, and a 21-day close produced a clean outcome for ownership in a market where buyers were underwriting carefully.
11921 Goshen Ave
21 Days
$3,800,000
If you’re evaluating options for your property, we’re available to talk through value, timing, and current buyer sentiment. The goal is clarity, not commitment.
