Brentwood offers a compelling mix of prestige and practicality
Brentwood has long been associated with affluence, but for apartment building investors, it offers something equally important: opportunity. While Santa Monica commands premium pricing and comes with restrictive rent control, Brentwood provides a more accessible entry point into the Westside market with meaningful value-add potential.
Average pricing of $390,000 per unit and cap rates near 4.9% reflect a market that has not yet reached the pricing plateau of its coastal neighbor. This spread creates room for investors to generate returns through operational improvements and strategic renovations.
Location drives long-term value
Brentwood's proximity to major employment centers makes it a desirable place to live. The neighborhood sits just south of the 405 freeway, putting UCLA, the Getty Center, and the broader Century City employment hub within easy reach. Families are particularly drawn to the area because of the highly rated schools, the residential character of the neighborhood, and the relative quiet compared to more commercial parts of the Westside.
The demographic profile supports strong rental demand. UCLA employs thousands of faculty and staff who need housing close to campus. The Getty Center draws visitors year round, and the adjacent Getty Village has become a cultural anchor. Meanwhile, Century City continues to expand as a business district, with new office developments bringing more workers who need places to live.
Why rent control works in your favor here
Unlike Santa Monica, Brentwood falls under California's statewide AB 1482 rent cap rather than a local rent control board. This is a significant advantage for investors. Under AB 1482, annual rent increases are capped at 5% plus inflation, up to a maximum of 10%. This gives landlords more flexibility to keep pace with rising operating costs and to capture value from improvements.
The less restrictive regulatory environment means you can implement rent increases more aggressively after unit turnovers, which is where the real money gets made in value-add plays. When a tenant vacates a rent-controlled unit, you have the ability to reset the rent to market rate, subject to the AB 1482 cap. This decontrol mechanism is a powerful tool for driving NOI growth.
The aging inventory creates your upside
A significant portion of Brentwood's apartment stock dates from the 1960s and 1970s. These buildings were constructed during a period of robust multifamily development, and many have not seen meaningful upgrades in decades. For investors, this is exactly what you want to see.
Older properties often trade at a discount to their replacement cost, and they respond well to capital improvements. Unit renovations, updated kitchens and bathrooms, new flooring, and modern lighting can push rents significantly higher. Common area improvements, such as updated lobbies, refreshed landscaping, and enhanced security features, also contribute to premium positioning.
The average price per unit of $390,000 reflects this value-add potential. You are not paying for stabilized income; you are paying for the opportunity to create that income through smart investments.
Lot sizes and development potential
Brentwood properties tend to sit on larger lots than what you find in Santa Monica. This is a remnant of the neighborhood's suburban development pattern. Larger lots translate into more ground floor units, more parking, and in some cases, additional development potential.
While the entitlement process in Los Angeles can be challenging, properties with favorable zoning and larger lot coverage may qualify for additions or redevelopment under the city's Transit Oriented Communities guidelines. This optionality adds another layer of value to Brentwood investments, particularly near the Expo Line stations.
Occupancy and rental trends
Vacancy rates in Brentwood run approximately 4.2%, which is lower than the broader Los Angeles metro average. This reflects the neighborhood's desirability and the relatively limited new construction in the area. When units become available, they lease quickly, and landlords can command strong asking rents.
Average one-bedroom rents in Brentwood hover around $2,650 per month, with two-bedroom units commanding $3,400 or more. These rents support the $390,000 per unit pricing and the sub-5% cap rates you see in the market.
Who should consider Brentwood?
Brentwood is ideal for investors who want Westside exposure but find Santa Monica pricing too aggressive. The neighborhood offers a balance of prestige and accessibility that is hard to match. If you have a value-add strategy and are comfortable with moderate risk, Brentwood should be on your radar.
The combination of strong fundamentals, less restrictive rent control, aging inventory with renovation upside, and proximity to major employment centers makes Brentwood one of the more attractive submarkets on the Westside. Just be prepared to hold for the long term. The returns will come from appreciation and NOI growth, not from immediate cash flow.
