Compass Private Exclusive · Seller Presentation · May 2026

1155 S Tremaine Ave.

Three-unit income property · Los Angeles, CA 90019 · Prepared by Michael Abraham & Ania de Pourbaix · AMRE Real Estate Group at Compass

List Price

$2.495M

Recommended

Target Net

$2.2M

Seller objective

Monthly Income

$11,994

All 3 units occupied

Annual Income

$143,928

Current rent roll

Cap Rate

~4.04%

$100,750 NOI ÷ $2,495,000 · pro forma 5%+

Strategic Recommendation

List off-market — and ride the wave already in motion.

There is a moment opening up in 90019 / Mid-City, and 1155 S Tremaine is positioned to capture it. Our recommendation: launch through Compass Private Exclusive first — quietly, deliberately, and with momentum on our side.

Better Asset

Stronger location, same income.

Comparable triplexes within walking distance — 1361 S Tremaine, 1129 S Citrus, 4756 Edgewood — are listed in the $2.00M–$2.95M band on lot size, unit count, and architectural character. 1155 S Tremaine delivers $11,994/mo gross income from that same Longwood Highlands / Mid-Wilshire pocket, with the Metro D Line extension and the Miracle Mile institutional anchors as live tailwinds.

Built-in Buyer Pool

Inherit the demand around you.

The buyer pool actively touring 90019 multifamily right now transacts in the $2.0M–$2.95M band. There are seven active listings within walking distance of the subject in that exact range — including 1361 S Tremaine on the same street at $2.498M. Those buyers are price-anchored to the trophy-triplex peer group, not to lower-priced inventory. We are priced squarely with the comp set, with a stronger income story than most of them.

Quiet Launch Advantage

Test pricing without exposure.

Compass Private Exclusive lets us put 1155 S Tremaine in front of 34,000+ Compass agents and their qualified buyers — with no public MLS, no days-on-market clock, and no visible price history. We gather real feedback, build urgency, and only go public if and when it serves you.

The pitch — in one line

Your property delivers the same — or higher — monthly income as the active comp set within walking distance, at a price point those buyers are already evaluating on the same street. Listing off-market through Compass Private Exclusive lets us route that existing buyer momentum directly to your door, before the broader market ever sees the listing. We start quietly, validate pricing, and only escalate exposure on your terms.

Income & Rent Roll

The property by the numbers.

Current rents, upside opportunity, and what this property can generate for the right buyer.

Current Rent Roll

Unit	Monthly	Annual	Status
Unit 1	$6,200	$74,400	Occupied
Unit 2	$4,094	$49,128	Occupied
Unit 3	$1,700	$20,400	Below Market
Total	$11,994/mo	$143,928

Pro Forma · Upside Scenario

Unit	Market Rent	Monthly Gain	Trigger
Unit 1	$6,500+	+$300	Near market
Unit 2	$4,400+	+$306	At renewal
Unit 3	$2,800–$3,000	+$1,100–$1,300	On turnover
Pro Forma	$13,700+/mo	+$1,706+/mo

Unit 3 is the clearest value-add lever. An RSO-compliant turnover at market pushes annual income to ~$164,400+ and cap rate at ask to ~5.0%+.

$143,928

Gross Annual Income

~$100,750

Est. NOI ($143,928 × (1 − 0.30))

17.3×

Gross Rent Multiplier ($2,495,000 ÷ $143,928)

~4.04%

Cap Rate at Ask ($100,750 ÷ $2,495,000)

Pricing Analysis

How we landed on $2.495M.

A combination of income-based valuation, comparable sales, and the seller's $2.2M net target.

Honest context · the prior listing

1155 S Tremaine was listed publicly at $2,400,000 and didn't sell after 182 days. We don't think that means the price was wrong — we think it means the public market is the wrong channel right now.

Here's why: comparable triplexes priced at $2.5M+ are also struggling. The median time on market is 82 days, and two of them have already cut their price. So even well-priced trophy triplexes aren't getting rewarded on the MLS today.

Listing it publicly a second time would risk a third strike — another expired listing on the property's permanent record, visible to every future buyer. That's the outcome we're structuring this plan to avoid.

The plan: sell it off-market, quietly, to a curated pool of buyers — so the property gets a real price without another public failure attached to it.

Pricing Range Strategy · $2.395M – $2.495M

A flexible band, not a fixed flag.

Rather than anchoring to a single number, we recommend taking 1155 S Tremaine to market within a $2.395M–$2.495M band. Both ends of the band protect your $2.2M net objective. The range gives us room to read buyer feedback, calibrate to PPSF reality, and lean into the location premium when the right buyer surfaces — without ever signaling weakness through a public price drop.

Floor of band

$2,395,000

PPSF $620 · nets ~$2.24M at full ask · ~$45K cushion before $2.2M floor · closer to active comp ceiling ($594).

Midpoint

$2,445,000

PPSF $633 · nets ~$2.28M at full ask · balances PPSF normalization with location premium.

Ceiling of band

$2,495,000

PPSF $646 · nets ~$2.33M at full ask · tests the location premium · widest cushion above $2.2M.

Why a range works here

Tremaine is a preferred address within the 90019 trophy-triplex pocket — same street as 1361 S Tremaine ($2.498M active) and walking distance to the Miracle Mile institutional anchors. Location premium is real, and the right buyer (1031 exchange, owner-occupant prioritizing the block) will pay through the comp-set PPSF ceiling. A range lets us hold the high end for that buyer while still being honest with the broader market that the income-only math lives closer to the floor.

How we use it in practice

Within Compass Private Exclusive, we can quote the band verbally to qualified buyer agents, surface offers across the range, and convert the strongest one without ever publishing a price cut. If we see consistent feedback near the floor, we soft-land at $2.395M–$2.425M. If a 1031 buyer or owner-occupant emerges with conviction on the location, we hold $2.475M–$2.495M. Either path clears the $2.2M net objective.

Caveat · what the $2.2M net assumes. Net proceeds at every point in the band are calculated assuming both the AMRE listing commission (2.5%) and a buyer's-side commission (2.5%) are paid in full, plus ~$30K–$40K closing costs. If the buyer is unrepresented or the buyer-side commission is negotiated lower, the net rises. Conversely, any in-escrow repair credit, price concession, or extended-rate-lock buy-down comes off the net dollar-for-dollar. The band is sized to absorb normal negotiation friction; unusually aggressive concessions would require a fresh conversation.

Seller's Objective

$2,200,000

Target net proceeds

At $2.495M list with 2.5% AMRE commission ($62,375), a potential 2.5% buyer's agent commission ($62,375), and estimated closing costs (~$30K–$40K), the seller nets approximately $2.33M–$2.34M. The $2.2M target is still cleared with cushion to spare.

List price$2,495,000

AMRE commission (2.5%)−$62,375

Buyer's agent commission (2.5%, potential)−$62,375

Est. closing costs−$30,000–$40,000

Est. net proceeds~$2.33M–$2.34M

Income Approach

What the income supports

GRM valuation (GAI × 17–18)$2.45M–$2.59M

Cap rate 3.5% ($100,750 ÷ 0.035)$2.88M

Cap rate 4.0% ($100,750 ÷ 0.040)$2.52M

$/door (3 units) ($2,495,000 ÷ 3)$831,667/door

Pro forma cap (5%+) (post-Unit 3 turnover)Buyer upside story

The income supports a price range of $2.50M–$2.88M depending on cap rate expectations. $2.495M is positioned squarely in the middle — defensible and realistic.

Comparable Sales · 90019 / Mid-City

Active 90019 multifamily comps

1361 S Tremaine Ave (triplex)Active · $2.498M

1040 S Longwood Ave (10bd)Active · $2.549M

4756 Edgewood Pl (6bd)Active · $2.199M

1129 S Citrus Ave (10bd)Active · $2.595M

1337 S Hudson Ave (10bd)Active · $2.250M

942 S Mansfield Ave (8bd)Active · $2.490M

90019 trophy multifamily band$2.00M – $2.95M

1155 S Tremaine sits in the middle of the 90019 trophy-triplex peer group — same submarket, same architectural era, same buyer pool. Seven active comps within walking distance ask $2.00M–$2.95M, anchored by 1361 S Tremaine on the same street at $2.498M. $11,994/mo gross income matches or exceeds the income story most of these comps can support.

Active Market

The neighborhood right now.

Seven active triplex / multi-family listings in 90019 between $2.00M and $2.95M (median ~$2.55M, ~$484 PPSF). Median days on market: 82. Two listings have already cut price. The blue marker is your property; orange markers are active comps.

Active price band

$2.00M – $2.95M

Median ~$2.55M

PPSF band

$430 – $594

Subject ~$646 / SF

Median DOM

82 days

Range 39 – 172

Price cuts on market

2 of 7

−9% to −11%

Address	Status	Price	PPSF	Bldg SF	Lot SF	Beds	Year	DOM	Note
1155 S Tremaine Ave SUBJECT	Expired (prior)	$2,400,000	$621	3,862	6,490	7	—	182	Prior on-market run; new strategy proposed
1361 S Tremaine Ave	Active	$2,498,000 ▼ −$297K	$584	4,276	8,619	8	1930	82	Same street · Spanish trophy · price cut from $2.795M
1129 S Citrus Ave	Active	$2,595,000	$594	4,371	6,438	10	1931	39	Tightest active competition · highest PPSF
4756 Edgewood Pl	Active	$2,199,000	$473	4,650	9,826	6	1924	48	Value entry point · pulls some buyers down-market
1119 S Orange Dr	Private Excl.	$2,000,000	$536	3,734	5,686	4	1935	—	Off-market floor · proves the off-market channel works here
1040 S Longwood Ave	Active	$2,549,000 ▼ −$246K	$320	7,962	8,922	10	1926	100	Big building distorts PPSF · 100 DOM · price cut from $2.795M
1337 S Hudson Ave	Active	$2,890,000 ▼ −$60K	$484	5,974	7,402	10	2023	172	Newer build, longest DOM in set · ceiling of price band
942 S Mansfield Ave	Active	$2,950,000	$430	6,862	8,337	8	1928	83	Adjacent ZIP 90036 · top of band

What this set tells us

Buyers touring 1361 S Tremaine, 1129 S Citrus, and 4756 Edgewood are your buyer pool — and they're stalling: median 82 DOM, two price cuts already, no clean trade above $2.6M. Listing 1155 off-market at $2.495M lets us reach those agents directly with a fresh story before joining the discount cycle the active set is now in.

Sources: MLS active listings (90019 / 90036 multi-family, May 2026) plus one Private Exclusive comp.

Compass 3-Phase Marketing Strategy

Sell on your terms.
Not the market's.

The same playbook used by professional homebuilders and real estate developers — now available to every Compass seller.

PHASE 01

Private Exclusive

Your property is quietly marketed to Compass's nationwide network of 34,000+ top agents and their qualified buyers. No public MLS. No days on market accumulating. No public price drops. Test pricing, gather real feedback, and sometimes find a buyer willing to pay a premium for certainty and early access. All inquiries route directly to Michael & Ania — no lead diversion to third-party agents.

This is where we start for 1155 S Tremaine. Tenant-occupied status makes discretion the right call. In week one, we preview directly to the agents already touring 1361 S Tremaine, 1129 S Citrus, and 4756 Edgewood — the active buyer pool walking the same blocks today.

34,000+ Compass agents

PHASE 02

Compass Coming Soon

The listing moves to Compass.com — publicly visible to all agents and buyers on the internet, but still not on the MLS. No days-on-market clock running. No price drop history visible. You get the buzz and urgency of a full public launch without the downside risk. Engagement data flows back to us — how many agents viewed it, bookmarked it, shared it — letting us fine-tune pricing and presentation before the big launch.

60M+ buyers on Compass.com

PHASE 03

Full MLS Launch

Armed with feedback from Phases 1 & 2, we launch on the MLS and all major platforms — Zillow, Redfin, Realtor.com — with a market-tested price and pre-established demand. Your listing enters the public market with momentum. For 1155 S Tremaine, this phase is triggered if a unit becomes vacant or you decide to maximize exposure. The listing agreement amendment clause is already structured to make this seamless.

MLS + all portals

Compass Data

+2.9%

Higher closing prices vs. direct-to-MLS

Homes pre-marketed through Phases 1 & 2 before going on MLS achieved 2.9% higher closing prices on average nationally.

Compass Data

20% Faster

Time to accepted offer

Pre-marketed homes received accepted offers an average of 8 days sooner than those listed directly on the MLS — critical when buyer momentum matters.

Compass Data

30% Less

Likely to take a price cut

Sellers who pre-market are significantly less likely to drop their price — because they've already validated demand and pricing before going public.

Compass Concierge

Make updates. Pay nothing until closing.

Compass fronts the cost of pre-sale improvements — interest-free — so you can maximize your sale price without out-of-pocket expenses today.

How It Works

Zero-cost pre-sale improvements

Compass Concierge covers the upfront costs of improvements that help your home sell faster and for more. Fresh paint, deep clean, landscaping, minor repairs — Compass pays the vendors directly. You repay only when the home sells, with zero interest and zero fees. If the home doesn't sell, the debt is forgiven per program terms.

Interest rate0%

FeesNone

RepaymentAt close of escrow only

Out-of-pocket today$0

What Concierge Covers

Pre-sale improvements that move the needle

For an income property like 1155 S Tremaine, Compass Concierge can fund:

Unit 3 turn-ready refresh (priority lever) — funds the cosmetic refresh that lets Unit 3 deliver vacant at market rent ($2,800–$3,000/mo vs. current $1,700). This single move is what takes cap rate from ~4.04% to ~5.0%+ and unlocks the buyer upside story.
Fresh exterior and common area paint
Landscaping and curb appeal improvements
Deep cleaning and professional staging for photography
Minor plumbing or electrical touchups
Roof, gutters, or exterior repairs

Even small improvements — fresh exterior paint, cleaned common areas — can meaningfully improve first impressions for investor buyers touring the property. This is especially impactful for Compass Private Exclusive showings where the first impression is everything.

Buyer Profiles

We're not just listing.
We're targeting.

Three buyer archetypes for this property. Each one has a different reason to pay full price — or above it.

🏠

Owner-Occupant

Live in Unit 1. Let Units 2 & 3 pay the mortgage.

Owner's unitUnit 1 (market ~$6,500/mo)

Rental income from 2+3$5,794/mo

20% down ($2,495,000 × 20%)$499,000

Est. PITI (30yr @ ~7%)~$13,300/mo

Net monthly carry ($13,300 PITI − $5,794 rents)~$7,500/mo

Effectively paying ~$7,500/mo to live in a full income property with equity upside — less than what a comparable standalone unit rents for in this submarket.

📊

Income Investor

Pure cash-flow play. Hold and collect.

Gross income$143,928/yr

NOI (GAI × 0.70)~$100,750/yr

Cap rate today ($100,750 ÷ $2,495,000)~4.04%

Cap rate (pro forma)~5.0%+

Key upside leverUnit 3 on turnover

Unit 3 at $1,700/mo is the clear opportunity — market rent of $2,800–$3,000 adds ~$1,100/mo on turnover, improving cap rate to ~5.0%+ at the ask price.

🔁

1031 Exchange Buyer

Deferring capital gains. Under the clock.

Asset classMultifamily ✓

Like-kind eligibilityConfirmed ✓

ID window45 days from prior close

Price flexibilityAbove-ask likely

Cash probabilityHigh

1031 buyers on a 45-day ID deadline are often the strongest and fastest bidders. Compass Private Exclusive is specifically designed to surface this buyer type first — before the MLS brings in price-anchored retail buyers.

Your Team