Tolbert and Associates

05/19/2026

Looking for apartment deals in L.A.? Keep an eye on Sherman Oaks, Leimert Park, Van Nuys, and Canoga Park.

We’re seeing opportunities in these neighborhoods where sellers are becoming more flexible and pricing is starting to make more sense for investors.

The market isn’t as easy as it was a year ago. But solid deals are still out there if you know where to look.

We’re tracking apartment opportunities every day and helping mom-and-pop investors find properties that can still produce strong returns.

Want to see the deals we’re finding? Send us a message.

05/03/2026

📉 It’s a buyer’s market...for income property.

Not everywhere. But in the right pockets, the shift is real.

Inventory is up. Properties are sitting longer. And in areas like Inglewood, Long Beach, and parts of Los Angeles, sellers are starting to negotiate.

What that means for you:

• More leverage on price and terms
• Opportunities where the numbers are starting to make sense
• A chance to move on a deal...if you’re prepared

But this isn’t a wait-and-see market. It’s a move-with-data market.

Bottom line: The window is opening for income property buyers, but only for those ready to act.

04/17/2026

🚨 Insurance is now a dealbreaker.

This is impacting investors right now—not later. Here's how:

• Hundreds of thousands of property owners have lost private coverage
• About 646,000 properties are now on the FAIR Plan, the state’s last-resort option
• New policies are being added, but nowhere near enough to meet demand

If you own rentals (especially in fire zones):

• You may not qualify for traditional coverage
• Replacement options are more expensive, more limited, and carry higher deductibles

Bottom line: Insurance can make or break your deal. Underwrite it just as carefully as the property.

04/10/2026

If you’re investing in the Los Angeles area, March’s numbers tell a clear story: the market is still moving, but not evenly. The opportunities are in knowing where to look.

Here’s what stood out over the last 30 days:

• CARSON: Median sale price came in at $800,000, with homes averaging 28 days on market. This is one of the more approachable entry points in L.A. County right now, with a relatively balanced pace for buyers to act.
• LONG BEACH: Median sale price is holding around $1.2 million, with 266 active listings. That level of inventory gives investors room to negotiate, especially for properties that have been sitting for a while.
• SANTA MONICA: Prices are back above $2 million, signaling continued strength in high-demand coastal markets. Premium locations are still commanding premium prices—no surprise there.

The takeaway? The deals are there—you just have to read the market right.

See the full market reports here 👉 https://thebrokerstolbertandassociates.com/market-report/Carson-Income-Properties/2315738/

03/13/2026

Investors keeping an eye on Los Angeles should be paying close attention to what’s happening across the region right now. The latest market reports show a few shifts that could create opportunities depending on your strategy.

Here are a few highlights from February:

• Carson: The median sale price dipped below $1 million, putting this market back on the radar for investors looking for relatively more accessible entry points in L.A. County.

• Sherman Oaks: The opposite story here. The median sale price has climbed above $2 million, reinforcing how strong demand remains in prime Valley neighborhoods.

• Days on Market: Homes are moving faster across several key markets. Median days on market dropped in Inglewood, Long Beach, Los Angeles, Santa Monica, and Sherman Oaks—a sign that well-priced properties are still attracting serious buyers.

• Inventory: There are now over 2,400 active listings just in Los Angeles alone, giving investors more options than we’ve seen in recent months.

The takeaway? Even with higher interest rates, strategic pockets of the L.A. market are still very active. Prices are adjusting in some areas, while demand remains strong in others—exactly the kind of mixed conditions where disciplined investors can find opportunity.

If you’re watching L.A. closely, now is the time to stay data-driven and move with intention.

See the data for yourself here 👉 https://thebrokerstolbertandassociates.com/market-report/Carson-Income-Properties/2315738/

02/27/2026

Buying in Los Angeles County? Study the trajectory, not just the price.

A duplex in Leimert Park, a condo in Santa Monica, or a single-family near Inglewood’s SoFi Stadium district all tell different stories.

Before you write an offer, ask:
• What’s being built nearby?
• Are zoning changes coming?
• Who’s moving in?
• How fast are homes really selling?

In L.A., a few blocks can change your upside. Strategy beats hype every time.

Thinking about buying? Let’s map the move before you make it.

02/13/2026

If you’re a mom-and-pop investor thinking about buying rental property in Los Angeles, stricter rent control laws must be on your due-diligence checklist. 📋

Here’s what’s changing and what it actually means for your returns:

🏙️ Los Angeles has tightened its rent stabilization rules — For most apartments built before 1978, annual rent increases are now capped between 1% and 4% depending on inflation, down from a broader range in prior years. This affects roughly three-quarters of the city’s multifamily units.

📉 Statewide rent caps under California’s Tenant Protection Act (AB 1482) still apply to many properties not covered by the rent stabilization rules, limiting annual rent hikes to 5% + CPI (capped at 10%) and requiring “just cause” for evictions.

🏠 Single-family homes and condos may be exempt from the rent stabilization rules, but AB 1482 rules can hurt your profits if you haven’t properly filed exemption notices—especially if the property is owned through an LLC or corporate entity.

💡 Why this matters for you:
• Lower rent increases can crush your projected cash flow if you’re banking on steep annual hikes
• Older buildings often fall under the strictest rules (keep that in mind before bidding)
• Compliance missteps (like missing exemption notices) can accidentally subject your property to stricter caps

👉 Before you buy your next L.A. rental, run the rent-control status and exemption options with your attorney or book a consultation with us. It could save your investment strategy.

02/06/2026

The latest L.A. area market update is a reminder that this market still rewards people who actually pay attention.

In Santa Monica, the median sale price has reset in a big way—now around $1.2 million, down from over $2 million last year. That’s not a crash; it’s a recalibration.

Meanwhile, Carson is telling a completely different story. Median prices are back above $1 million, after hovering closer to $500K last year. That kind of swing signals renewed confidence and demand, especially for well-located, well-maintained properties.

Zooming out across Los Angeles, there are still 2,000+ active income property listings on the market. Translation: Deals are out there, but they’re not falling into anyone’s lap. Sellers are negotiating, buyers are selective, and patience and strategy are winning.

If you want help spotting where the deals are right now (and where they're not), let’s talk.

02/03/2026

The L.A. apartment market isn’t as easy as it was a year ago...and that’s exactly why smart investors are paying attention.

Interest rates are higher, sellers are more realistic, and deals don’t just fall into your lap anymore. But here’s the good news: good apartment deals in Los Angeles still exist.

We’re seeing small and mid-size apartment buildings selling at better prices than last year, with cap rates closer to 7–8% in solid neighborhoods. That means you don’t have to leave California to find a deal that actually makes sense.

If you want to see the apartment deals we’re finding—or want help putting together a strong offer—send us a message.

01/13/2026

BIG NEWS in real estate: President Trump just announced a plan to ban big institutional investors from buying single-family homes.

The idea is to ease competition for buyers. But it also raises questions about how this could affect small, mom-and-pop investors, who actually own a large share of single-family rentals.

Curious how people see this playing out. Could this help with affordability? Or create new challenges for everyday investors? What do you think?

The president says the move could improve housing affordability. Here’s what the data show about investor ownership, recent buying trends and what it could mean for homebuyers.

12/13/2025

November’s market update tells a clear story if you know how to read it. 📊🏡

In Carson, the median sale price is still holding below $1 million—and homes are moving in under 60 days. That combination matters. It signals real demand, not just discounted pricing. Buyers are acting, and well-positioned properties aren’t sitting.

Over in Sherman Oaks, we’re seeing the opposite pressure point: the median sale price increased, reinforcing that well-located, desirable neighborhoods are continuing to command stronger values—even in a more selective market.

Translation? This isn’t a one-size-fits-all moment in L.A. real estate. Some markets are offering strategic entry points, while others are rewarding long-term positioning. The edge goes to investors and buyers who understand where the momentum is—and why.

If you want help spotting which side of that equation makes sense for your goals, let’s connect.