The market didn’t stall. It got more selective. ????
The market didn’t stall. It got more selective. ????
Hey, Ben here.
The start of the year always brings a shift.
Not in headlines, but in behavior.
People pause. Deals get more deliberate. You start seeing what actually carried over from last year and what didn’t.
Around the neighborhood, change doesn’t announce itself. It shows up in who’s listing, who’s waiting, and which projects quietly keep moving.
That’s what this edition is about. Less noise. More signal.
Let’s get into it.
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Neighborhood Happenings: Plans worth penciling in
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What’s Going Up: Small-lot housing inches north on Hyperion
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How’s The Market?: A look at the numbers
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On the Table: Italian American cooking that fits the block
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Ben’s Picks: Three different ways to make a move
NEIGHBORHOOD HAPPENINGS
Plans Worth Penciling In
Early-year plans around Los Feliz, Silver Lake, Echo Park, and Atwater Village get simpler.
I notice people choosing fewer things but more intentionally. Walks that slow the day down, gatherings that feel familiar, and the occasional reason to drive a little farther than usual.
These three fit that vibe in different ways.
The SoCal Etsy Guild brings together local makers and creatives from across Southern California, creating a space to connect, share resources, and support independent artists.
Whether you’re a buyer, seller, or just love discovering handmade work, it’s a great way to plug into the region’s creative community.
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???? 300 East Colorado Boulevard, Pasadena, CA
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????️ January 24th
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????️ More Info
Monterey Park Lunar New Year Festival
Monterey Park’s Lunar New Year celebration has been drawing crowds for years, and for good reason. Garvey Avenue shuts down, families arrive early, and food becomes the main attraction.
It is busy, loud (in the best way), and worth the short drive if you want a reminder of how deeply rooted these traditions are in greater Los Angeles.
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???? Garvey Avenue, Monterey Park
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????️ January 31st – February 1st
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????️ More Info
Los Angeles A Cappella Festival
This one sits a little farther out, but it pulls in a creative crowd from across the city.
A weekend of performances, workshops, and showcases keeps things focused on craft rather than scale.
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???? Hermosa Beach Community Theatre, 710 Pier Ave
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????️ February 13th – February 15th
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????️ Tickets
If you come across an event, market, or show that feels genuinely worth checking out, send it my way. I love seeing what people are actually making time for.
WHAT'S GOING UP
Small-Lot Housing Inches North on Hyperion
A quiet stretch of Hyperion Avenue in Silver Lake is next in line for change.
Plans have been filed to build four small-lot homes at 1132 N. Hyperion Ave, just north of Sunset, on a long-vacant 10,400-square-foot parcel.
The proposal would subdivide the lot into four individual homes, each about 35 feet tall, arranged in a row with shared driveways at street level.
No architectural renderings yet, but the layout follows a familiar small-lot playbook we’ve been seeing more of around Silver Lake.
What makes this one worth watching is context: a similar project has already been filed a short walk south of Sunset, and both sit about half a mile from the mixed-use project now under construction at 3313 Sunset Blvd.
On their own, these are modest developments. Together, they signal a slow but steady push toward higher-density ownership options along this corridor.
No cranes yet, just paperwork, but this is how change tends to start here: quietly, one filing at a time.
HOW'S THE MARKET?
A Look At The Numbers
Before we get into the numbers, one important backdrop worth flagging.
As of December 31, Los Angeles County remains under an active emergency declaration, which has been extended due to the December winter storm.
That means countywide anti–price–gouging rules are still in effect, capping rent increases at 10% for all rental housing types (including single-family homes and ADUs) until the declaration is lifted.
Between storms, wildfires, and other emergency extensions, the county has effectively been in a continuous state of emergency for most of the past year.
For landlords and investors, that’s adding friction. For renters, it’s temporarily limiting rent spikes. And for the market overall, it’s another reason decision-making has slowed and underwriting has gotten more conservative.
Let’s look at how that’s playing out on the ground:
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Average Price: $3.3M
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Price per Sq Ft: $955
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Active Listings: 95
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Avg Days on Market: 188
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Average Price: $2.4M
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Price per Sq Ft: $804
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Active Listings: 73
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Avg Days on Market: 149
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Average Price: $1.4M
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Price per Sq Ft: $742
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Active Listings: 103
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Avg Days on Market: 130
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Average Price: $901K
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Price per Sq Ft: $866
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Active Listings: 64
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Avg Days on Market: 180
What stands out isn’t a drop in values; it’s the time it’s taking to get deals across the line.
Buyers are slowing down and paying closer attention. Inspections matter again. Sellers who focus on preparation and realistic pricing are the ones seeing momentum.
For buyers, patience is finally valuable.
For sellers, discipline shows up quickly in the results.
For owners, values aren’t racing ahead. They’re holding steady, quietly.
If you want to see how this looks on your block, send over your cross streets and I’ll take a closer look.
ON THE TABLE
Italian American cooking that fits the block
Little Dom’s sits right on Hillhurst and works because it knows exactly what it is. It’s an all-day neighborhood spot that handles breakfast, lunch, and dinner without trying to reinvent itself. Mornings are relaxed, afternoons are easy, and once the oven’s on, it turns into a reliable dinner place for locals who don’t feel like overthinking it.
The room has just enough character to feel established, and the crowd is mostly people from the neighborhood (with the occasional first-timer who quickly figures out why it stays busy).
The menu leans Italian-American and keeps it straightforward. Breakfast is generous without being heavy, and dinner is where it really shines: solid pastas, thin-crust pizza, and dishes that don’t need explaining.
What to try:
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Ricotta and blueberry pancakes with real maple syrup
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Spaghetti and meatballs
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Smoked salmon pizza with stracciatella, capers, and dill
???? 2128 Hillhurst Ave, Los Angeles, CA 90027
???? Dinner nightly, reservations recommended
???? View the menu | Reserve a table
BEN'S PICKS
Three different ways to make a move
Some listings answer a cash flow question. Some answer a lifestyle one. Occasionally, one answers both.
These three land in different lanes, which is exactly why they belong together.
For Sale:
????Highland Park | Branch Duplexes
Both are legit cash-flow plays.
248 Income: ~$9,600/mo
252 Income: ~$7,600/mo
Two side-by-side duplexes, both updated, both fully rented, both sitting in one of the Eastside’s strongest rental corridors.
???? Cypress Park | 2659 Thorpe (Two Homes on One Lot)
Still available, and honestly, one of the smarter buys on the Eastside right now.
With today’s construction costs, you cannot buy land and rebuild to this level for anywhere near the list price. Two units, modern updates, and a setup that works for end-users or investors.
If one of these feels close to something you already own or something you have been waiting for, reply to this email and I’ll walk through how it compares at a street level.
For Rent:
???? Silver Lake | 2756 Locksley Ave (Studio ADU)
A quiet, detached studio tucked just off Rowena, walking distance to the reservoir and the Hyperion corridor. Hardwood floors, subtle Spanish details, no shared walls, plus private outdoor space, off-street parking, laundry, and an EV charger. Simple, livable, and rare in this pocket.
Looking for more options…
Here are three notable local listings that should be on your radar:
???? 2329 N Edgemont Street, Los Angeles, CA 90027
5 Bed | 3 Bath | 2,949 Sq Ft
Edgemont sits in one of those quieter Los Feliz pockets that buyers tend to hold onto once they’re in. This one is about structure and land more than finishes. Original Spanish bones, a generous lot, and a detached space above the garage that opens up real flexibility.
???? 2638 Lake View Terrace E, Los Angeles, CA 90039
4 Bed | 5 Bath | 4,492 Sq Ft
This is Silver Lake at its most considered. A Barbara Bestor renovation that prioritizes light, materials, and restraint, with views that feel earned rather than staged. Everything here is intentional, from the layout to the sustainability features, and it shows. This one makes sense for buyers who value design integrity and long-term livability over trend-driven updates.
???? 1611 Angelus Avenue, Los Angeles, CA 90026
4 Bed | 5 Bath | 2,462 Sq Ft
Angelus Avenue continues to deliver homes that feel connected to Silver Lake’s core, and this one strikes a good balance.
Original Spanish character is still present, while the kitchen, outdoor spaces, and ADU bring practical flexibility into the mix. It works just as well as a primary residence or a home that needs to accommodate guests, work, or creative space without feeling overbuilt.
DID YOU KNOW?
The path to Olympic tickets in Los Angeles just opened, and it starts with a lottery, not a checkout page.
LA28 opened its official ticket draw registration, which is the required step to even get a time slot when tickets go on sale next spring.
Registering doesn’t cost anything, but it does put you in line for future ticket drops. And locals get an added perk, with an LA-area presale window planned for April 2026.
If the Games are even a maybe for you, this is one of those moves worth doing early.
???? That’s a wrap on this month’s edition.
Thanks for making room for these notes each month.
I don’t take that lightly.
I keep learning from how these neighborhoods move. Sometimes fast, more often quietly, usually somewhere in between. Carrying that awareness into 2026 feels right.
If you notice a small change on your block, a project taking shape, or something that made you pause for a second look, send it my way. Seeing the city through your lens always adds context.
Here’s to starting the year steady.
Talk soon.
— Ben
???? Browse current listings
???? Follow along on Instagram
???? Learn more about me
BEN NICOLAS
Licensed Real Estate Broker/Realtor
Working in Los Angeles, California
(310) 874-1278
CA BRE Lic # 01458128
bnicolas@ietrealestate.com
Copyright (C) 2026 IET Realestate. All rights reserved.
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