Los Angeles Multi-Family Duplex ADU Tours

2 UNITS | 1 BEDROOM | 1 BATH

Key Features:

Two ADUs above 4-car garage

• Built on Los Angeles multi-family property with 4 existing units

• Garage conversion preserved all parking

• Higher ARV + increased cash flow

Shared features

• White oak cabinetry with black hardware

• Perla leather quartz with 2” reveal (island + vanity)

• Brass finishes + undermount sink

• Washer/dryer enclosed in cabinetry

• French doors for natural light and indoor/outdoor flow

• Mini-split A/C in bedroom and living room

Unit One

• 8 ft island with 9 white oak drawers

• Matte black picket tile backsplash with black grout

• 36” fridge + 24” dishwasher

• One bedroom with walk-in closet + built-ins

• Additional storage closet

• Full bathroom with frameless shower glass

• Bedroom opens to Juliet balcony

Unit Two (40 sq ft smaller)

• Kitchen placed at diagonal to meet setback requirements

• No island, but same premium finishes

• 36” vanity in white oak with Perla leather quartz top

• Blue floor-to-ceiling shower tile with frameless glass

• Rainfall + handheld showerhead combo

• Step detail in same material as vanity + island

• 120 sq ft bedroom with 2 closets (including walk-in)

Custom storage + access

• Custom steel + ironwork staircase

• 2 enclosed storage rooms adjacent to garage

• Dutch door entry

• Drywalled with outlets for usability

This Los Angeles property started with four existing rental units and a large garage. The owners wanted to add more living space without losing the parking their tenants relied on. The question was: should they build ADUs on the ground floor or go above the garage?

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Building on the second floor comes with a higher price tag, but in this case, it was the smarter investment. The property sits on a busy street, so placing the ADUs upstairs created quieter, more desirable living spaces that could command higher rents. Plus, keeping the garage intact preserved valuable parking spots. This is a huge perk in traffic heavy Los Angeles.

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In the end, the owners opted for two ADUs above the garage. The choice added construction costs upfront but maximized both the property’s long-term value and immediate cash flow.

The ADU Details

Both ADUs were designed with nearly identical layouts and finishes, creating a cohesive look across the property while also saving money. Each unit features one bedroom and one bathroom, with thoughtful touches to make the most of every square foot.

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The kitchens are a major highlight. Both include Perla leather quartz countertops with a 2-inch reveal, white oak cabinetry with sleek black hardware, and matte black picket tile backsplashes with matching grout.

Brass finishes, undermount sinks, and modern appliances, like a 24-inch dishwasher and a 36-inch fridge, round out the design. In one unit, we added an 8-foot island with nine spacious drawers, perfect for cooking, storage, and entertaining.

Bedrooms were designed for comfort and storage, with French doors for natural light, walk-in closets with built-ins, and additional closet space. Bathrooms feature white oak vanities topped with Perla leather quartz, frameless glass showers, and striking tile selections that go all the way to the ceiling. Each unit also has in-unit laundry and efficient mini-splits for heating and cooling.

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The biggest difference between the two units comes down to a unique site challenge. On one side of the property, building a straight kitchen wall would have encroached into the neighbor’s setback. Our solution? We rotated the kitchen on a diagonal. This design tweak not only solved the compliance issue but also added architectural interest and shows how creative problem-solving can unlock tricky properties.

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Financial Breakdown: Why Build Above the Garage?

From the start, one of the biggest decisions on this project was whether to place the ADUs on the ground floor or build them above the garage. Building on the second floor added about $150,000 to the construction costs, but for this property, it was absolutely the right move.

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Here’s why: parking in Los Angeles is gold. By keeping the garage intact, the owner preserved four valuable parking spaces in addition to two parking spaces on either side of the garage. With the six parking spaces priced at roughly $200-$300 per space, this translates to an additional $300,000 in income over time. If the garage had been converted into living space, that ongoing cash flow would have been lost.

On top of that, building above the garage made the ADUs more desirable. The units sit above street level, making them quieter, brighter, and more private than a ground-floor build. That means higher rents and better long-term tenants. Both of which directly impact the property’s ARV (after repair value).

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In short, while the second-floor build was more expensive upfront, it preserved valuable parking, increased rental income potential, and boosted the property’s overall value. It’s a textbook example of how smart planning pays off in the long run.

READY TO BUILD YOUR OWN ADU?

This project is a great example of how creative design and smart planning can transform a property. By building two ADUs above the garage, the owners preserved valuable parking, solved tricky setback challenges, and created high-quality rental units that will generate strong cash flow for years to come. Every detail was designed to maximize both livability and long-term value.

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If you’re considering an ADU or remodeling project, the choices can feel overwhelming, but you don’t have to figure it out alone.

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You can book a call with me or learn about my upcoming ADU Masterclass where I teach you how build with confidence.