S.LOWENSTEIN
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Apartment buildings in 90021, Los Angeles

By Shaya Lowenstein, Senior Associate at Lyon Stahl Investment Real Estate, CA DRE #01942326. From the 2025 LA County assessor roll, transfers through January 17, 2025.

THE SHORT VERSION

ZIP code 90021 in Los Angeles has 29 parcels with two or more units, 497 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1908 or earlier, and 28, or 97%, in 1978 or earlier. By build year and the city line, 28 are likely under the Los Angeles Rent Stabilization Ordinance. 10 parcels, 34%, have not been reassessed on a sale since 1995 or earlier, and 1 last changed hands in 2024.

Parcels with 2 or more units
29
Units in those parcels
497
Median year built
1908
Built in 1978 or earlier
28
Likely under LA rent control
28
Median Prop 13 base year
2004
Base year 1995 or earlier
10
Last transfer in 2024
1

What the buildings in 90021 Los Angeles look like.

Most of the apartment stock in 90021 Los Angeles is small. 16 of the 29 parcels hold two to four units, the duplexes, triplexes and fourplexes that are often bought by owner users and first-time investors.

The average parcel here holds 17.1 units. 5 parcels hold 50 units or more. The largest ones are listed further down this page, each with its own public record.

APARTMENT PARCELS BY SIZE
SizeParcelsShare
Two to four units1655%
Five to nine units310%
10 to 19 units27%
20 to 49 units310%
50 units or more517%

How old they are.

Half the apartment parcels in 90021 Los Angeles were built in 1908 or earlier. 28 of 29, about 97%, went up in 1978 or before.

Across the 255 ZIP codes on this site that share is 89%, so 90021 Los Angeles has a larger share of older buildings than the average. Older buildings tend to carry the questions a buyer will ask about, like plumbing, electrical, the roof and whether the building needs a seismic retrofit.

Rent control in 90021 Los Angeles.

29 of the 29 parcels in 90021 sit inside the City of Los Angeles by the city's zoning map. 28 of those were built in 1978 or earlier, and those are the buildings most likely to fall under the Los Angeles Rent Stabilization Ordinance.

That figure is worked out from the build year and the city line. It is not the Housing Department's own list, so check a single building on the LAHD lookup before you rely on it. Buildings in the city that the ordinance does not cover are often still under the state cap in AB 1482.

How long owners hold.

The median Prop 13 base year for apartment parcels in 90021 Los Angeles is 2004. A base year resets when a building sells, so an old one usually means the same owner or the same family has held it a long time.

10 parcels, 34%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in 90021 Los Angeles have held longer than the average.

Long-held buildings often pay property tax on a value set decades ago. When they sell, the new owner is taxed on the price, which is part of why rents and expenses on these buildings need a close look before anyone sets a price.

How often buildings sell.

By last recorded transfer, 1 apartment parcels in 90021 Los Angeles changed hands in 2022, 1 in 2023 and 1 in 2024.

That is 3.4% of the parcels here, against 7.3% across all 255 ZIP codes, so buildings here turned over less often than the average.

A building that sold twice in those years shows up once, in its later year, and a transfer is not always a sale at market. A move into a trust or between family members is recorded too.

Inside the City of Los Angeles the Measure ULA transfer tax has applied to sales over about $5 million since April 2023. My study of how it changed sales is linked below.

PARCELS BY YEAR OF LAST RECORDED TRANSFER
YearParcels
20221
20231
20241

LA apartment sales over $5 million fell by half after Measure ULA

The largest apartment buildings in 90021 Los Angeles.

  1. 660 Stanford Ave, Los Angeles 9002182 units, built 2021
  2. 1250 Long Beach Ave, Los Angeles 9002174 units, built 1906
  3. 905 E 6th St, Los Angeles 9002160 units, built 1913
  4. 691 S Mill St, Los Angeles 9002157 units, built 1921
  5. 722 E Washington Blvd, Los Angeles 9002155 units, built 1930
  6. 825 Crocker St, Los Angeles 9002133 units, built 1908
  7. 652 Mateo St, Los Angeles 9002121 units, built 1922
  8. 1131 E Washington Blvd, Los Angeles 9002120 units, built 1910
  9. 750 Crocker St, Los Angeles 9002118 units, built 1916
  10. 1291 E 6th St, Los Angeles 9002110 units, built 1923
  11. 745 Stanford Ave, Los Angeles 900219 units, built 1921
  12. 1006 E 18th St, Los Angeles 900215 units, built 1895

See every apartment building in 90021 Los Angeles with units, square footage, year built and assessed value for each one.

Questions owners ask about 90021 Los Angeles.

How many apartment buildings are in 90021 Los Angeles?

The 2025 Los Angeles County assessor roll lists 29 parcels with two or more units in ZIP code 90021 in Los Angeles, with 497 units between them. 16 hold two to four units and 13 hold five or more.

How old are the apartment buildings in 90021 Los Angeles?

The median build year is 1908. 28 of the 29 parcels, about 97%, were built in 1978 or earlier.

Are apartments in 90021 Los Angeles under rent control?

29 of the 29 parcels in 90021 sit inside the City of Los Angeles by the city's zoning map. 28 of those were built in 1978 or earlier, and those are the buildings most likely to fall under the Los Angeles Rent Stabilization Ordinance. That figure is worked out from the build year and the city line. It is not the Housing Department's own list, so check a single building on the LAHD lookup before you rely on it. Buildings in the city that the ordinance does not cover are often still under the state cap in AB 1482.

How often do apartment buildings sell in 90021 Los Angeles?

1 parcels show a last recorded transfer in 2022, 1 in 2023 and 1 in 2024. A building that sold twice counts once, in its later year.

How long do owners hold apartment buildings in 90021 Los Angeles?

The median Prop 13 base year is 2004, and 10 parcels, 34%, have a base year of 1995 or earlier. That usually means the same owner or family for 30 years or more.

What is my apartment building in 90021 Los Angeles worth?

It depends on the rents, the expenses, the condition and which rent rules apply, so a number from a website is a guess. Send me the address and I will give you a value based on recent sales nearby and what your building actually earns. There is no charge.

/// OWN A BUILDING IN 90021?

Type your address. You get the county record for it right here, and I will send you a value based on recent sales nearby if you want one.

Thinking about selling? Read how I sell apartment buildings in Los Angeles or ask for a free valuation.

/// NEARBY ZIP CODES

Where these numbers come from.

  • Every count is from the 2025 Los Angeles County assessor roll and counts parcels the assessor lists with two or more units. A parcel can hold more than one building.
  • The sale years are the most recent recorded transfer on each parcel, through January 17, 2025. A transfer into a trust or between family members is recorded the same way as a sale.
  • The base year is the year Prop 13 last set the parcel's land value, which happens when it changes hands. Values set before 1975 show as 1975.
  • Rent control and soft-story figures cover the City of Los Angeles only and come from the city's zoning map and permit data. Rent control is worked out from the build year, not taken from the Housing Department's list.
  • The numbers were taken from the roll on October 27, 2026. Download every area as a CSV file.

/// HOW TO CITE THIS

Shaya Lowenstein, "Apartment buildings in 90021, Los Angeles," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/90021. Figures from the 2025 Los Angeles County assessor roll.

Shaya Lowenstein, CA DRE #01942326, Lyon Stahl Investment Real Estate. Public record figures, offered as research and not as an appraisal of any one building.