Apartment buildings in 90046, Los Angeles

What the buildings in 90046 Los Angeles look like.

90046 Los Angeles leans toward larger buildings. 1,218 of the 2,035 parcels hold five units or more, which puts them in commercial lending and commercial pricing rather than the residential market.

The average parcel here holds 10.7 units. 52 parcels hold 50 units or more. The largest ones are listed further down this page, each with its own public record.

How old they are.

Half the apartment parcels in 90046 Los Angeles were built in 1940 or earlier. 1,896 of 2,035, about 93%, went up in 1978 or before.

Across the 255 ZIP codes on this site that share is 89%, so 90046 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 90046 Los Angeles.

961 of the 2,035 parcels in 90046 sit inside the City of Los Angeles by the city's zoning map. 853 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.

The other 1,074 parcels in this ZIP are outside the city or have no zoning record here, so the city ordinance does not reach them. Unincorporated county areas have their own rent stabilization rules.

12 parcels here have an open soft-story retrofit permit on file with the city. That means a permit was pulled and the work had not been signed off when the city's data was read. It is not a list of every building that got an order.

How long owners hold.

The median Prop 13 base year for apartment parcels in 90046 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.

646 parcels, 32%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in 90046 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, 165 apartment parcels in 90046 Los Angeles changed hands in 2022, 133 in 2023 and 120 in 2024.

That is 5.9% 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.