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Apartment buildings in 91040, 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 91040 in Los Angeles has 189 parcels with two or more units, 1,281 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1947 or earlier, and 169, or 89%, in 1978 or earlier. By build year and the city line, 169 are likely under the Los Angeles Rent Stabilization Ordinance. 53 parcels, 28%, have not been reassessed on a sale since 1995 or earlier, and 19 last changed hands in 2024.

Parcels with 2 or more units
189
Units in those parcels
1,281
Median year built
1947
Built in 1978 or earlier
169
Likely under LA rent control
169
Median Prop 13 base year
2006
Base year 1995 or earlier
53
Last transfer in 2024
19

What the buildings in 91040 Los Angeles look like.

Most of the apartment stock in 91040 Los Angeles is small. 152 of the 189 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 6.8 units. 3 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 units15280%
Five to nine units137%
10 to 19 units95%
20 to 49 units126%
50 units or more32%

How old they are.

Half the apartment parcels in 91040 Los Angeles were built in 1947 or earlier. 169 of 189, about 89%, went up in 1978 or before.

Across the 255 ZIP codes on this site that share is 89%, so 91040 Los Angeles has about the same share of older buildings as 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 91040 Los Angeles.

189 of the 189 parcels in 91040 sit inside the City of Los Angeles by the city's zoning map. 169 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 91040 Los Angeles is 2006. 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.

53 parcels, 28%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in 91040 Los Angeles have held about as long as 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, 12 apartment parcels in 91040 Los Angeles changed hands in 2022, 14 in 2023 and 19 in 2024.

That is 10.1% of the parcels here, against 7.3% across all 255 ZIP codes, so buildings here turned over more 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
202212
202314
202419

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

The largest apartment buildings in 91040 Los Angeles.

  1. 8640 Hillrose St, Los Angeles 91040160 units, built 1962
  2. 8155 Foothill Blvd, Los Angeles 9104082 units, built 1984
  3. 8567 Foothill Blvd, Los Angeles 9104071 units, built 1988
  4. 10529 Floralita Ave, Los Angeles 9104049 units, built 1965
  5. 8541 Foothill Blvd, Los Angeles 9104049 units, built 1988
  6. 8614 Foothill Blvd, Bldg B, Los Angeles 9104048 units, built 1983
  7. 7926 Foothill Blvd, Los Angeles 9104041 units, built 1987
  8. 10523 Floralita Ave, Los Angeles 9104039 units, built 1986
  9. 8608 Foothill Blvd, Bldg A, Los Angeles 9104038 units, built 1983
  10. 10402 Scoville Ave, Los Angeles 9104033 units, built 1989
  11. 8625 Fenwick St, Los Angeles 9104029 units, built 1964
  12. 10441 Mcvine Ave, Los Angeles 9104024 units, built 1991

See every apartment building in 91040 Los Angeles with units, square footage, year built and assessed value for each one.

Questions owners ask about 91040 Los Angeles.

How many apartment buildings are in 91040 Los Angeles?

The 2025 Los Angeles County assessor roll lists 189 parcels with two or more units in ZIP code 91040 in Los Angeles, with 1,281 units between them. 152 hold two to four units and 37 hold five or more.

How old are the apartment buildings in 91040 Los Angeles?

The median build year is 1947. 169 of the 189 parcels, about 89%, were built in 1978 or earlier.

Are apartments in 91040 Los Angeles under rent control?

189 of the 189 parcels in 91040 sit inside the City of Los Angeles by the city's zoning map. 169 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 91040 Los Angeles?

12 parcels show a last recorded transfer in 2022, 14 in 2023 and 19 in 2024. A building that sold twice counts once, in its later year.

How long do owners hold apartment buildings in 91040 Los Angeles?

The median Prop 13 base year is 2006, and 53 parcels, 28%, 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 91040 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 91040?

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 91040, Los Angeles," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/91040. 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.