Apartment buildings in 91791, West Covina
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.
ZIP code 91791 in West Covina has 58 parcels with two or more units, 2,539 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1961 or earlier, and 47, or 81%, in 1978 or earlier. 16 parcels, 28%, have not been reassessed on a sale since 1995 or earlier, and 0 last changed hands in 2024.
- Parcels with 2 or more units
- 58
- Units in those parcels
- 2,539
- Median year built
- 1961
- Built in 1978 or earlier
- 47
- Median Prop 13 base year
- 2003
- Base year 1995 or earlier
- 16
- Last transfer in 2024
- 0
What the buildings in 91791 West Covina look like.
91791 West Covina leans toward larger buildings. 42 of the 58 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 43.8 units. 19 parcels hold 50 units or more. The largest ones are listed further down this page, each with its own public record.
| Size | Parcels | Share |
|---|---|---|
| Two to four units | 16 | 28% |
| Five to nine units | 2 | 3% |
| 10 to 19 units | 10 | 17% |
| 20 to 49 units | 11 | 19% |
| 50 units or more | 19 | 33% |
How old they are.
Half the apartment parcels in 91791 West Covina were built in 1961 or earlier. 47 of 58, about 81%, went up in 1978 or before.
Across the 255 ZIP codes on this site that share is 89%, so 91791 West Covina has a smaller 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 91791 West Covina.
The City of Los Angeles rent ordinance does not cover 91791 West Covina. 47 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at.
Where a city has no rent rule of its own, the state cap in AB 1482 covers most buildings more than 15 years old. Check with West Covina before you underwrite a rent roll, because local rules change.
How long owners hold.
The median Prop 13 base year for apartment parcels in 91791 West Covina is 2003. 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.
16 parcels, 28%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in 91791 West Covina 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, 5 apartment parcels in 91791 West Covina changed hands in 2022, 5 in 2023 and 0 in 2024.
No apartment parcel here shows a 2024 transfer on the roll.
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.
| Year | Parcels |
|---|---|
| 2022 | 5 |
| 2023 | 5 |
| 2024 | 0 |
The largest apartment buildings in 91791 West Covina.
- 111 S Barranca St, West Covina 91791300 units, built 1971
- 200 N Grand Ave, West Covina 91791209 units, built 1972
- 1950 E Badillo St, West Covina 91791188 units, built 2000
- 1800 E Aroma Dr, West Covina 91791134 units, built 1979
- 1350 E San Bernardino Rd, West Covina 91791120 units, built 1998
- 600 S Fernwood St, West Covina 91791118 units, built 1970
- 1801 E Cortez St, West Covina 9179186 units, built 1991
- 1842 E Workman Ave, West Covina 9179186 units, built 2004
- 217 S Barranca St, West Covina 9179185 units, built 1966
- 1935 E Garvey Ave N, West Covina 9179183 units, built 1962
- 1945 E Garvey Ave N, West Covina 9179182 units, built 1966
- 721 N Azusa Ave, West Covina 9179182 units, built 1980
See every apartment building in 91791 West Covina with units, square footage, year built and assessed value for each one.
Questions owners ask about 91791 West Covina.
How many apartment buildings are in 91791 West Covina?
The 2025 Los Angeles County assessor roll lists 58 parcels with two or more units in ZIP code 91791 in West Covina, with 2,539 units between them. 16 hold two to four units and 42 hold five or more.
How old are the apartment buildings in 91791 West Covina?
The median build year is 1961. 47 of the 58 parcels, about 81%, were built in 1978 or earlier.
Are apartments in 91791 West Covina under rent control?
The City of Los Angeles rent ordinance does not cover 91791 West Covina. 47 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at. Where a city has no rent rule of its own, the state cap in AB 1482 covers most buildings more than 15 years old. Check with West Covina before you underwrite a rent roll, because local rules change.
How often do apartment buildings sell in 91791 West Covina?
5 parcels show a last recorded transfer in 2022, 5 in 2023 and 0 in 2024. A building that sold twice counts once, in its later year.
How long do owners hold apartment buildings in 91791 West Covina?
The median Prop 13 base year is 2003, and 16 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 91791 West Covina 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.
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.
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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 91791, West Covina," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/91791. 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.