Apartment buildings in Montebello
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.
Montebello has 1,636 parcels with two or more units, 9,049 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1951 or earlier, and 1,527, or 93%, in 1978 or earlier. 563 parcels, 34%, have not been reassessed on a sale since 1995 or earlier, and 109 last changed hands in 2024.
- Parcels with 2 or more units
- 1,636
- Units in those parcels
- 9,049
- Median year built
- 1951
- Built in 1978 or earlier
- 1,527
- Median Prop 13 base year
- 2003
- Base year 1995 or earlier
- 563
- Last transfer in 2024
- 109
What the buildings in Montebello look like.
Most of the apartment stock in Montebello is small. 1,252 of the 1,636 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 5.5 units. 8 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 | 1,252 | 77% |
| Five to nine units | 230 | 14% |
| 10 to 19 units | 83 | 5% |
| 20 to 49 units | 63 | 4% |
| 50 units or more | 8 | 0% |
How old they are.
Half the apartment parcels in Montebello were built in 1951 or earlier. 1,527 of 1,636, about 93%, went up in 1978 or before.
Across the 255 ZIP codes on this site that share is 89%, so Montebello 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 Montebello.
The City of Los Angeles rent ordinance does not cover Montebello. 1,527 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 Montebello before you underwrite a rent roll, because local rules change.
How long owners hold.
The median Prop 13 base year for apartment parcels in Montebello 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.
563 parcels, 34%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in Montebello 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, 129 apartment parcels in Montebello changed hands in 2022, 118 in 2023 and 109 in 2024.
That is 6.7% of the parcels here, against 7.3% across all 255 ZIP codes, so buildings here turned over at about the same rate as 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.
| Year | Parcels |
|---|---|
| 2022 | 129 |
| 2023 | 118 |
| 2024 | 109 |
The largest apartment buildings in Montebello.
- 630 Howard Ave, Montebello 90640320 units, built 1972
- 500 W Beverly Blvd, Montebello 90640224 units, built 1969
- 1635 Neil Armstrong St, Montebello 90640162 units, built 1971
- 140 N Montebello Blvd, Montebello 90640130 units, built 1986
- 821 N Wilcox Ave, Montebello 90640103 units, built 1971
- 2201 Via Campo, Montebello 9064075 units, built 2002
- 617 N Taylor Ave, Montebello 9064050 units, built 1971
- 752 Via Altamira, Montebello 9064050 units, built 1963
- 2115 W Victoria Ave, Montebello 9064044 units, built 1964
- 624 N Taylor Ave, Montebello 9064044 units, built 1972
- 641 Howard Ave, Montebello 9064044 units, built 1972
- 1221 W Lincoln Ave, Montebello 9064042 units, built 1969
See every apartment building in Montebello with units, square footage, year built and assessed value for each one.
Questions owners ask about Montebello.
How many apartment buildings are in Montebello?
The 2025 Los Angeles County assessor roll lists 1,636 parcels with two or more units in Montebello, with 9,049 units between them. 1,252 hold two to four units and 384 hold five or more.
How old are the apartment buildings in Montebello?
The median build year is 1951. 1,527 of the 1,636 parcels, about 93%, were built in 1978 or earlier.
Are apartments in Montebello under rent control?
The City of Los Angeles rent ordinance does not cover Montebello. 1,527 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 Montebello before you underwrite a rent roll, because local rules change.
How often do apartment buildings sell in Montebello?
129 parcels show a last recorded transfer in 2022, 118 in 2023 and 109 in 2024. A building that sold twice counts once, in its later year.
How long do owners hold apartment buildings in Montebello?
The median Prop 13 base year is 2003, and 563 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 Montebello 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.
/// ZIP CODES IN MONTEBELLO
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 Montebello," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/montebello. 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.