Apartment buildings in South El Monte

What the buildings in South El Monte look like.

Most of the apartment stock in South El Monte is small. 365 of the 447 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 3.8 units. 1 parcel holds 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 South El Monte were built in 1947 or earlier. 408 of 447, about 91%, went up in 1978 or before.

Across the 255 ZIP codes on this site that share is 89%, so South El Monte 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 South El Monte.

The City of Los Angeles rent ordinance does not cover South El Monte. 408 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 South El Monte before you underwrite a rent roll, because local rules change.

How long owners hold.

The median Prop 13 base year for apartment parcels in South El Monte 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.

156 parcels, 35%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in South El Monte 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, 44 apartment parcels in South El Monte changed hands in 2022, 28 in 2023 and 46 in 2024.

That is 10.3% 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.