1160 N CONWELL AVE.
Covina, CA 91722 · APN 8408-021-002
UNITS
158
BUILDING SF
155,907
SF / UNIT
987
YEAR BUILT
1970
BEDROOMS
-
BATHROOMS
-
USE · CODE 0501
5+ UNITS
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PROP 13 ASSESSED VALUES, USUALLY WELL BELOW MARKET ON LONG-HELD BUILDINGS.
No market sale detected on this parcel since 2021. The last recorded transfer may have been a refinance, trust move, or family transfer that didn't reset the Prop 13 base.
OUTSIDE THE CITY OF LA ORDINANCE
The roll places this parcel in Covina, not the City of Los Angeles, so the city's Rent Stabilization Ordinance does not reach it. That is not the same as unregulated: Santa Monica, West Hollywood, Beverly Hills, Culver City, Inglewood, Pasadena, Glendale and others run their own stabilisation ordinances, unincorporated county parcels fall under the County's, and the statewide AB 1482 cap applies where no stronger local rule does. Check the local ordinance before underwriting the rent roll.
Recent sales nearby.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON N CONWELL AVE · ZIP 91722
SIMILAR SIZE AND ERA IN 91722
The short answers.
Is 1160 N Conwell Ave rent controlled?
The roll places this parcel in Covina, not the City of Los Angeles, so the city's Rent Stabilization Ordinance does not reach it. That is not the same as unregulated: Santa Monica, West Hollywood, Beverly Hills, Culver City, Inglewood, Pasadena, Glendale and others run their own stabilisation ordinances, unincorporated county parcels fall under the County's, and the statewide AB 1482 cap applies where no stronger local rule does. Check the local ordinance before underwriting the rent roll. This is an inference from public assessor records, not a determination. Confirm the certificate of occupancy date with the LA Housing Department or ZIMAS before you rely on it for pricing or notices.
How many units does 1160 N Conwell Ave have?
County records list 158 units at 1160 N Conwell Ave, classified as 5+ units across 155,907 square feet of building area, averaging about 987 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 1160 N Conwell Ave built?
The assessor roll gives a build year of 1970, which puts it in the stock old enough for the LA Rent Stabilization Ordinance to reach it, where the building sits inside City of Los Angeles limits. Age drives more than character here. It sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.
When did 1160 N Conwell Ave last change hands?
The most recent transfer on the roll was recorded December 2020. Not every recorded transfer is a market sale: refinances, trust transfers, and family conveyances all appear in the same field, and those do not reset the assessed value.
What is 1160 N Conwell Ave assessed at, and is that what it is worth?
The current assessed value is $34,708,945 ($14,975,039 land, $19,733,906 improvements). Assessed value is not market value. Under Proposition 13 it resets only on a change of ownership and then climbs about 2% a year, so a long-held building is often assessed far below what it would trade for, and this one has held its base year for roughly 10 years.
How do I find out what 1160 N Conwell Ave would sell for today?
Public records give you the frame, units, size, age, assessed value, and when it last traded, but pricing needs in-place rents, expenses, and the condition of the units, none of which appear in county data. A broker valuation puts closed comps and a rent survey against the actual rent roll. Shaya Lowenstein does that free for LA multifamily owners, typically within 48 hours, with no obligation to list.
Leave an email and I'll come back with what it is worth and whether the owner is likely to trade. It does not have to be for sale, and it does not have to be my listing.
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