Montebello, CA 90640 · APN 6346-028-035
UNITS
130
BUILDING SF
93,760
SF / UNIT
721
YEAR BUILT
1986
BEDROOMS
88
BATHROOMS
99
USE · CODE 0550
5+ UNITS
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 LA RSO coverage on these records — most California multifamily over 15 years old falls under the AB 1482 statewide cap of 5% plus CPI, never more than 10% per year.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR) — NOT VERIFIED CLOSING PRICES.
Outside LA RSO coverage on these records — most California multifamily over 15 years old falls under the AB 1482 statewide cap of 5% plus CPI, never more than 10% per year. 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.
County records list 130 units at 140 N Montebello Blvd, classified as 5+ units across 93,760 square feet of building area, averaging about 721 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
The assessor roll gives a build year of 1986, which is after the October 1978 RSO cutoff. Age drives more than character here: it sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.
The most recent transfer on the roll was recorded June 2017. 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.
The current assessed value is $27,645,153 ($4,038,836 land, $23,606,317 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.
Public records give you the frame — units, size, age, assessed value, 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.
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FREE, CONFIDENTIAL VALUATION FROM CLOSED COMPS — 48H TURNAROUND.
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