15857 VICTORY BLVD.
Los Angeles, CA 91406 · APN 2233-013-001
UNITS
12
BUILDING SF
10,988
SF / UNIT
916
YEAR BUILT
1981
BEDROOMS
12
BATHROOMS
12
USE · CODE 0500
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.
LIKELY UNDER AB 1482 STATE CAP
Built 1981, inside the City of Los Angeles. Construction after 1 October 1978 is outside the RSO, so the statewide cap applies instead: 5% plus regional CPI, never more than 10% in a year.
Recent sales nearby.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
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ON VICTORY BLVD · ZIP 91406
SIMILAR SIZE AND ERA IN 91406
The short answers.
Is 15857 Victory Blvd rent controlled?
Built 1981, inside the City of Los Angeles. Construction after 1 October 1978 is outside the RSO, so the statewide cap applies instead: 5% plus regional CPI, never more than 10% in a 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.
How many units does 15857 Victory Blvd have?
County records list 12 units at 15857 Victory Blvd, classified as 5+ units across 10,988 square feet of building area, averaging about 916 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 15857 Victory Blvd built?
The assessor roll gives a build year of 1981, which is after the 1 October 1978 RSO cutoff. The ordinance turns on the certificate of occupancy rather than the roll's build year, so a building finished either side of that date is worth confirming with LAHD. Age drives more than character here. It sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.
When did 15857 Victory Blvd last change hands?
The most recent transfer on the roll was recorded March 2004. 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 15857 Victory Blvd assessed at, and is that what it is worth?
The current assessed value is $1,022,078 ($407,292 land, $614,786 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 26 years.
Would the owner of 15857 Victory Blvd face a big tax bill on a sale?
Possibly. A base year going back roughly 26 years usually means a low tax basis, and a low basis means a large taxable gain on a straight sale: capital gains plus depreciation recapture, with California taxing gains at ordinary income rates. It is also why long-held buildings so often sell through a 1031 exchange instead, or pass through an estate for the step-up in basis.
How do I find out what 15857 Victory Blvd 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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