390 N OAKLAND AVE.
Pasadena, CA 91101 · APN 5731-021-076
UNITS
24
BUILDING SF
22,012
SF / UNIT
917
YEAR BUILT
1989
BEDROOMS
36
BATHROOMS
34
USE · CODE 050V
LAND
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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.
Vacant / unimproved land.
Rent-control rules apply to occupied residential units, not raw land. What matters here is zoning, density programs like TOC and ED1, and what the dirt can carry.
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 OAKLAND AVE · ZIP 91101
The short answers.
How many units does 390 N Oakland Ave have?
County records list 24 units at 390 N Oakland Ave, classified as land across 22,012 square feet of building area, averaging about 917 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 390 N Oakland Ave built?
The assessor roll gives a build year of 1989, 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 390 N Oakland Ave last change hands?
The most recent transfer on the roll was recorded June 2001. 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 390 N Oakland Ave assessed at, and is that what it is worth?
The current assessed value is $2,245,184 ($662,998 land, $1,582,186 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 25 years.
Would the owner of 390 N Oakland Ave face a big tax bill on a sale?
Possibly. A base year going back roughly 25 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 390 N Oakland 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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