4536 W 118TH ST.
Hawthorne, CA 90250 · APN 4044-019-031
UNITS
75
BUILDING SF
54,088
SF / UNIT
721
YEAR BUILT
1991
BEDROOMS
75
BATHROOMS
75
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.
OUTSIDE THE CITY OF LA ORDINANCE
The roll places this parcel in Hawthorne, 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 W 118TH ST · ZIP 90250
SIMILAR SIZE AND ERA IN 90250
The short answers.
Is 4536 W 118th St rent controlled?
The roll places this parcel in Hawthorne, 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 4536 W 118th St have?
County records list 75 units at 4536 W 118th St, classified as 5+ units across 54,088 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.
When was 4536 W 118th St built?
The assessor roll gives a build year of 1991, 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 4536 W 118th St last change hands?
The most recent transfer on the roll was recorded December 2015. 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 4536 W 118th St assessed at, and is that what it is worth?
The current assessed value is $8,674,906 ($1,237,825 land, $7,437,081 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 34 years.
Would the owner of 4536 W 118th St face a big tax bill on a sale?
Possibly. A base year going back roughly 34 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 4536 W 118th St 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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