6640 SYLMAR AVE.
Los Angeles, CA 91405 · APN 2237-003-019
UNITS
11
BUILDING SF
9,569
SF / UNIT
870
YEAR BUILT
1969
BEDROOMS
14
BATHROOMS
11
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 COVERED BY LA RSO
Built 1969 in the City of Los Angeles with 11 units. Multifamily inside city limits whose certificate of occupancy was issued on or before 1 October 1978 is generally under the Rent Stabilization Ordinance, which caps annual increases and restricts evictions to specific just causes. The roll carries a year built rather than that certificate date, so a building finished in late 1978 can fall either side of the line. Confirm the address with LAHD.
Recent sales nearby.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON SYLMAR AVE · ZIP 91405
SIMILAR SIZE AND ERA IN 91405
The short answers.
Is 6640 Sylmar Ave rent controlled?
Built 1969 in the City of Los Angeles with 11 units. Multifamily inside city limits whose certificate of occupancy was issued on or before 1 October 1978 is generally under the Rent Stabilization Ordinance, which caps annual increases and restricts evictions to specific just causes. The roll carries a year built rather than that certificate date, so a building finished in late 1978 can fall either side of the line. Confirm the address with LAHD. 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 6640 Sylmar Ave have?
County records list 11 units at 6640 Sylmar Ave, classified as 5+ units across 9,569 square feet of building area, averaging about 870 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 6640 Sylmar Ave built?
The assessor roll gives a build year of 1969, 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 6640 Sylmar Ave last change hands?
The most recent transfer on the roll was recorded July 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 6640 Sylmar Ave assessed at, and is that what it is worth?
The current assessed value is $1,052,746 ($315,817 land, $736,929 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 38 years.
Would the owner of 6640 Sylmar Ave face a big tax bill on a sale?
Possibly. A base year going back roughly 38 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 6640 Sylmar 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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