6656 BALBOA BLVD.
Los Angeles, CA 91406 · APN 2231-022-032
UNITS
4
BUILDING SF
6,845
SF / UNIT
1,711
YEAR BUILT
2020
BEDROOMS
12
BATHROOMS
12
USE · CODE 0400
FOURPLEX
Leave an email and I will send you what it is worth today, in place and on turnover, from comps that closed within three blocks. Free, confidential, inside 48 hours, and no listing pitch until you ask for one.
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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 EXEMPT (NEW CONSTRUCTION)
Built 2020, inside the City of Los Angeles. Buildings under 15 years old are exempt from AB 1482, and construction after 1 October 1978 is outside the RSO. The state cap applies once the building turns 15.
Recent sales nearby.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON BALBOA BLVD · ZIP 91406
SIMILAR SIZE AND ERA IN 91406
The short answers.
Is 6656 Balboa Blvd rent controlled?
Built 2020, inside the City of Los Angeles. Buildings under 15 years old are exempt from AB 1482, and construction after 1 October 1978 is outside the RSO. The state cap applies once the building turns 15. 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 6656 Balboa Blvd have?
County records list 4 units at 6656 Balboa Blvd, classified as fourplex across 6,845 square feet of building area, averaging about 1,711 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 6656 Balboa Blvd built?
The assessor roll gives a build year of 2020, 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 6656 Balboa Blvd last change hands?
The most recent transfer on the roll was recorded March 2021. 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 6656 Balboa Blvd assessed at, and is that what it is worth?
The current assessed value is $1,533,846 ($627,253 land, $906,593 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 21 years.
Would the owner of 6656 Balboa Blvd face a big tax bill on a sale?
Possibly. A base year going back roughly 21 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 6656 Balboa 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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