832 W 20TH ST.
Los Angeles, CA 90731 · APN 7462-015-056
UNITS
4
BUILDING SF
5,613
SF / UNIT
1,403
YEAR BUILT
1980
BEDROOMS
8
BATHROOMS
8
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 UNDER AB 1482 STATE CAP
Built 1980, 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.
Buildings like this one.
ON W 20TH ST · ZIP 90731
SIMILAR SIZE AND ERA IN 90731
The short answers.
Is 832 W 20th St rent controlled?
Built 1980, 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 832 W 20th St have?
County records list 4 units at 832 W 20th St, classified as fourplex across 5,613 square feet of building area, averaging about 1,403 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 832 W 20th St built?
The assessor roll gives a build year of 1980, 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 832 W 20th St last change hands?
The most recent transfer on the roll was recorded November 1993. 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 832 W 20th St assessed at, and is that what it is worth?
The current assessed value is $667,574 ($157,456 land, $510,118 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 32 years.
Would the owner of 832 W 20th St face a big tax bill on a sale?
Possibly. A base year going back roughly 32 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 832 W 20th 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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