West Covina, CA 91792 · APN 8743-026-006
UNITS
192
BUILDING SF
163,848
SF / UNIT
853
YEAR BUILT
1979
BEDROOMS
—
BATHROOMS
—
USE · CODE 0501
5+ UNITS
PROP 13 ASSESSED VALUES — USUALLY WELL BELOW MARKET ON LONG-HELD BUILDINGS.
PRICE ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE — NOT A VERIFIED CLOSING PRICE.
Outside LA RSO coverage on these records — most California multifamily over 15 years old falls under the AB 1482 statewide cap of 5% plus CPI, never more than 10% per year.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR) — NOT VERIFIED CLOSING PRICES.
Outside LA RSO coverage on these records — most California multifamily over 15 years old falls under the AB 1482 statewide cap of 5% plus CPI, never more than 10% per 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.
County records list 192 units at 1840 S Nelson St, classified as 5+ units across 163,848 square feet of building area, averaging about 853 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
The assessor roll gives a build year of 1979, which is after the October 1978 RSO cutoff. Age drives more than character here: it sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.
The last recorded transfer was March 2021, at an estimated $5,199,999 — about $27,083 per unit. That price is estimated from the Proposition 13 reassessment recorded at sale, not a verified closing price, so treat it as a close approximation rather than a confirmed figure.
The current assessed value is $5,628,646 ($4,546,214 land, $1,082,432 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.
Public records give you the frame — units, size, age, assessed value, 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.
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