Los Angeles, CA 90013 · APN 5148-009-015
UNITS
106
BUILDING SF
58,483
SF / UNIT
552
YEAR BUILT
2012
BEDROOMS
—
BATHROOMS
—
USE · CODE 0556
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.
Built 2012 — buildings under 15 years old are exempt from AB 1482; the state cap applies once the building turns 15.
Built 2012 — buildings under 15 years old are exempt from AB 1482; 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.
County records list 106 units at 456 S Main St, classified as 5+ units across 58,483 square feet of building area, averaging about 552 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 2012, 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 October 2024, at an estimated $2,054,000 — about $19,377 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 $2,054,000 ($1,700,000 land, $354,000 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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