About this home

4447 Ocean View Boulevard is a well maintained 20 unit multifamily asset located in the highly desirable Montrose submarket of Los Angeles. Built in 1963 and situated on a generous 31,478 SF lot, the property offers an attractive blend of stability, scale, and rental upside in one of the most supply constrained pockets of the Crescenta Valley. The building totals 16,369 square feet and provides 26 on site parking spaces, a rare amenity for the area. The unit mix(11) one bedroom/one bath units and (9) two bedroom/one bath units caters to the strong demand from local renters seeking quality housing near top rated schools, walkable retail, and major employment corridors. Current rents remain meaningfully below market, with the rent roll showing an achievable 20% rental upside based on the pro forma schedule included in the financials demonstrating a clear value add pathway supported by comparable market rents. Positioned along the Ocean View Boulevard corridor, the property benefits from excellent accessibility to Montrose Shopping Park, the 210 and 2 freeways, and the broader Glendale La Canada employment basin. The immediate neighborhood is characterized by clean streets, mature landscaping, and a mix of single family homes and low density multifamily buildings an environment that consistently attracts long term tenants and supports premium rent levels. With its combination of scale, location, operational stability, and clear value add potential, 4447 Ocean View Boulevard represents a compelling opportunity for investors seeking durable cash flow and long term appreciation in one of Los Angeles' most coveted suburban communities. The property has two lots, APN# 5810-009-033 & 5810-009-031.

Facts and features

Schools

• Mountain Avenue Elementary School

  elementary · K-6 · 0.5 mi

  9

• Rosemont Middle School

  middle · 7-8 · 0.8 mi

  8

• Crescenta Valley High School

  high · 9-12 · 1.0 mi

  10

• Elliott Institute Inc.

  elementary · K-12 · 0.3 mi

• Elliott Institute

  elementary · K-12 · 0.4 mi

• Holy Redeemer Middle School

  middle · 6-8 · 0.4 mi

Price history

• Oct 22, 2026 · Listing Removed—
• Sep 22, 2026 · Listed For Rent$1,900
• Sep 15, 2026 · Listed$5,750,000
• Aug 6, 2026 · Listing Removed—
• Jul 27, 2026 · Listing Removed—
• Jul 7, 2026 · Listed For Rent$1,900
• Jun 26, 2026 · Listing Removed—
• Jun 25, 2026 · Price Changed For Rent$2,400

Tax history

• 2025$36,754 tax · $2,977,633 assessed
• 2024$34,893 tax · $2,919,249 assessed
• 2023$33,186 tax · $2,805,893 assessed
• 2022$32,247 tax · $2,750,877 assessed
• 2021$31,635 tax · $2,696,939 assessed
• 2020$31,193 tax · $2,669,286 assessed
• 2019$30,468 tax · $2,616,948 assessed
• 2018$29,800 tax · $2,565,636 assessed

Where it is