What are the steps on the sale side of a 1031 exchange?
- Talk with your CPA or attorney about whether an exchange fits your goals.
- Engage a qualified intermediary before the sale closes, and give escrow their details.
- Print the ZIMAS report and record the full zoning string, including RIO, POD or CDO suffixes.
- Confirm rent-rule coverage with the Los Angeles Housing Department.
- Assemble the rent roll, leases and expenses for buyer review.
- Pull permits for the building and any added units.
- Price the property on its income, condition and zoning, then list.
- Coordinate closing with escrow and the intermediary so proceeds go where the exchange requires.
What does an investor check on an Atwater Village property?
The zoning first. City GeoHub layers queried October 29, 2026, show one-family R1-1-RIO as the largest single zone east of the river, with RD, R3 and MR zones and commercial and industrial zones in parts. Several commercial strings along Glendale Boulevard and Los Feliz Boulevard carry the POD suffix.
| Designation | What it covers | Investor question |
|---|---|---|
| Atwater Village Pedestrian Oriented District | Parts of Glendale Boulevard and Los Feliz Boulevard (Ordinance No. 173,676) | Facade, setback and sign standards for commercial and mixed-use projects |
| River Improvement Overlay | Nearly all zoned land east of the river | A City Planning clearance before building permits for covered new construction and larger additions |
| Cypress Park & Glassell Park CDO | A small area at the southeastern edge | Design standards for new buildings and exterior work |
| Industrial zones (M) | Parts of the area | Permitted uses differ from residential zones |
The POD's project definition excludes buildings used entirely for residential dwelling units. On a mixed-use building, its rules cover the street-facing facade and setback, and the ordinance limits pole, roof and flashing signs. Confirm every designation on the parcel's own report.
How do rent rules affect an Atwater Village rental sale?
They shape the income a buyer can count on. The City says the RSO generally covers rental units built on or before October 1, 1978, including replacement units. A single-family house alone on its lot is generally not covered by the RSO, but LAHD notes that non-RSO rentals still carry rights and duties under the City's Just Cause Ordinance. A new owner of an RSO property must register it within 45 days. Have LAHD confirm coverage before you market the units.
What should be in the sale file?
- Rent roll, leases and any tenant notices
- Twelve months of operating expenses
- Permits for the building and any added units
- ZIMAS report with every suffix noted
- RSO registration status, if it applies
- Natural hazard results; parts of Atwater Village fall in a mapped Earthquake Fault Zone or liquefaction zone
- City report: LADBS requires City home sellers, with some exceptions, to give the buyer a Residential Property Report ($70.85 per report as of October 29, 2026); a report issued in the last six months can be reused, so check with LADBS before ordering.
What do transfer taxes look like on an investment sale?
LA County's documentary transfer tax is $1.10 per $1,000 of the sale price, and your escrow estimate shows the exact figure. For qualifying transactions closing after June 30, 2026, Los Angeles Measure ULA imposes an additional 4% tax when the value conveyed exceeds $5,400,000 but is below $10,900,000, or 5.5% when the value conveyed is $10,900,000 or more. The applicable ULA rate is calculated on the full gross value conveyed, not just the amount above the threshold. The City's 0.45% base transfer tax and the County documentary transfer tax are separate charges. Confirm the calculation and any applicable exemptions with your escrow officer.
The amount or rate of real estate commissions is not fixed by law. They are set by each broker individually and may be negotiable between the seller and broker.
Questions to bring to your CPA or attorney
- Whether the sale and the replacement property qualify for an exchange
- How the exchange deadlines apply to your dates
- How depreciation and any boot are treated
Atwater Village's eastern edge meets the City of Glendale line, and City of Los Angeles selling rules apply only to addresses inside LA City limits, so confirm the parcel on ZIMAS before relying on them.
Where can you read more?
- Selling a house in Atwater Village
- Selling an inherited Atwater Village house
- 1031 exchange services
- Investment property services
Sidney Manzo, CA DRE #01108914
In real estate since 1990 · RE/MAX Hall of Fame · Member, Pasadena Foothills Association of REALTORS® (PFAR) and California Association of REALTORS® (C.A.R.)
Brokerage: RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo · About Sidney
Questions
Atwater Village 1031 exchange questions
- Can I do a 1031 exchange when I sell my Atwater Village rental?
- Possibly. Ask your CPA or attorney whether the sale and the replacement property qualify, and engage a qualified intermediary before closing.
- When do I need a qualified intermediary?
- Before the sale closes. Your CPA or attorney explains the intermediary's role and the exchange rules.
- Is my Atwater Village rental covered by rent control?
- It depends on the building. The RSO generally covers rental units built on or before October 1, 1978, while a single-family home alone on its lot is generally exempt, though the City's Just Cause Ordinance may still apply.
- What is the Atwater Village Pedestrian Oriented District?
- It is a City district on parts of Glendale Boulevard and Los Feliz Boulevard, adopted by Ordinance No. 173,676, with facade, setback and sign standards for commercial and mixed-use projects.
- Does the River Improvement Overlay affect investment property?
- It can affect expansion. Covered new construction and larger additions need a City Planning clearance before a building permit, while repair work does not.
- Does Measure ULA apply to my investment property sale?
- It may, depending on the value conveyed. For qualifying closings after June 30, 2026, when the value conveyed exceeds the ULA thresholds, the 4% or 5.5% rate applies to the full gross value conveyed. Your escrow officer confirms the calculation and any exemptions.
- What documents do investors ask for?
- A rent roll, leases, operating expenses, permits and the zoning report. Having them ready supports the price.
- Can I sell a tenant-occupied building in Atwater Village?
- Yes. Tenants keep their lease rights, and showings follow the notice rules in the lease and the law.
Sources
Sources
- IRS, like-kind exchanges, real estate tax tips (accessed October 29, 2026)
- City GeoHub map services (Generalized Zoning, Pedestrian Oriented Districts, Community Design Overlay, Alquist-Priolo Fault Zones, Liquefaction; queried 2026-10-29) (accessed October 29, 2026)
- City Planning, Atwater Village Pedestrian Oriented District, Ordinance No. 173,676 (accessed October 29, 2026)
- City Planning, ZI-2358 River Improvement Overlay District (accessed October 29, 2026)
- City Planning, Cypress Park & Glassell Park CDO (accessed October 29, 2026)
- Los Angeles Housing Department, RSO overview (accessed October 29, 2026)
- ZIMAS (accessed October 29, 2026)
- LADBS, Residential Property Report (accessed October 29, 2026)
- LADBS, Residential Property Report application (Form 9, PDF; as of 2026-10-29) (accessed October 29, 2026)
- LA County documentary transfer tax (accessed October 29, 2026)
- LA City Finance, Measure ULA FAQ (accessed October 29, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Foothills Association of REALTORS® (PFAR) and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.