How do you sell a Glassell Park rental in a 1031 exchange?

1. Meet your CPA or tax attorney to confirm an exchange fits your goals.
2. Engage a qualified intermediary before you accept an offer.
3. Get a property-specific review of the property, its rents and its zoning.
4. Assemble the records listed below.
5. Plan tenant communication with a landlord-tenant attorney.
6. List, review offers with your advisers' timing in mind.
7. Close through escrow, with the intermediary's instructions in the file.

It shapes who buys and what they can plan. As of October 28, 2026, the City's generalized zoning inside the Glassell Park Neighborhood Council boundary includes R1, RE and A1 residential zones; pockets of RD2, RD1.5, R2 and R3; commercial and industrial zones near San Fernando Road, many carrying the River Improvement Overlay suffix "RIO"; and public facilities and open space. Read your exact zoning on ZIMAS and include it in the listing package.

Two local layers matter to a buyer planning work:

• Specific Plan. In the Mount Washington/Glassell Park Specific Plan area, no building or grading permit is issued for a multi-family project unless it meets the plan's Section 7 standards and receives a Project Permit under Section 8, unless a Section 5 exception applies; confirm with City Planning.
• Design overlay. The Cypress Park & Glassell Park Community Design Overlay (Ordinance No. 180,561, effective April 6, 2009) has its own Multi-family and Single Family sections; where "CDO" appears in the zoning, exterior work can need CDO clearance with the building permit.

A sale alone doesn't end a lease, and Los Angeles tenant rules are detailed. LAHD says the Rent Stabilization Ordinance generally covers rental units first built on or before October 1, 1978, with exemptions, so confirm the building's status with LAHD. Ask a landlord-tenant attorney before giving any notice, and plan showings with proper notice to tenants.

• ☐ Leases, rent roll, deposits and any rent-increase history
• ☐ RSO or other registration status from LAHD
• ☐ Operating costs: tax, insurance, utilities, repairs
• ☐ Permit history from LADBS building records
• ☐ ZIMAS printout of zoning and overlays
• ☐ Fire zone: Fire-hazard designations vary by parcel, so check yours on ZIMAS. In the Very High Fire Hazard Severity Zone, LAFD requires owners to keep brush cleared year-round within 200 feet of structures.
• ☐ 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 28, 2026); a report issued in the last six months can be reused, so check with LADBS before ordering.
• ☐ City line: Glassell Park's Neighborhood Council boundary 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.

From both the rent and the real estate. I compare recent sales of similar properties, then weigh the rent roll, lease terms, RSO status, zoning, lot, access and condition. A house that could be sold to an owner-occupant once vacant may draw a different buyer than one that will stay rented. My review is a broker opinion of price, not an appraisal.

As of October 28, 2026, a City of Los Angeles sale carries County transfer tax of $1.10 per $1,000 and City transfer tax of $2.25 per $500. 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. Intermediary, escrow and title fees vary.

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.

A 1031 exchange may let an investor defer tax when business or investment real property is exchanged for like-kind property; your CPA and qualified intermediary confirm whether and how it applies.

What to bring to your CPA or attorney: the purchase closing statement, records of improvements and depreciation, the current leases and rent roll, the draft sale terms, and the intermediary's agreement.

Sidney Manzo, CA DRE #01108914
In real estate since 1990 · RE/MAX Hall of Fame · Member, Pasadena Association of REALTORS® and California Association of REALTORS® (C.A.R.)
Brokerage: RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193

Related guides: selling a house in Glassell Park · selling a Glassell Park house as-is · relocating from Glassell Park · 1031 exchange sales in Mount Washington and Highland Park · investment property sales · can you sell a house with tenants in it?.