S.LOWENSTEIN
CALLVALUATION_
BUILDINGS/11045 FRUITLAND DR
/// BUILDING FILE · ROLL 2025

11045 FRUITLAND DR.

Los Angeles, CA 91604 · APN 2378-008-024

/// WHERE DO WE REACH YOU?

ONE EMAIL, USED TO KEEP THIS LIST AND TO TELL YOU IF A WATCHED BUILDING LISTS OR SELLS. UNSUBSCRIBE ANY TIME.

UNITS

24

BUILDING SF

18,720

SF / UNIT

780

YEAR BUILT

1983

BEDROOMS

25

BATHROOMS

25

USE · CODE 0500

5+ UNITS

/// OWN THIS BUILDING?

Leave an email and I will send you what it is worth today, in place and on turnover, from comps that closed within three blocks. Free, confidential, inside 48 hours, and no listing pitch until you ask for one.

This form saves what you type as you go, so you can come back to it.

/// ASSESSED VALUE
LAND$199,478
IMPROVEMENTS$1,974,541
TOTAL$2,174,019
LAND BASE YEAR1988
OWNERSHIP TENUREAPPROX. 38 YEARS

PROP 13 ASSESSED VALUES, USUALLY WELL BELOW MARKET ON LONG-HELD BUILDINGS.

/// LAST TRANSFER
RECORDEDJAN 10, 1989

No market sale detected on this parcel since 2021. The last recorded transfer may have been a refinance, trust move, or family transfer that didn't reset the Prop 13 base.

/// RENT CONTROL

LIKELY UNDER AB 1482 STATE CAP

Built 1983, inside the City of Los Angeles. Construction after 1 October 1978 is outside the RSO, so the statewide cap applies instead: 5% plus regional CPI, never more than 10% in a year.

AB 1482 VS RSO →INFERRED FROM PUBLIC RECORDS. VERIFY WITH LAHD / ZIMAS BEFORE RELYING ON IT.
/// ZIP 91604

Recent sales nearby.

12924 VALLEYHEART DR→DEC 2024EST.$1,675,000UNITS612918 VALLEYHEART DR→DEC 2024EST.$1,675,000UNITS612934 VALLEYHEART DR→DEC 2024EST.$2,550,000UNITS812200 MOORPARK ST→DEC 2024EST.$1,625,000UNITS412914 VALLEYHEART DR→DEC 2024EST.$1,970,000UNITS64180 ARCH DR→DEC 2024EST.$12,000,000UNITS364226 TUJUNGA AVE→DEC 2024EST.$1,325,000UNITS212021 HOFFMAN ST→NOV 2024EST.$1,495,000UNITS5

PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.

/// COMPARE

Buildings like this one.

ON FRUITLAND DR · ZIP 91604

10831 FRUITLAND DR→36 UNITS · BUILT 1965 · 5+ UNITS10849 FRUITLAND DR→24 UNITS · BUILT 2002 · 5+ UNITS10859 FRUITLAND DR→11 UNITS · BUILT 1979 · 5+ UNITS10863 FRUITLAND DR→4 UNITS · BUILT 1924 · FOURPLEX10864 FRUITLAND DR→2 UNITS · BUILT 1923 · DUPLEX10867 FRUITLAND DR→19 UNITS · BUILT 2023 · 5+ UNITS

SIMILAR SIZE AND ERA IN 91604

11059 FRUITLAND DR→21 UNITS · BUILT 1986 · 21,288 SF12021 VALLEYHEART DR→34 UNITS · BUILT 1972 · 38,888 SF12059 HOFFMAN ST→19 UNITS · BUILT 1987 · 18,392 SF12147 MOORPARK ST→15 UNITS · BUILT 1989 · 14,973 SF12222 MOORPARK ST→16 UNITS · BUILT 1995 · 22,507 SF12314 MOORPARK ST→26 UNITS · BUILT 1984 · 25,120 SF
EVERY BUILDING IN 91604 →
/// COMMON QUESTIONS · 11045 FRUITLAND DR

The short answers.

Is 11045 Fruitland Dr rent controlled?

Built 1983, inside the City of Los Angeles. Construction after 1 October 1978 is outside the RSO, so the statewide cap applies instead: 5% plus regional CPI, never more than 10% in a 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.

How many units does 11045 Fruitland Dr have?

County records list 24 units at 11045 Fruitland Dr, classified as 5+ units across 18,720 square feet of building area, averaging about 780 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.

When was 11045 Fruitland Dr built?

The assessor roll gives a build year of 1983, which is after the 1 October 1978 RSO cutoff. The ordinance turns on the certificate of occupancy rather than the roll's build year, so a building finished either side of that date is worth confirming with LAHD. Age drives more than character here. It sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.

When did 11045 Fruitland Dr last change hands?

The most recent transfer on the roll was recorded January 1989. Not every recorded transfer is a market sale: refinances, trust transfers, and family conveyances all appear in the same field, and those do not reset the assessed value.

What is 11045 Fruitland Dr assessed at, and is that what it is worth?

The current assessed value is $2,174,019 ($199,478 land, $1,974,541 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, and this one has held its base year for roughly 38 years.

Would the owner of 11045 Fruitland Dr face a big tax bill on a sale?

Possibly. A base year going back roughly 38 years usually means a low tax basis, and a low basis means a large taxable gain on a straight sale: capital gains plus depreciation recapture, with California taxing gains at ordinary income rates. It is also why long-held buildings so often sell through a 1031 exchange instead, or pass through an estate for the step-up in basis.

How do I find out what 11045 Fruitland Dr would sell for today?

Public records give you the frame, units, size, age, assessed value, and 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.

/// OWNER READING
WHAT IS MY BUILDING WORTH? →SELLING WITH TENANTS IN PLACE →HOW LA RSO WORKS →
/// INTERESTED IN THIS BUILDING?

Leave an email and I'll come back with what it is worth and whether the owner is likely to trade. It does not have to be for sale, and it does not have to be my listing.

This form saves what you type as you go, so you can come back to it.

Own this building?

FREE, CONFIDENTIAL VALUATION FROM CLOSED COMPS. 48H TURNAROUND.

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