20655 SHERMAN WAY.
Los Angeles, CA 91306 · APN 2113-017-017
20655 Sherman Way is a 54-unit apartment building in Los Angeles, CA 91306, built in 1980, with 32,446 square feet of building area, according to the Los Angeles County assessor roll (2025). Its assessed value is $2,809,510, which under Proposition 13 is usually well below what it would sell for. The most recent transfer on the roll was recorded July 2012. Rent control: likely under AB 1482 state cap.
UNITS
54
BUILDING SF
32,446
SF / UNIT
601
YEAR BUILT
1980
BEDROOMS
52
BATHROOMS
54
USE · CODE 0501
5+ UNITS
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PROP 13 ASSESSED VALUES, USUALLY WELL BELOW MARKET ON LONG-HELD BUILDINGS.
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.
LIKELY UNDER AB 1482 STATE CAP
Built 1980, 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.
Estimated sales nearby.
SALE DATES ARE RECORDED TRANSFERS; THE NEWEST HERE IS OCT 2, 2024.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON SHERMAN WAY · ZIP 91306
SIMILAR SIZE AND ERA IN 91306
The short answers.
Is 20655 Sherman Way rent controlled?
Built 1980, 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 20655 Sherman Way have?
County records list 54 units at 20655 Sherman Way, classified as 5+ units across 32,446 square feet of building area, averaging about 601 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 20655 Sherman Way built?
The assessor roll gives a build year of 1980, 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 20655 Sherman Way last change hands?
The most recent transfer on the roll was recorded July 2012. 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 20655 Sherman Way assessed at, and is that what it is worth?
The current assessed value is $2,809,510 ($1,180,807 land, $1,628,703 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 29 years.
Would the owner of 20655 Sherman Way face a big tax bill on a sale?
Possibly. A base year going back roughly 29 years usually means a long hold and 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. The base year is not proof of when the current owner bought, though: a building inherited from a parent before Proposition 19 took effect in February 2021 could keep the old base year while its tax basis was stepped up at death. Long-held buildings also often sell through a 1031 exchange, or pass through an estate for the step-up in basis.
How do I find out what 20655 Sherman Way 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.
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.
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