2455 MONTROSE AVE.
Montrose, CA 91020 · APN 5807-015-053
2455 Montrose Ave is a 3-unit multifamily property in Montrose, CA 91020, built in 1927, with 2,063 square feet of building area, according to the Los Angeles County assessor roll (2025). Its assessed value is $497,237, which under Proposition 13 is usually well below what it would sell for. The most recent transfer on the roll was recorded May 2022. Rent control: rent control status not determined.
UNITS
3
BUILDING SF
2,063
SF / UNIT
688
YEAR BUILT
1927
BEDROOMS
4
BATHROOMS
3
USE · CODE 0300
TRIPLEX
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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.
RENT CONTROL STATUS NOT DETERMINED
The roll's city name for this parcel does not match a jurisdiction we recognise, and coverage turns on exactly those facts: the Rent Stabilization Ordinance reaches City of Los Angeles buildings of two or more units with a certificate of occupancy issued on or before 1 October 1978. Rather than guess, confirm the address with LAHD.
Estimated sales nearby.
SALE DATES ARE RECORDED TRANSFERS; THE NEWEST HERE IS NOV 21, 2024.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON MONTROSE AVE · ZIP 91020
SIMILAR SIZE AND ERA IN 91020
The short answers.
Is 2455 Montrose Ave rent controlled?
The roll's city name for this parcel does not match a jurisdiction we recognise, and coverage turns on exactly those facts: the Rent Stabilization Ordinance reaches City of Los Angeles buildings of two or more units with a certificate of occupancy issued on or before 1 October 1978. Rather than guess, confirm the address with LAHD. Confirm the address with the LA Housing Department or in ZIMAS before you rely on any assumption for pricing or notices.
How many units does 2455 Montrose Ave have?
County records list 3 units at 2455 Montrose Ave, classified as triplex across 2,063 square feet of building area, averaging about 688 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 2455 Montrose Ave built?
The assessor roll gives a build year of 1927, which puts it in the stock old enough for the LA Rent Stabilization Ordinance to reach it, where the building sits inside City of Los Angeles limits. Age drives more than character here. It sets rent-cap exposure, seismic retrofit obligations, and what a lender will underwrite.
When did 2455 Montrose Ave last change hands?
The most recent transfer on the roll was recorded May 2022. 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 2455 Montrose Ave assessed at, and is that what it is worth?
The current assessed value is $497,237 ($376,701 land, $120,536 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 25 years.
Would the owner of 2455 Montrose Ave face a big tax bill on a sale?
Possibly. A base year going back roughly 25 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 2455 Montrose Ave 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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