2511 HERMOSA AVE.
Montrose, CA 91020 · APN 5807-018-014
UNITS
3
BUILDING SF
2,677
SF / UNIT
892
YEAR BUILT
1923
BEDROOMS
6
BATHROOMS
5
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.
Recent sales nearby.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
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ON HERMOSA AVE · ZIP 91020
SIMILAR SIZE AND ERA IN 91020
The short answers.
Is 2511 Hermosa 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 2511 Hermosa Ave have?
County records list 3 units at 2511 Hermosa Ave, classified as triplex across 2,677 square feet of building area, averaging about 892 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 2511 Hermosa Ave built?
The assessor roll gives a build year of 1923, 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 2511 Hermosa Ave last change hands?
The most recent transfer on the roll was recorded May 2019. 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 2511 Hermosa Ave assessed at, and is that what it is worth?
The current assessed value is $533,514 ($294,356 land, $239,158 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 36 years.
Would the owner of 2511 Hermosa Ave face a big tax bill on a sale?
Possibly. A base year going back roughly 36 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 2511 Hermosa 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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