4635 FISHER ST.
Los Angeles, CA 90022 · APN 5235-013-028
UNITS
2
BUILDING SF
1,815
SF / UNIT
908
YEAR BUILT
1959
BEDROOMS
4
BATHROOMS
2
USE · CODE 0200
DUPLEX
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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.
OUTSIDE THE CITY OF LA ORDINANCE
The zoning record places this parcel in unincorporated Los Angeles County, not the City of Los Angeles, even though its mailing city reads "Los Angeles". The city's Rent Stabilization Ordinance does not reach it. Unincorporated county rentals fall under the County's own rent stabilization ordinance, which has its own coverage dates and rules, and the statewide AB 1482 cap applies where no stronger local rule does. Confirm the address with the County's Department of Consumer and Business Affairs before underwriting the rent roll.
Estimated sales nearby.
SALE DATES ARE RECORDED TRANSFERS; THE NEWEST HERE IS DEC 31, 2024.
PRICES ESTIMATED FROM ASSESSOR REASSESSMENT AT SALE (ASSESSED VALUE DEFLATED 2%/YR), NOT VERIFIED CLOSING PRICES.
Buildings like this one.
ON FISHER ST · ZIP 90022
SIMILAR SIZE AND ERA IN 90022
The short answers.
Is 4635 Fisher St rent controlled?
The zoning record places this parcel in unincorporated Los Angeles County, not the City of Los Angeles, even though its mailing city reads "Los Angeles". The city's Rent Stabilization Ordinance does not reach it. Unincorporated county rentals fall under the County's own rent stabilization ordinance, which has its own coverage dates and rules, and the statewide AB 1482 cap applies where no stronger local rule does. Confirm the address with the County's Department of Consumer and Business Affairs before underwriting the rent roll. 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 4635 Fisher St have?
County records list 2 units at 4635 Fisher St, classified as duplex across 1,815 square feet of building area, averaging about 908 square feet per unit. Unit counts on the roll can lag permitted conversions and unpermitted additions in both directions.
When was 4635 Fisher St built?
The assessor roll gives a build year of 1959, 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 4635 Fisher St last change hands?
The most recent transfer on the roll was recorded May 2002. 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 4635 Fisher St assessed at, and is that what it is worth?
The current assessed value is $339,902 ($186,948 land, $152,954 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 32 years.
Would the owner of 4635 Fisher St face a big tax bill on a sale?
Possibly. A base year going back roughly 32 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 4635 Fisher St 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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