Mount Washington home and condo appraisals for estates, trusts, and taxes
Steep wooded hillside lots and winding streets above the Arroyo Seco
Mount Washington is a hillside neighborhood of Northeast Los Angeles, bordered by Eagle Rock, Highland Park, Cypress Park, and Glassell Park. It began in 1909 as Robert Marsh's subdivision around the Mount Washington Hotel, then reached by a funicular railway, and families here often need date-of-death or trust values for individual hillside houses where slope and access shape the analysis.
- Location
- Mount Washington is a community within the City of Los Angeles in the Hollywood, Central & Eastside LA region of Los Angeles County
- ZIP codes
- 90065, 90042
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in Mount Washington
Homes sit on irregular hillside lots along winding streets, and they span many building eras, from houses built in the years after the 1909 subdivision to recent construction. On the steepest streets, houses often sit well above or below the roadway, with decks, terraced yards, and limited parking. Eldred Street, on the northeast side, is counted among the steepest streets in Los Angeles. The 2000 census found Mount Washington the least densely populated neighborhood in Northeast Los Angeles, consistent with its hillside lots and winding streets.
What moves value in Mount Washington
Views of Downtown and the surrounding hills, privacy, and a usable yard drive value, while very steep access or limited parking can narrow the buyer pool. Proximity to Highland Park's commercial streets and the Southwest Museum Metro station adds appeal. Sales volume is modest, so comparables often come from similar hillside streets in nearby neighborhoods.
Neighborhoods and tracts
- San Rafael Avenue area
- Eldred Street area
- Cross Avenue area
- Moon Canyon area
- Southwest Museum station area
Local reference points: The world headquarters of the Self-Realization Fellowship, the historic Southwest Museum building on Museum Drive, Moon Canyon Park, and the Carlin G. Smith Recreation Area are local reference points.
Appraisal considerations in Mount Washington
Slope, street condition, usable lot area, and fire-hazard zoning are reviewed parcel by parcel, and decks, additions, and lower-level rooms are checked against permit records. Downslope and upslope houses are compared with similar configurations where possible. Vacant land is outside desktop scope, and a house with extensive unpermitted construction is better served by an inspection-based appraisal.
Our Mount Washington house has a large unpermitted lower level; how does that affect value?
Permitted living area and unpermitted space are treated differently. We report the permitted square footage, describe the additional space from your photos, and consider how buyers in similar hillside sales valued comparable spaces, noting the legalization risk in the report.
Reports we prepare for Mount Washington properties
Each is a certified desktop appraisal of a single-family home or condominium, as of a current or past date.
- Date-of-Death Appraisals
- Step-Up in Basis Appraisals
- Trust Administration Appraisals
- Estate Settlement & Estate Tax Appraisals
- Gift Tax Appraisals
- Prop 19 Parent-Child Transfer Appraisals
- Divorce & Date-of-Separation Appraisals
- Family Sale & Co-Owner Buyout Appraisals
- Retrospective Appraisals
Reviewed November 2026.
Need a value for a Mount Washington property?
Send the address and the date the value is needed for. We confirm the property and the fee within one business day; the report is delivered in 3+ business days.