Bel Air · Los Angeles 90077 · APN 4379-012-034
A separately recorded lot in Tract 1033, with its own number, its own address and a 90077 ZIP code. 2,502.7 square feet of hillside on a street that was platted but never cut. Low to hold, cheap to own, and a genuine foothold in one of the most recognised postcodes in the country. Offers invited.
The size question
The parcel measures about 25 feet by 100 feet — 2,502.7 square feet, recorded as its own numbered lot on the Tract 1033 map back in the 1920s.
That matters, because the RE zone was written with lots like this one in mind. LAMC Sec. 12.07.01 expressly provides that lots may have less than the minimum width and area, and that a single-family dwelling is permitted on each such lot where it carries its own letter or number on a recorded Subdivision Tract Map. This parcel does. It is why 25-foot lots on the built streets nearby carry houses on them today.
That is the owner's reading of the published code rather than a determination by the City, and it says nothing about access, hillside limits or slope density — all covered further down. But on the question of size alone, the answer is favourable.
The record
Tract 1033 is a 1920s subdivision laid across the hills between Stone Canyon Reservoir and Beverly Glen. Its lanes — Latimer, Berwyn, Ridgetop, Bushrod, Cerrola, Basil and the rest — were platted at twenty feet wide and, for the most part, never cut. The tract spans twenty-six assessor pages. Almost none of it was ever built.
Scattered lots through the grid are already held by the City of Los Angeles Department of Water and Power and by the State. The land immediately west is the Stone Canyon Reservoir watershed.
Development stops where the paved streets stop. Houses along Basil Lane, Claray Drive and North Beverly Glen Boulevard sit within a few hundred feet of this parcel, but everything between them and it is unbuilt tract.
The play
Tract 1033 was carved into hundreds of small lots a century ago and sold off one at a time. They have stayed that way ever since — scattered among many owners, changing hands quietly, and trading for a fraction of what land costs anywhere else in 90077.
Parcels through the tract carry assessments in the low thousands to low tens of thousands, and property tax follows. A position here can be built slowly, without the carrying cost that makes most Los Angeles land speculation painful.
With this many parcels in this many hands, something is usually available. A patient buyer assembling a contiguous run controls a meaningful piece of hillside rather than a single sliver — and contiguous ground is worth considerably more than the sum of its parts.
Latimer Lane exists on the recorded map and is what gives this parcel its address. It was never graded, but it is not private land in the way. Access here is an engineering and cost question rather than a permanent bar.
The Santa Monica Mountains Conservancy and the Mountains Recreation and Conservation Authority have spent decades acquiring exactly this kind of parcel for habitat connectivity. Lots through this tract are already held by the City's water utility and by the State.
None of that is a promise that a house gets built here. It is the reason people have been buying these lots for a hundred years, and the reason they are still worth owning.
Before you offer
Land at this price attracts buyers who have been burned before. Everything known about this parcel is set out below, favourable and otherwise, so that an offer can be made with open eyes.
LAMC Sec. 12.07.01 provides that lots in the RE zone may have less than the minimum width and area, and that a single-family dwelling is permitted on each such lot where it carries its own letter or number on a recorded Subdivision Tract Map or Parcel Map. This parcel is Lot 21 of Block 62 on recorded Tract 1033, so it meets that description — which is why 25-foot lots on the built streets nearby carry houses on them.
This is the owner's reading of the published code, not a determination by the City, and it does not address access, hillside limits or slope density. Confirm it with Los Angeles City Planning.
The street exists on the recorded tract map and gives the parcel its address. It was never graded, paved or accepted by the City. There is no vehicular access to this lot.
Los Angeles applies minimum roadway width and street dedication standards to hillside construction under LAMC Sec. 12.21 C.10(i). A buyer intending to build should treat road construction as a precondition, not a detail.
The owner has driven out to it. From the road the parcel is hidden behind a steep rise, so there is no view of it on approach. On foot the ground is forested, and there are no stakes, markers or fencing of any kind — nothing to indicate where one lot ends and the next begins.
Mapping puts the parcel a few hundred feet beyond the end of the nearest paved street. Anyone serious about it should walk it with a surveyor rather than trust a map pin.
No water, power, sewer or gas serve the parcel. Bringing services up an unbuilt lane would be a project in its own right.
The lot sits in a designated Hillside Area and within the Bel Air–Beverly Crest Hillside Construction Regulation District (ZI-2467), which restricts grading volumes and haul routes. Buyers should independently confirm fire hazard severity zone status and the access standards the Fire Department would apply.
The parcel is zoned RE40 and designated Minimum Residential on the General Plan land use map. Unlike many parcels in these old hillside tracts, there is no conflict between the two designations to resolve.
Lot 21 of Block 62 exists as its own recorded parcel under Tract 1033, with an assigned address and an active, current tax status. Whatever else is true of it, it is a real and separately conveyable piece of land.
Sources — Los Angeles County Office of the Assessor (AIN 4379-012-034) and Assessor's Map Book 4379 Page 12 · City of Los Angeles ZIMAS, Address/Legal and Planning & Zoning records.
All information is provided in good faith and believed accurate, but is not warranted. Buyer to independently verify zoning, buildability, access, boundaries, utilities and all other material facts. Seller is not a licensed real estate agent and this is not an offer of agency.
For sale by owner
Offers invited
No asking price, because the right number depends on who you are. If you own land nearby, if you're building a position in Tract 1033, or if you simply want your name on a recorded lot in 90077 — make an offer and you'll get a straight answer, quickly.
Make an offerted.acu@protonmail.com