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Single Family ResidenceResidential
$354,848$218 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

454 S WASHINGTON ST

INDEPENDENCE, CA 93526
3
Beds
2
Baths
1,626 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.3 ac
Lot SizeThe size of the land the home sits on, from county records.
1971
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$355K
$339K low$371K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,449 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$217,001 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$68,526
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$148,475
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$212,747

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyINYO
Lot (acres)The size of the land the home sits on, from county records.0.30
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Owens Valley High School
High · Grades 9–12 · 0.3 mi
E
Owens Valley Elementary SchoolD+
Elementary · Grades KG–8 · 0.3 mi

District: Owens Valley Unified School District

Neighborhood · ZIP 93526These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.146
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.324

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.77%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.15%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.137
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$50,178
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$68,435
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.7 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

454 S Washington St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 77% of homes in Inyo County
  • Costs less per square foot than 87% of homes in Inyo County
  • Bigger than 76% of homes in Independence 93526
  • Has a bigger lot than 84% of homes in Independence 93526

What homes are worth in Independence 93526

Each bar is how many homes fall in that price range. The marker is this home.

This home
$95K$509K

This home is worth more than 69% of homes in Independence 93526.

How it measures up in Independence 93526

The dot is this home. The mark in the middle is the typical home in Independence 93526.

Estimated value$354,848
CheaperTypical $306,168Pricier

Pricier than 69% of homes nearby

Price per ft²$218
CheaperTypical $225Pricier

Pricier than 41% of homes nearby

Living area1,626 ft²
SmallerTypical 1,276 ft²Bigger

Bigger than 76% of homes nearby

Lot size0.3 ac
SmallerTypical 0.16 acBigger

Bigger than 84% of homes nearby

Year built1971
OlderTypical 1960Newer

Newer than 63% of homes nearby

How 454 S Washington St ranks against every home in each area.
MeasureThis homeIndependence 93526Inyo County
Estimated valuepricier than$354,84869% of homes23% of homes
Price per ft²pricier than$21841% of homes13% of homes
Living areabigger than1,626 ft²76% of homes60% of homes
Lot sizebigger than0.3 ac84% of homes57% of homes
Year builtnewer than197163% of homes48% of homes

About 454 S Washington St

How much is 454 S Washington St, Independence, CA worth?

The TopHap Estimate for 454 S Washington St, Independence, CA is $354,848 as of Sep 24, 2026. The likely range is $338,880 to $370,816. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 454 S Washington St, Independence, CA last sell?

454 S Washington St, Independence, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 454 S Washington St, Independence, CA?

454 S Washington St, Independence, CA has 3 bedrooms, 2 bathrooms, 1,626 square feet of living space and a 0.30-acre lot.

When was 454 S Washington St, Independence, CA built?

454 S Washington St, Independence, CA was built in 1971, making it 55 years old.

What schools serve 454 S Washington St, Independence, CA?

454 S Washington St, Independence, CA is assigned to Owens Valley High School (high); Owens Valley Elementary School (elementary), rated D+. All sit in Owens Valley Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 454 S Washington St, Independence, CA compare to other homes in Independence 93526?

Among the 357 homes in Independence 93526, it is worth more than 69% of them ($354,848 against a typical $306,168), its price per square foot is higher than 41% of them ($218 against a typical $225), it is bigger than 76% of them (1,626 ft² against a typical 1,276 ft²), its lot is bigger than 84% of them (0.3 ac against a typical 0.16 ac) and it is newer than 63% of them (1971 against a typical 1960). Measured against all of Inyo County, it is worth more than 23% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 454 S Washington St, Independence, CA?

The 2025 property tax bill for 454 S Washington St, Independence, CA was $2,449. The county assessed it at $217,001.

More homes on S Washington St

Closest homes

More homes in Independence 93526

Assigned schools

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