assassin's creed 4 havana fps

Amazon had this on sale so i picked it up last night. I am running it on max everything and getting some weird fluctuations. Running across the building tops im getting 45-62 fps. As soon as i leave havana its super solid 60fps. Ive seen it as low as 35 some areas.i have looked around and can not find a video with someone running a solid 60fps in havana with any combination of hardware. Is there anything you can do to make havana run higher. Or is this game that poorly optimized. Granted its not a first person shooter so its not that bad. Any suggestions will be greatly appreciated. Here is a funny thing if i turn the aa and ao off it seems to produce weaker fps. With everything on max it seems to do better? Specs are in the signature. Thanks.
 
i have been playing it and the actual game is pretty solid @60fps for the most part not really seeing it drop past 45 most of that was when i git into Havana and was just running around aimlessly when i was seeing the dips. And if i didn't have the counter on i don't think i would even notice.