Los Angeles County property record for 116 Breeze Ave, Venice, CA 90291
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,338 sqft · built 1910 |
| Lot Size | 0.052 acres (2,251 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $4,422 (2025) |
| Deeds & Mortgages | Jul 2023 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 4238-001-012 |
| Primary APN | 4238-001-012 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,338 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1910 |
|---|---|
| Effective Year Built | Effective 1916 |
| Architectural Style | Conventional |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Composition Shingle |
| Lot Area | 2,251 sqft (0.052 acres) |
| Lot Dimensions | 75 ft deep x 30 ft wide |
| Heating System | Floor/Wall Furnace |
|---|
| Street Address | 116 BREEZE AVE |
|---|---|
| City | VENICE |
| State | CA |
| Zip | 90291-3331 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LARD1.5 |
| Legal Description | VENICE VIEW TRACT LOT 31 |
| Legal Subdivision | VENICE VIEW TRACT |
| Legal Block | 1 |
| Legal Lot Number | 31 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | LOS ANGELES |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 273403 |
116 Breeze Ave is held in a trust since October 1996.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 2429 CLARK AVE, VENICE, CA 90291-4707 |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Oct 7, 1996 |
| Transfer Doc | 0001955406 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Jul 28, 2023 |
| Property Address | 116 BREEZE AVE, VENICE, CA 90291-3331 |
| Document Number | 0000499442 |
| Map Reference | MB 5 PG 104 |
| Instrument Date | Jul 3, 2023 |
| Instrument | 23-0499442 |
| Transaction Type | Transfer |
| Record Updated | Aug 16, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Family Trust |
| Address | 2429 CLARK AVE, VENICE, CA 90291-4707 |
The 2025 property tax bill for 116 Breeze Ave was $4,422.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Los Angeles City |
| Unified School District | Los Angeles Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $359,612 (+2%) Land $143,882 Building $215,730 | |
| 2025 | $4,422.00 | $352,561 Land $141,061 Building $211,500 |
| 2023 | $4,281.00 (+4.72%) | $338,873 (+2%) Land $135,585 Building $203,288 |
| 2022 | $4,088.00 | $332,229 Land $132,927 Building $199,302 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 116 Breeze Ave in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 7 (15% premium discount) |
| Nearby Flood Policies | 6 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
The area around 116 Breeze Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | LOS ANGELES-CITY, DEPT. OF WATER & POWER serves 3,875,566 people · EPA ID CA1910067 |
|---|---|
| Water Source | Surface water |
| Lead | 4 ppb (2021–2023) action level 15 ppb |
| Water Quality | Treatment failure resolved · Jan 2018 |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 749 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 1,000 / 75 |
| Starlink Satellite | 280 / 30 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, Starry.
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