Los Angeles County property record for 13523 Biola Ave, La Mirada, CA 90638
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 1,947 sqft · built 1956 |
| Lot Size | 0.143 acres (6,246 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $2,685 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 8042-025-011 |
| Primary APN | 8042-025-011 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 10 Rooms |
| Stories | 1 Story |
| Building Area | 1,947 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1956 |
|---|---|
| Effective Year Built | Effective 1959 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Gravel |
| Lot Area | 6,246 sqft (0.143 acres) |
| Lot Dimensions | 105 ft deep x 60 ft wide |
| Garage Type | Attached |
| Heating System | Central |
|---|---|
| Water Source | Commercial |
| Street Address | 13523 BIOLA AVE |
|---|---|
| City | LA MIRADA |
| State | CA |
| Zip | 90638-2956 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LMR1* |
| Legal Description | TRACT # 21460 LOT 120 |
| Legal Subdivision | 21460 |
| Legal Tract | 21460 |
| Legal Block | 1 |
| Legal Lot Number | 120 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | WHITTIER |
| Census Block Group | 1 |
| Census Block | 1006 |
| Census Tract | 504002 |
13523 Biola Ave is owned and occupied by an individual who acquired it in August 2003.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 1419 W LA PALMA AVE, ANAHEIM, CA 92801-2819 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Single Person |
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 | Name on Deed |
|---|---|
| Last Transfer Date | Aug 4, 2003 |
| Transfer Doc | 0002269040 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 13523 Biola Ave was $2,685 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | La Mirada City |
| Unified School District | Norwalk-La Mirada Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $177,829 (+2%) Land $63,965 Building $113,864 | |
| 2025 | $2,685.00 Homeowner's exemption | $174,343 Land $62,711 Building $111,632 |
| 2023 | $2,530.00 (+1.81%) Homeowner's exemption | $167,576 Land $60,277 Building $107,299 |
| 2022 | $2,485.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 13523 Biola Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 13523 Biola 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 | SUBURBAN WATER SYSTEMS-LA MIRADA private · serves 57,240 people · EPA ID CA1910059 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Jul 2024 |
| Lead | Under 1 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| 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 772 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 5,000 / 5,000 |
| Spectrum Cable | 1,000 / 1,000 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, Verizon.
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