13523 Muscatine St, Arleta (Pacoima), CA 91331 Property Records

Los Angeles County property record for 13523 Muscatine St, Arleta, CA 91331

Property Summary

Property Type	Single Family Home
Details	3 bd · 3 ba · 1,745 sqft · built 1952
Lot Size	0.145 acres (6,300 sqft)
Owner	2 Company Names on Record
Tax Bill	$1,661 (2025)
Deeds & Mortgages	Jun 2021 Transfer Jun 2021 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`2627-002-013`

Property Details

APN / Parcel Number

Primary APN	`2627-002-013`

Interior

Bedrooms	3 Beds
Full Baths	3 Baths
Total Rooms	9 Rooms
Stories	1 Story
Building Area	1,745 sqft Living Area

Exterior

Year Built	Built 1952
Effective Year Built	Effective 1957
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	6,300 sqft (0.145 acres)
Lot Dimensions	100 ft deep x 63 ft wide
Garage Type	Attached

Utilities, Heating & Cooling

Cooling System	Evaporative
Heating System	Floor/Wall Furnace
Water Source	Commercial

Location & Zoning

Street Address	13523 MUSCATINE ST
City	ARLETA
State	CA
Zip	91331-6304
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LAR1
Legal Description	TRACT # 16204 LOT 8
Legal Subdivision	16204
Legal Tract	16204
Legal Block	3
Legal Lot Number	8
Jurisdiction	LOS ANGELES CA
Township / Civil Division	SAN FERNANDO VALLEY
Census Block Group	3
Census Block	3001
Census Tract	119700

Owner

Source: Los Angeles County records, as of August 25, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Company Names on Record
Mailing Address	13523 MUSCATINE ST, ARLETA, CA 91331-6304
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Borrower in Default

Deeds, Mortgages & Sale History

Date	Document
Jun 24, 2021	Intrafamily Transfer, Transfer PACIFIC COAST TITLE
Jun 24, 2021	Intrafamily Transfer, Transfer · Conventional Mortgage HOMETOWN EQUITY MORTGAGE

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Jun 30, 1993
Transfer Doc	0001530637
Record Updated	Oct 29, 2026

June 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 24, 2021
Property Address	13523 MUSCATINE ST, ARLETA, CA 91331-6304
Document Number	0000993785
Map Reference	MB 429 PG 22
Instrument Date	Jun 17, 2021
Instrument	21-0993785
Transaction Type	Transfer
Record Updated	Jun 7, 2023
Title Company	PACIFIC COAST TITLE

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust
Address	13523 MUSCATINE ST, ARLETA, CA 91331-6304

June 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 24, 2021
Property Address	13523 MUSCATINE ST, ARLETA, CA 91331-6304
Document Number	0000993783
Map Reference	MB 429 PG 22
Instrument Date	Jun 17, 2021
Instrument	21-0993783
Transaction Type	Transfer
Record Updated	Jul 2, 2021
Title Company	PACIFIC VA TITLE, PACIFIC COAST TITLE

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	13523 MUSCATINE ST, ARLETA, CA 91331-6304

Mortgage

Document Number	0000993784
Date	Jun 24, 2021
Instrument	21-0993784

Lender

Name	HOMETOWN EQUITY MORTGAGE
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Jul 1, 2051

Tax Assessment & Valuation

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Municipality	Los Angeles City
Unified School District	Los Angeles Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$114,488 (+2%) Land $38,901 Building $75,587
2025	$1,661.00 (+2.98%) Homeowner's exemption	$112,244 (+4.04%) Land $38,139 Building $74,105
2023	$1,613.00 (+4.2%) Homeowner's exemption	$107,887 Land $36,659 Building $71,228
2022	$1,548.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

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.

Wildfire

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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 860 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	7,000 / 7,000
Spectrum Cable	1,000 / 1,000
Verizon Fixed Wireless	300 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: AT&T, GeoLinks.

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