Los Angeles County property record for 13648 Dronfield Ave, Sylmar, CA 91342
| Property Type | Condominium |
|---|---|
| Details | 5 bd · 3 ba · 2,289 sqft · built 1996 |
| Lot Size | 2.49 acres (108,728 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $665,000 (May 2021) |
| Tax Bill | $11,426 (2025) |
| Deeds & Mortgages | May 2021 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 2502-022-089 |
| Primary APN | 2502-022-089 |
|---|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 3 Baths |
| Building Area | 2,289 sqft Living Area |
| Year Built | Built 1996 |
|---|---|
| Effective Year Built | Effective 1996 |
| Architectural Style | Condo/Apartment |
| Construction Type | Wood |
| Lot Area | 108,728 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 13648 DRONFIELD AVE |
|---|---|
| City | SYLMAR |
| State | CA |
| Zip | 91342-1447 |
| Property Category | Residential |
| Property Type | Residential > Condominium / Townhouse > Condominium |
| Local Zoning Code | LARD6 |
| Legal Description | TR=49904 LOTS 1 AND 2 CONDO UNIT 116 |
| Legal Subdivision | DRONFIELD ESTATES |
| Legal Tract | 49904 |
| Legal Block | 3 |
| Legal Lot Number | 1,2 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 3 |
| Census Block | 3006 |
| Census Tract | 106406 |
13648 Dronfield Ave, a condominium, is owned and occupied by two individuals who bought it in May 2021.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 13648 DRONFIELD AVE, SYLMAR, CA 91342-1447 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
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 Sale | May 11, 2021 · Amount on File |
| Deed Sale | May 11, 2021 · Amount on File |
| Prior Sale | Mar 3, 1998 · Amount on File |
| Deed Document Number | 2021753267 |
| Record Updated | Oct 29, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | May 11, 2021 |
| Property Address | 13648 DRONFIELD AVE, SYLMAR, CA 91342-1447 |
| Document Number | 0000753267 |
| Map Reference | MB 1215 PG 87&88 |
| Instrument Date | Apr 13, 2021 |
| Instrument | 21-0753267 |
| Transaction Type | Transfer |
| Record Updated | May 21, 2021 |
| Title Company | E-CHICAGO TITLE, CHICAGO TITLE |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants |
| Address | 13648 DRONFIELD AVE, SYLMAR, CA 91342-1447 |
| Document Number | 0000753268 |
|---|---|
| Date | May 11, 2021 |
| Instrument | 21-0753268 |
| Name | FAIRWAY INDEPENDENT MORTGAGE CORP |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Jun 1, 2051 |
The 2025 property tax bill for 13648 Dronfield Ave was $11,426.
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 | $734,209 (+2%) Land $416,346 Building $317,863 | |
| 2025 | $11,426.00 | $719,814 Land $408,183 Building $311,631 |
| 2023 | $11,138.00 (+3.72%) | $691,865 Land $392,334 Building $299,531 |
| 2022 | $10,739.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 13648 Dronfield 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.
Wildfire risk around 13648 Dronfield Ave is moderate, ranking above 50% of the US, with a 0.08% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 50% of the US · lower than 70% of California |
|---|---|
| Wildfire Likelihood | 0.08% annual chance |
| Exposure | Indirect 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 441 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 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, Verizon.
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